Eminent domain and right-of-way appraisalWhen NCDOT, a municipality, or a utility takes part of your property, the question is not just what the taken strip is worth. It is what the whole property was worth before, what the remainder is worth after, and what the difference is. That difference is the damages, and it is where these cases are won and lost. The before-and-after analysisValue the entire property as it stood before the taking, at its highest and best use. Then value what is left afterward, taking into account the new boundary, changed access, changed shape, changed frontage, and any loss of utility. The award should reflect the whole difference, not the square footage inside the take lines. Damages to the remainderA taking of a tenth of an acre can cost far more than a tenth of an acre of value. Loss of driveway access, a parking count that no longer meets zoning, a setback that makes a building site unbuildable, a lot that drops below the minimum size, drainage pushed onto what is left. Each of those has to be identified, then measured against market evidence rather than asserted. Written to be read by the other sideEminent domain reports get reviewed by opposing counsel and often by a second appraiser. That changes the work. Every adjustment carries its support. Every comparable is verified with a party to the transaction where possible. The workfile is kept so it can be produced. Who this is for
Talk it throughCall 984-360-8050 or email claude@globalappraisal.net. If you have the plan sheets or the offer letter, send them. An early look often tells you whether there is a real damages argument before you spend money finding out. |