• ♦Manual Notice 2006-2
• ►1. Introduction
  • ►1. Preface
    • ♦Purpose
    • ♦Manual Organization
    • ♦Acronyms Used in This Manual
    • ♦The “Prompt Payment Law”
  • ►2. The Appraisal Reviewer
    • ♦Characteristics and Qualifications
    • ♦District Appraisal Reviewers
    • ♦Right of Way Division Appraisal Reviewers
  • ►3. Preparing Right of Way Acquisition Estimates for New Projects
    • ♦Overview
    • ♦Preparing Project Data Information
  • ►4. Appraisals for Design Purposes
    • ♦Procedure
• ►2. Operating Procedures
  • ►1. Introduction
    • ♦Number of Appraisals
    • ♦Market Data Files
  • ►2. Appraiser Qualifications & Evaluations
    • ♦Selecting Appraisers
    • ♦Appraiser Application Approval Committee
    • ♦Qualifications
    • ♦Evaluation of Fee Appraisers
    • ♦Fee Appraiser Disqualification
    • ♦Fee Appraiser Administrative Appeal Process
    • ♦Evaluation of District Appraisal Reviewers
  • ►3. Use of Fee and Staff Appraisers
    • ♦General
    • ♦Fee Appraiser Contracts
    • ♦Fees for Appraisers
  • ►4. Technical or Engineering Services
    • ♦Overview
    • ♦Mandatory Data
    • ♦Fees for Technical Experts
    • ♦Expert Witnesses
    • ♦Fees for Expert Witnesses
  • ►5. Assigning Appraisals
    • ♦General
    • ♦Scope of Work Development
    • ♦Instructions and Materials Furnished to the Appraiser
    • ♦Five-Year Sales History
  • ►6. Independent Appraisals
    • ♦General
  • ►7. Confidentiality of Appraisals
    • ♦General
  • ►8. Working with Property Owners
    • ♦Contacting Property Owners
    • ♦Refusal to Permit Entry for Appraisal Purposes
  • ►9. Reappraisals
    • ♦Procedure
  • ►10. Property Adjustment Work
    • ♦Policy
  • ►11. Economic Adjustments
    • ♦Policy
• ►3. Valuation - Legal Aspects & Policy
  • ►1. General
    • ♦Overview
    • ♦Purpose of Appraisals
    • ♦Market Value Defined
    • ♦Appraisal and Appraisal Review Standards
  • ►2. Legal Instructions - Personalty and Realty
    • ♦Policy
    • ♦Criteria
  • ►3. Legal Instructions - Noncompensable Items
    • ♦Policy
  • ►4. Legal Instructions - Damages and Enhancements
    • ♦Policy
    • ♦Control of Access Rights
  • ►5. Procedures on Appraisals of Specific Types & Situations
    • ♦Advertising Sign Interests
    • ♦Advertising Sign Sites
    • ♦Americans with Disabilities Act (ADA)
    • ♦Bisected Improvements
    • ♦Canals or Irrigation Lines in Private Ownership
    • ♦Cemeteries
    • ♦Channel, Private, and Temporary Easements
    • ♦County, City, State, or Federal Property
    • ♦Crop Allotments
    • ♦Crops, Timber, Orchards, and Nursery Stock
    • ♦Donated Parcels
    • ♦Driveways and Entrances
    • ♦Environmental and Hazardous Material Issues
    • ♦Exempt Damages (Cost to Cure)
    • ♦Fencing
    • ♦Irrigated Land
    • ♦Lessee-Owned Improvements (Excluding Advertising Signs)
    • ♦Lessor-Lessee Interests (Estates)
    • ♦Minerals
    • ♦Mitigation
    • ♦Mobile Homes as Realty
    • ♦Multiple Remainders
    • ♦Oil Wells
    • ♦Partial Acquisitions
    • ♦Passes
    • ♦Potential Subdivision
    • ♦Project Influence
    • ♦Public Roads, Streets, and Alleyways
    • ♦Public Utility Easements
    • ♦School Properties
    • ♦Utility Lines Having a Private Function
    • ♦Utility- and Railroad- Owned Land
    • ♦Water Wells
• ►4. Appraisal & Evaluation Forms
  • ►1. General
    • ♦Forms
  • ►2. Form ROW-A-6, Real Estate Appraisal Report
    • ♦Usage
    • ♦Instructions
  • ►3. Form ROW-A-5, Real Estate Appraisal Report
    • ♦Usage
    • ♦Page Numbering
    • ♦Section One: Identification, Definitions, and Certification
    • ♦Section Two: Photographs, Neighborhood, Site, And Improvement Analysis
    • ♦Section Three: Analysis of Whole Property
    • ♦Section Four: Analysis Of The Part To Be Acquired
    • ♦Section Five: Analysis Of Remainder Property
    • ♦Section Six: Compensation Summary
    • ♦Section Seven: Addendum
  • ►4. Form ROW-A-7, Real Estate Value Finding Report
    • ♦Usage
    • ♦Instructions
  • ►5. Form ROW-A-8, Memorandum of Value Determination
    • ♦Usage
  • ►6. Miscellaneous Forms for Use in Appraisal and Evaluation
    • ♦Form ROW-A-9, Property Classification Agreement
    • ♦Form ROW-A-10D, Tabulation of Values (Value Determination)
    • ♦Form ROW-A-11, Declaration of Personal Property
    • ♦Form ROW-A-12, Advertising Sign Computations
    • ♦Form ROW-A-13, Declaration as to Method of Handling of Mobile Home
    • ♦Form ROW-A-PVD, Parcel Value Determination for LPA’s
• ►5. Appraisal Review
  • ♦1. Appraisal Review Requirements
  • ►2. Reviewing Personnel
    • ♦Procedure
  • ►3. Reviewing and the Right of Way Map
    • ♦Procedure
  • ►4. Reviewing for Completeness of Reports
    • ♦Procedure
  • ►5. Consistency in Land Values
    • ♦Policy
  • ►6. Variances in Component Values
    • ♦Policy
  • ►7. “Uneconomic Remainders”
    • ♦Policy
    • ♦Procedure
  • ►8. Reviewing the Appraisal of the Remainder After
    • ♦Procedure
  • ►9. Reviewing for Compensability
    • ♦Procedure
  • ►10. Reviewing the Appraisal of Lessee Interests
    • ♦Procedure
  • ►11. Reviewing Updated Values
    • ♦Procedure
• ►6. Establishing Right of Way Values
  • ►1. Form ROW-A-10, Tabulation of Values
    • ♦Form Usage
  • ►2. Approved Values
    • ♦Procedure
  • ►3. Overlooked Items of Value
    • ♦Procedure
  • ►4. Revision in Approved Values for Negotiation
    • ♦Procedure
  • ►5. Cancellation of Approved Values
    • ♦Procedure
• ►7. Eminent Domain - State Acquisition
  • ►1. General
    • ♦Policy
  • ►2. Recommendation of Appraisers and Expert Witnesses
    • ♦Procedure
  • ►3. Updated or New Appraisal Reports
    • ♦Procedure
  • ►4. Updated Values
    • ♦Procedure
  • ►5. Special Commissioners’ Award and Settlement Value Analyses
    • ♦Procedure
  • ►6. Pre-Mediation Conference and Mediation Procedures
    • ♦General
  • ►7. Comparable Sales Subsequent to the “Date of Taking”
    • ♦Procedure
• ►8. LPA Acquisition with State Participation
  • ►1. General
    • ♦90-10 Canals Having a Private Function
    • ♦90-10 Right of Way Fencing
    • ♦Values for School Properties on 90-10 Projects
    • ♦90-10 Utility Lines Having a Private Function
    • ♦90-10 Advertising Signs
    • ♦90-10 Supplement
  • ►2. Appraisal Guidelines for LPAs
    • ♦Informational Notice to Owners Required
    • ♦Pre-appraisal Contact/Interview
    • ♦Establishment of Just Compensation Required
    • ♦Policies on Use of Appraisers
    • ♦Appraisal Standards
    • ♦Appraisal Review Requirements
    • ♦Policies on Appraisal and State Acquisition of Improvements
    • ♦Updating Offer of Just Compensation
  • ►3. Establishing Values
    • ♦Establishing 90-10 Right of Way Values
    • ♦Values for Improvements
    • ♦Exceptions to Requirement for Establishing Values
    • ♦Retention Values for Improvements
    • ♦LPA to Recommend Values
    • ♦Use of Technical Expert
  • ►4. LPA Recommends Values
    • ♦Requirements
    • ♦Current Market Values Essential
    • ♦Forms for LPA’s Submission of Values
    • ♦LPA’s Preparation of Form ROW-A-10
    • ♦LPA’s Submission to District Office
    • ♦District’s Review of LPA’s Value
    • ♦Acquiring Additional Information or Appraisals
    • ♦District’s Recommended Values
  • ►5. State Establishes Value
    • ♦State’s Appraisals to Establish Values
    • ♦Value Findings
  • ►6. District’s Submission of Recommended Values
    • ♦District’s Review of Appraisals and Preparation of Form ROW-A-10
    • ♦Data to be Submitted to ROW Division
  • ►7. State’s Approved Values
    • ♦Approval of Recommended Values
    • ♦Notification to LPA of Approved Values
  • ►8. Eminent Domain in LPA Acquisition
    • ♦LPA Use of State’s Appraisals and Appraisers in Condemnation
    • ♦LPA Use of Expert Witness/Technical Expert
• ►9. Special Site Appraisal Situations
  • ►1. Introduction
    • ♦Purpose
    • ♦Requirements
  • ►2. Appraisal of New Engineering, Maintenance Sites, and Dredge Disposal Sites
    • ♦Procedure
  • ►3. Appraisal of Surplus Engineering, Maintenance, and Dredge Disposal Sites To Be Sold
    • ♦Procedure
  • ►4. Appraisal of Surplus Real Property To Be Sold: ROW, Easements, Access Rights, Roadside Parks, and Material Sites
    • ♦Procedure
  • ►5. Evaluation of Real Property To Be Exchanged: ROW, Easements, Access Rights, Roadside Parks, and Material Sites
    • ♦Procedure
  • ►6. Engineering, Maintenance or Surplus Sites
    • ♦Appraisals
    • ♦Fees
  • ►7. Leasing Appraisal and Valuation of State-owned Property
    • ♦Usage
  • ►8. Aviation Division Land Acquisition Procedures
    • ♦Overview
  • ►9. Fee in Lieu of Mitigation
    • ♦Agreement Development and Approval
    • ♦Administrative Procedures for Payments for Fee in Lieu Agreements
• ►A. Pre-Appraisal Contact/Interview Procedures
  • ►1. Overview
    • ♦Responsibility
    • ♦Procedures
  • ♦2. Guidelines on Completing Form ROW-A-PAC
• ►B. Appraisal Review Guide and Corrections Report
  • ♦1. Appraisal Review Guide
  • ♦2. Appraisal Corrections Report

ROW Appraisal and Review Manual

May 2006

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