Section 2: Evaluation and Estimate FormsAnchor: #i1003267
Residential Property Evaluation (Form ROW-R-106)
Tabulate residential property evaluations and index numbers on form ROW-R-106 Residential Property Evaluation for comparable properties. This form shall be used to collect data on properties for sale or rent, and shall be included with the corresponding form ROW-R-107 Supplemental Payment Estimate, Replacement Housing as supporting documentation.
Number the forms consecutively; no two having the same number on a project. Comparables used in submissions for supplements must be available, and must meet the standard for DSS dwellings. If form ROW-R-106 Residential Property Evaluation was previously submitted, it must be updated within four months of computing the current supplement.
Update forms ROW-R-106 Residential Property Evaluation with respect to features, like property improvements and dwelling age, which can affect the index. If little or no change occurred, it is satisfactory to revise the information and inspection date on the old form.
Completed forms ROW-R-106 Residential Property Evaluation are filed according to RCSJ numbers. If it is desirable to use a comparable property from one project for another project, make reference (on form ROW-R-107 Supplemental Payment Estimate, Replacement Housing) to the RCSJ where the comparable is located.
In the improvements section of the form, describe the quality, condition, and yard improvements categories using the same terminology as shown on the Development of Index Numbers chart. Use the chronological dwelling age, not the effective age. The dwelling square footage is that used for living purposes. It does not include porches, garages, or outside utility and storage areas.
In the remarks section of the form, include notes of unusual features such as those that enhance or detract from the value or livability of the property, explanations of variances from the norm in indexing, explanation of a high or low listed sales price, and type of neighborhood. Include a photograph which clearly depicts the comparable dwelling. Include utility costs in the remarks section with individual utility services itemized.Anchor: #FFGKMMLJ
Supplemental Payment Estimate, Replacement Housing (Form ROW-R-107)
ROW PD shall submit the replacement housing supplement on form ROW-R-107 Supplemental Payment Estimate, Replacement Housing to the ROW Program Office for compliance review and approval date entry in ROWIS, even if the supplement is zero. The claimant’s names on the form shall agree with payee names in requests for payments submitted later. For a husband and wife, include both on page 1 of the form. Similarly, when there are several displacees from a single dwelling and a head of household cannot be identified, include all displacee names on page 1 of the form.
Comparable dwellings must be available at the time of supplement calculation. Tabulate these dwellings on form ROW-R-107 Supplemental Payment Estimate, Replacement Housing in the housing or rent supplement sections. Properties available at the time of supplement calculation may not be available at the time of acquisition. At the time the displacee is required to move, a comparable replacement dwelling shall be available to him at or below the selling price of TxDOT’s selected comparable; otherwise, the supplement shall be recalculated. Analyze comparables and use the most appropriate property to determine the cost to purchase or rent comparable replacement housing.
Any variances or unusual circumstances shall be included on page 2 of form ROW-R-107 Supplemental Payment Estimate, Replacement Housing. The remarks shall not simply repeat information from form ROW-R-106 Residential Property Evaluation, but shall support and elaborate on all of the facts pertinent to the subject property.
When applicable, form ROW-R-107 Supplemental Payment Estimate, Replacement Housing shall include an itemization of values of excess land and improvements carved-out from the parcel acquisition cost. Form ROW-R-CARV Carveout Calculation Worksheet shall be completed and attached to form ROW-R-107 Supplemental Payment Estimate, Replacement Housing when these calculations have been made.
In the remarks section of form ROW-R-107 Supplemental Payment Estimate, Replacement Housing, include the estimated average monthly utility costs at the displacement dwelling, with individual values itemized. In multiple ownership cases, also include information such as the relationship of living heirs, or if a deceased owner dies testate or intestate. When a tenant is related to the property owner, explain the tenant-landlord relationship and identify the value of any services being rendered in place of actual rent.
When there are multiple residential units on a parcel, record the displacement unit number (e.g., apartment building) on form ROW-R-107 Supplemental Payment Estimate, Replacement Housing. Also, record the month and year the displacee began occupancy. In the case of a subsequent or late residential occupant, record the day, month and year of initial occupancy.