• ♦Manual Notice 2023-1
• ►1. Introduction
  • ►1. Preface
    • ♦Purpose
    • ♦Manual Organization
    • ♦Acronyms and Abbreviations Used in This Manual
    • ♦Definitions Used in This Manual
    • ♦The “Prompt Payment Law”
  • ►2. The Review Appraiser
    • ♦Qualifications of the Review Appraiser
    • ♦Functions of Review Appraisers
    • ♦ROW Program Office Review Appraisers
  • ►3. Preparing Right of Way Acquisition Estimates for New Projects
    • ♦Overview
    • ♦Preparing Project Data Information
  • ►4. Cost Estimates for Design Purposes
    • ♦Procedure
• ►2. Operating Procedures
  • ►1. Introduction
    • ♦Overview
    • ♦Type of Appraisals
    • ♦Number of Appraisals
    • ♦Market Data Files
  • ►2. Appraiser Qualifications & Evaluations
    • ♦Selecting Appraisers
    • ♦Types of Appraisers
    • ♦Assignment Type by Appraiser Classification
    • ♦Fee Appraiser Qualification Process
    • ♦Becoming a TxDOT Department Certified Appraiser
    • ♦Becoming a TxDOT PREAS Contract Appraiser
    • ♦PREAS Appraiser Qualification Process
    • ♦PREAS Contract Terms
    • ♦Appraiser’s Compensation
    • ♦Work Authorizations
    • ♦Additional Work
    • ♦Changes in Work Due to Errors
    • ♦Supplemental Agreements / Work Authorizations
    • ♦Suspension of a Work Authorization
    • ♦Subcontracting
    • ♦Fee Appraiser Contract Termination
    • ♦Evaluation of PREAS Contract Appraisers
    • ♦Staff Appraiser Qualifications
  • ►3. Certified Appraiser Process
    • ♦General
    • ♦Legal Guidance
    • ♦Creating a Work Authorization
    • ♦Receipt of Appraisal
  • ►4. Other Services
    • ♦Overview
    • ♦Mandatory Data
    • ♦Fees
  • ►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
    • ♦Impairment to Access-Damages
  • ►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
    • ♦Convenience Stores
    • ♦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
    • ♦Lessor-Lessee Interests (Estates)
    • ♦Minerals
    • ♦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-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 Property Description
    • ♦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. 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. LPA Appraisal Guidelines
    • ♦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
  • ►4. LPA Recommends Values
    • ♦Requirements
    • ♦Current Market Values Essential
    • ♦Forms for LPA Submission of Values
    • ♦LPA Preparation of Form ROW-A-10
    • ♦LPA Submission to ROW PD
    • ♦ROW PD Review of LPA Values
    • ♦Acquiring Additional Information or Appraisals
    • ♦ROW PD Recommended Values
  • ►5. State Establishes Value
    • ♦State’s Appraisals to Establish Values
    • ♦Value Findings
  • ►6. ROW PD Submission of Recommended Values
    • ♦ROW PD Review of Appraisals and Preparation of Form ROW-A-10
    • ♦Data to be Submitted to the ROW Program Office
  • ►7. State Approved Values
    • ♦Approval of Recommended Values
    • ♦Notification to LPA of Approved Values
  • ►8. Eminent Domain in LPA Acquisition
    • ♦LPA Use of State 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 for Disposition of Engineering, Maintenance, and Dredge Disposal Sites
    • ♦Procedure
  • ►4. Appraisal for Disposition of Real Property: 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
    • ♦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

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Section 5: Consistency in Land Values

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Policy

Consistency in land values for similar parcels must be maintained in order to assure fair and equal treatment for all parcel owners. Consequently, the review appraiser should determine that the land value being recommended for any one parcel is consistent with values previously recommended for similar parcels, not only on the subject project, but also on adjoining projects.

In keeping with this objective, new appraisals indicating an increase in land values (including those for eminent domain proceedings and revised values for similar parcels not negotiated) are to be considered.