Table of Contents
A. Data Documentation and Appraisal Reporting Standards
Part IV Factual Data After Acquisition 76
A-20. Legal Description. The legal description of the remainder property shall be included. If a legal description of the remainder property is not available, appraisers may develop their own by utilizing the before acquisition legal description and excepting from it the legal description of the real estate acquired by the government.
If the estate acquired is less than a fee interest (e. g., an easement), the legal description under A-11 may be referenced and the legal description of the property encumbered by the estate acquired should be included. If lengthy, it should be referenced and included in the report's addenda.
A-21. Neighborhood Factors. The appraiser shall describe the government project for which the property is being acquired and its impact, if any, on the neighborhood and the remainder property. The degree of detail regarding the government's project included in this section should relate directly to the complexity of the government's project and its impact on the remainder property. 77 The aspects of the government's construction that will result in damages to the remainder property should especially be described in detail.
A-22. Property Data:
A-22a. Site. The appraiser shall describe the remainder site, 78 paying particular attention to the shape, size, available utilities, and available access to the remainder site.
A-22b. Improvements. The appraiser shall describe those improvements remaining in whole or in part. 79
A-22c. Fixtures. The appraiser shall describe those fixtures remaining. 80
A-22d. History. If the appraisal is prepared after the date of acquisition, the appraiser shall report the utilization of the remainder property since the date of acquisition as well as any sales or rentals of the remainder property. 81
A-22e. Assessed Value and Tax Load. The appraiser should estimate what the assessed value and annual tax load will be on the remainder property. This estimate is particularly critical if the income capitalization approach is to be utilized in estimating the value of the remainder property. In this connection, discussions with local assessing authorities are often helpful in making these estimates.
A-22f. Zoning and Other Land Use Regulations. The appraiser shall report the influence of zoning and other land use regulations on the remainder property. 82 Specific attention should be given to the probability of a rezone, either up or down, of the property caused by the government's project and the possibility that, because of the acquisition, the remainder property has become non-conforming to land use regulations, in areas such as lot area requirements, setbacks, and off-street parking.
76. This part of these Standards is applicable only in partial acquisition appraisals. The descriptions included in these sections should specifically relate to the remainder property.
77. For example, if the government's acquisition was a fee acquisition of a portion of the property for inclusion in a wildlife refuge without any substantial construction, the description of the overnment's project could probably be brief. If, on the other hand, the government's acquisition was a permanent easement through the parcel for construction of a flood control levee with associated temporary construction easements, a detailed description of the government's project may be necessary. Such a description might include such things as height of the levee; width at the base and at the top of the levee; degree of side slopes of the levee; finish material (e. g., rip rap, seeded soil) of the slopes; any provisions for access over the levee; any provisions for drainage; duration of temporary construction easements and the use to which the government will put the easement areas during construction; anticipated condition of the temporary construction easement areas at termination; and anticipated impact on future flooding, as compared to historical flooding.
78. For the required elements of description, See Section A-13a.
79. Ibid., Section A-13b.
80. Ibid., Section A-13c.
81. For content requirements, See Sections A-13d, e, and f.
82. Ibid., Section A-13h.
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