Agmt01 County of San Mateo - Laserfiche WebLink

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Section D - Standards and Content 1. Appraisal. The term "appraisal" as used herein, is a written statement setting forth an opinion of the market value of an adequately described property as of a specified date, supported by the presentation and analysis of relevant data. 2. Appraisal Data. Each appraisal report must be sufficiently supported by pertinent factual data and in such detail as to reveal that the appraiser has made an adequate study and analysis of property value data in the area involved, that he/she has considered all pertinent and reliable data, and that he/she has used sound, logical reasoning in developing the conclusions as to the fair market value of the property involved. Such conclusions will be based upon acceptable appraisal techniques and standards. 3. Appraisals for Easement Takings. The appr/isal will reflect the restrictive elements of the easement to be acquired and the potential effect of such elements on the highest and best use. Full details with respect to any interference with the highest and best use of the property affected must be explained and supported. a. Valuation of Temporar~ Easement Takings: Right of way requirements for such items as detours and temporary construction areas will be valued by the loss of utility and desirability, of the encumbered area and other affected portions, for the period needed. This loss may be expressed as a discounted land rental for the period of the loss of owner's actual use of the area. The period of loss of owner's actual use of the area may vary considerably. For example, actual use of a parking lot may be lost only during actual construction. Conversely, the loss may occur for the full term of the agreement if a commemial property is precluded from development or profitable use until the termination date. Describe the basis of valuation and term of loss of actual use. Damages for restorative work after termination may also be necessary. b. Valuation of Permanent Easement Takings: Permanent requirements of less than fee title, such as drainage easements, will be valued by the loss of utility and desirability before and after the imposition of the encumbrance. This loss may be expressed as a percentage of unencumbered fee value. The requirement may also involve improvements and possible damages and special benefits to the remaining property. Care must be exercised that easements existing within the subject fee acquisition are properly valued and that double payment is not proposed for easement replacement requirements. 4. Partial Taking. Where the taking involves only a part of the property, the appraiser will estimate the severance damages and special benefits to the remainder, if any, including reasoning and market data to support the conclusion. The "before" and "after" method of 5 of 10 Appendix "B"