Author Archive | Michael Rikon

Creative Approaches to Solving Difficult Appraisal Problems

          We start any evaluation of a parcel which has been taken by the exercise of eminent domain by the application of the overriding principal of the concept of highest and best use.           The concept of highest and best use is well founded in appraisal practice.  Regardless of whether property has been condemned, in valuing any parcel of real estate an appraiser must make a highest and best use of the land analysis as though the property were vacant and as though it were improved.  This is an essential… read more

Posted in Highest and Best Use, Uncategorized, Unusual Land
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MONKEY BUSINESS WITH THE ADVANCE PAYMENT

          New York’s Eminent Domain Procedure Law (EDPL) provides that a condemnor must make an advance payment to a former owner in the amount of its highest approved appraisal.  (EDPL Sec. 304).           The statute contemplated payment of the advance payment to the owner except in three circumstances: (1) Where there is a potential conflict of title or dispute as to who is entitled to receive the payment; (2) where more than 90 days have passed following vesting of title in the condemnor and an agreement has not been reached;… read more

Posted in Advance Payment Agreement, Advance Payments, Distribution Proceeding, Uncategorized
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PIPELINES RAISE CRITICAL AND WELL-FOUNDED CONCERNS.

          The Supreme Court has agreed to take up a dispute over a natural gas pipeline’s crossing of the Appalachian Trail.  Developers of the Atlantic Coast Pipeline fought a 4th U.S. Circuit Court of Appeals ruling that found that the Forest Service lacked the ability to authorize the project to run under the trial.  The joint owners, Dominion Energy, Duke Energy and Southern Company, stated, “We are confident in our arguments, and those of the Solicitor General, and are hopeful the Supreme Court will overturn the Fourth Circuit’s decision and… read more

Posted in Appalachian Trail, Keystone Pipeline, Pipelines, Uncategorized
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DAMAGES FOR FLOODING ARE ALL WET IN A CONDEMNATION PROCEEDING.

          The First Department handed down an interesting decision distinguishing an eminent domain claim from a tort claim.  In 82 Willis, LLC v The City of New York, ____ AD3d ____ [1st Dept 2019], 2019 NY Slip Op 08162, the Claimant filed a claim pursuant to EDPL Sec. 503 in the condemnation proceeding asserting a taking for an easement over its lot.  When it submitted its appraisal, it sought damages for flooding after rainfall.  The City moved to strike the appraisal on the basis that the flooding damages do not… read more

Posted in Flooding, Inverse Condemnation, Tort Claim for Flooding, Uncategorized
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OH MY, THE KEYSTONE PIPELINE IS LEAKING

          You remember the Keystone Pipeline.  President Trump signed an Executive Order on January 24, 2017 reviving the Keystone XL and Dakota Access Pipeline projects.  Former President Barak Obama rejected the Keystone 1,179-mile pipeline in 2015.           When he signed the Order, Mr. Trump recited that the pipeline would bring 28,000 construction jobs.  But according to the New York Times, “studies showed that the pipeline would not have a momentous impact on jobs.”  New York Times, January 24, 2017.  The President also indicated that he would renegotiate the terms with… read more

Posted in Keystone Pipeline, Leaking Pipelines, Uncategorized
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