Real Estate Program Manual (REPM)

Intro | Chapter 1: Project Development | Chapter 2: Appraisal | Chapter 3: Acquisition | Chapter 4: Litigation | Chapter 5: Relocation | Chapter 6: Property Management | Chapter 7: Finance | Chapter 8: Quality Assurance Review | Chapter 9: Contamination Guide | Definitions | Index | Forms

REPM

The REPM is a tool to benefit WisDOT Real Estate staff and our business partners in understanding and applying policies, guidelines and practices of the WisDOT highway real estate acquisition program. It is meant for the use of WisDOT Real Estate staff and consultants ONLY and includes publication of WisDOT/Real Estate approved forms and related documents. Materials in this manual require use of Acrobat® Reader™.

Notes:

  • For convenience, immediately following general 'Table of Contents' heading, each REPM chapter is saved in whole as a stand-alone PDF. The detailed/expanded 'Table of Contents' is listed further below with additional links and descriptions of each separate section, sub-section, subject and topic.
  • View REPM in its entirety (all 400+ pages) for the most efficient and all-inclusive search results. Tip: To search/find information, press ctrl + f to bring up find box, then enter any key word/key phrase and look for hits.
  • For guidance and forms specific to local public agency right of way acquisition processes, see Local Public Agency (LPA) Manual for Right of Way Acquisition.

General 'Table of Contents'

Introduction
Chapter 1: Project Development
Chapter 2: Appraisal
Chapter 3: Acquisition
Chapter 4: Litigation
Chapter 5: Relocation
Chapter 6: Property Management
Chapter 7: Finance
Chapter 8: Quality Assurance Review
Chapter 9: Contamination Guide
Definitions
Index

Updates (key REPM form and language updates remain posted for 6 months)

REPM form updates (see full list of all current approved REPM forms)

REPM language updates

  • Chapter 5/Sub-Section 5.3.6 Relocation Advisory Services (02/17) - update identifies a 60 day timeframe of displacee appeals to WisDOT after written denial notification; this is a change permissible under federal code.
  • Sections 2.9; 2.10; 3.1; 3.3; 3.4; 3.5; 3.6; 3.8; 4.2; 6.4; and 6.5 (12/16) - each section has minor updates due to having READS step-by-step processes being removed; READS step-by-step processes will instead will be found only within the READS reference and training manual.
  • Section 6.5 Surplus Land Disposal (03/17) - significant updates to surplus valuation methods and processes are described in this section; also see related surplus appraisal forms (RE1046; RE1006; RE1008; Average Unit of Comparison Valuation Spreadsheet; and, Assessed Valuation Method Spreadsheet - as linked above); additional updates have been included throughout this section specific to surplus land disposal processes, associated letters and template documents.
  • Section 7.0 Making Payment Requests (12/16) - removed step-by-step READS specific processing activities, updated miscellaneous areas as needed, rearranged sentences and paragraphs for better flow, and included some expanded definitions specific to payment types.


    Detailed/Expanded 'Table of Contents'

    Tip: Use (ctrl + f) for finding text quickly; search on whole chapters or individual sections.

    Introduction

    Chapter One: Project Development

    1.1 Real Estate Cost Estimating

    • 1.1.1 Definitions
    • 1.1.2 General Information
    • 1.1.3 Reporting
    • 1.1.4 Comparison to Similar, Historical Projects
    • 1.1.5 Appreciation Factor
      • Level 1: Program Estimate
      • Level 2: Base Estimate
      • Level 3: Build-Out Estimate
      • Level 4: Not to Exceed Estimate
      • Level 5: Project Cost Allocation - Encumbrance

    1.2 Open Records

    1.3 Encumbrances and Contract Change Orders

    • 1.3.1 Introduction
    • 1.3.2 Encumbrance Process
      • 1.3.2.1 Project Cost Allocation Instructions
    • 1.3.3 Contract Change Order Process

    1.4 Early Authorization of Project ID 1.4.1 Allowable Expenses Prior to Relocation Order Approval

    • 1.4.2 Additional Requirements if Federal Funds in R/W

    1.5 Functional Replacement

    • 1.5.1 State or Federal Participation
    • 1.5.2 Process

    1.6 Right of Way Plats and Relocation Order

    • 1.6.1 Estimates
    • 1.6.2 Interest Acquired
    • 1.6.3 Right of Way Plat
    • 1.6.4 Relocation Orders
    • 1.6.5 Printing Requirements
    • 1.6.6 Federal Funding
    • 1.6.7 Approval Notification
    • 1.6.8 Recordkeeping

    1.7 Contracting for Real Estate Services

    • 1.7.0 General Overview
      • 1.7.0.1 Roles, Authority and Contract Types
      • 1.7.0.2 Processes Specific to WisDOT Real Estate
    • 1.7.1 Purchase Contracts (Chapter 16) Overview
      • 1.7.1.1 Purchase Contracts for Real Estate
      • 1.7.1.2 Purchasing Real Estate (RE) Title Services
    • 1.7.2 Master Contracts (Chapter 84) Overview
      • 1.7.2.1 Master Contracts for Real Estate
      • 1.7.2.2 Appraisal/Appraisal Review Services (Low-Bid "Cost Per Unit")
      • 1.7.2.3 Full Service and Other Specialty Real Estate Services
    • 1.7.3 Real Estate Contracting for Services Summary

    1.8 WisDOT Relocation Incentive Program

    • 1.8.0 Policy and Guidance
    • 1.8.1 Procedures
      • 1.8.1.1 Approvals
      • 1.8.1.2 Regional Processes
      • 1.8.1.3 Real Estate Vacancy Timetable and Payment Schedule
    • 1.8.2 Summary

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    Chapter Two: Appraisal

    2.0 Electronic Appraisal Materials

    See using READS esubmit - for appraisal consultants

    • 2.0.1 Preparing Electronic Appraisals and Related Documents
    • 2.0.2 Esubmit Access
    • 2.0.3 Submitting Electronic Appraisals and Related Materials
      • 2.0.3.1 Confirmation Page
      • 2.0.3.2 Email Notification
      • 2.0.3.3 Revising Appraisals and Related Materials
      • 2.0.3.4 Error Messages

    2.1 General Appraisal Policy​

    2.2 Rules of Just Compensation, Part Taken and General Report Information

    • 2.2.1 Separate Entity
    • 2.2.2 Contributory Value of Part Taken
    • 2.2.3 Special Benefits
    • 2.2.4 General Information Required

    2.3 Approaches to Value

    2.4 Appraisal Field Work

    • 2.4.1 Owner Interview and Comments
    • 2.4.2 Inspection of Land Improvements and Structures
      • 2.4.2.1 Residential Improvements and Structures
      • 2.4.2.2 Agricultural Improvements and Structures
      • 2.4.2.3 Commercial/Industrial Improvements and Structures
        • 2.4.2.3.1 Determination of Fixtures
    • 2.4.3 Cost Estimates

    2.5 Project Data Book (PDB)

    • 2.5.1 Sales Data Collection
    • 2.5.2 Sales Data Verification
    • 2.5.3 Sales Data Analysis
    • 2.5.4 Comparable Sales Data
      • 2.5.4.1 Comparable Sales Data Sheet Instructions

    2.6 Appraisal Formats

    • 2.6.1 Appraisal Standards
    • 2.6.2 Definitions
    • 2.6.3 Classification of WisDOT Appraisals
    • 2.6.4 General Requirements for all Appraisals
    • 2.6.5 Short Format Summary Appraisal
    • 2.6.6 Standard Abbreviated Format Appraisal
    • 2.6.7 Standard Before and After (or Detailed) Appraisal
    • 2.6.8 Instructions - Standard Abbreviated, and Standard Before & After (or Detailed) Appraisals

    2.7 Special Improvements

    • 2.7.1 Fencing
    • 2.7.2 Driveways
    • 2.7.3 Septic Systems
    • 2.7.4 Landscaping
    • 2.7.5 Drain Tile and Irrigation Systems
    • 2.7.6 Valuation of Mineral and Timber Rights
    • 2.7.7 Signs
    • 2.7.8 Sign Sites
      • 2.7.8.1 Example of Payments for Acquired Sign Sites
    • 2.7.9 Leasehold Interests

    2.8 Common Appraisal Problems

    • 2.8.1 Highest and Best Use
      • 2.8.1.1 Interim Use
      • 2.8.1.2 Zoning and Probability of Rezoning
    • 2.8.2 Proximity
    • 2.8.3 Change of Grade
    • 2.8.4 Access Rights
    • 2.8.5 Circuity of Travel
    • 2.8.6 Special Benefits
    • 2.8.7 Determination of Larger (Entire) Parcel
    • 2.8.8 Carve Out's
    • 2.8.9 Easement Valuation
      • 2.8.9.1 Highway Easements
      • 2.8.9.2 Permanent Limited Easements
      • 2.8.9.3 Temporary Limited Easements
      • 2.8.9.4 Construction Permits
      • 2.8.9.5 Consistency

    2.9 Offering Price

    • 2.9.1 Summary of Values
    • 2.9.2 Uneconomic Remnants
    • 2.9.3 Alternate Offers
    • 2.9.4 Revisions to Offering Price

    2.10 Waiver of Appraisal Provision

    • 2.10.1 General Policy
    • 2.10.2 Waiver of Appraisal Identification
    • 2.10.3 Preparation of Project Data Book (PDB)
    • 2.10.4 Waiver of Appraisal Preparation
    • 2.10.5 Waiver of Appraisal Negotiations
    • 2.10.6 Converting a Waiver of Appraisal into an Appraisal
    • 2.10.7 READS Entry for Nominal Acquisitions

    2.11 Early Appraisal Procedure

    2.12 Review Appraisers Standards, Responsibilities and Qualifications

    • 2.12.1 Standards and Requirements for Review
    • 2.12.2 Responsibility
    • 2.12.3 Functions of Review Appraisers
    • 2.12.4 Delegated Authority and Qualifications of Regional Staff Reviewers
    • 2.12.5 Delegated Authority and Qualifications of BTS-RE Staff Review Appraisers
    • 2.12.6 Importance of Appraisal Review
    • 2.12.7 Use of Fee (or Contract) Review Appraisers

    2.13 Appraisal Review Guidelines

    • 2.13.1 Purpose
    • 2.13.2 Overview of Appraisal Review Process
    • 2.13.3 Functions of Regional and BTS-RE Review Appraisers
    • 2.13.4 Objective Phase Appraisal
    • 2.13.5 Subjective Phase (by Review Appraiser)
    • 2.13.6 Technical Review
    • 2.13.7 Valuation Conclusion
    • 2.13.8 Requests for Revisions
    • 2.13.9 Divergent Values - Two Appraisals
    • 2.13.10 Appraisal Review Report
    • 2.13.11 Valuation Consistency
    • 2.13.12 Non-Compensable Items
    • 2.13.13 Property Owner Appraisals
    • 2.13.14 Appraisal Updating
    • 2.13.15 Poor Performance by Appraiser
    • 2.13.16 Appraiser Performance Evaluation Form

    2.14 Real Estate Project Management Conference

    • 2.14.1 Project Management Conference Agenda

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    Chapter Three: Acquisition

    See how to re-size appraisal images

    3.1 Negotiation Procedures

    • 3.1.1 Requirements for R/W Acquisition
      • 3.1.1.1 Relocation Order
      • 3.1.1.2 Offering Price Approval
      • 3.1.1.3 Acquisition Restrictions
    • 3.1.2 Negotiation Requirements
    • 3.1.3 Owner Contact
    • 3.1.4 Preparing for Negotiation
    • 3.1.5 Formal Negotiations
    • 3.1.6 Owner's Appraisal
    • 3.1.7 Related Issues

    3.2 Early and Advanced Acquisitions

    • 3.2.1 Introduction
    • 3.2.2 Early Acquisition Process
    • 3.2.3 Hardship and Protective Purchase Process (Advanced Acquisition)
      • 3.2.3.1 Use of Condemnation
      • 3.2.3.2 R/W Plat and Relocation Order Requirements
      • 3.2.3.3 Advanced Acquisition Criteria
      • 3.2.3.4 Procedure for Hardships or Protective Purchases
      • 3.2.3.5 Denial of Hardship Request

    3.3 Alternate Offers and Changes to Original Offering Price

    • 3.3.1 Alternate Offers
      • 3.3.1.1 Uneconomic Remnants
      • 3.3.1.2 Economic Remnants
    • 3.3.2 Changes to Original Offering

    3.4 Donations, Temporary Interests, and Right of Entry Easements

    • 3.4.1 Donations
    • 3.4.2 Temporary Limited Easements and Construction Permits
    • 3.4.3 Temporary Right of Entry Easement

    3.5 Conveyance of Documents

    • 3.5.1 Recording Documents
    • 3.5.2 Notarization or Acknowledgement
    • 3.5.3 Signing, Witnessing and Acknowledging
    • 3.5.4 Signature Line Examples
    • 3.5.5 Minors and Guardians
    • 3.5.6 Incompetent Persons
    • 3.5.7 Power of Attorney
    • 3.5.8 Persons Unable to Write
    • 3.5.9 Trusts
    • 3.5.10 Estates
    • 3.5.11 Partnerships
      • 3.5.11.1 General Partnerships
      • 3.5.11.2 Limited Partnerships
    • 3.5.12 Corporations
      • 3.5.12.1 Private Corporations
      • 3.5.12.2 Public Corporations
    • 3.5.13 School Boards
      • 3.5.13.1 Common or Union School Districts
      • 3.5.13.2 Unified School Districts
    • 3.5.14 Cemetery Associations
    • 3.5.15 Religious or Fraternal Societies and Churches
    • 3.5.16 Cooperatives
    • 3.5.17 Land Contracts
    • 3.5.18 Federal Land Transfers

    3.6 Parcel Closing Procedures

    • 3.6.1 Satisfaction of Mortgage, Partial Release and Other Liens updated 09/16
    • 3.6.2 Closing Statements and Payment Procedures
    • 3.6.3 Recording Conveyances and Awards
    • 3.6.4 READS Entry

    3.7 Taxes and Tax Proration

    • 3.7.1 Prorating Rules
    • 3.7.2 Delinquent Taxes and Special Assessments
    • 3.7.3 Tax Liens
    • 3.7.4 Completing Disposition of Real Estate Taxes

    3.8 Internal Revenue Service Forms

    • 3.8.1 Reportable Real Estate Transactions
      • 3.8.1.1 Agent's Advice to Property Owner
    • 3.8.2 Exceptions
      • 3.8.2.1 By Transaction
      • 3.8.2.2 By Transferor
      • 3.8.2.3 Certifications for Exceptions
    • 3.8.3 Special Rules for Multiple Transferors
      • 3.8.3.1 In General
      • 3.8.3.2 Husband and Wife
      • 3.8.3.3 Partnerships
    • 3.8.4 Form W-9: Taxpayer Identification Numbers (TINs)
    • 3.8.5 Form 1099-MISC: Attorney's Fees Paid from Gross Proceeds
    • 3.8.6 Filing Requirements
    • 3.8.7 Retention Requirements Compiled
    • 3.8.8 Specific Instructions for Completing Form 1099-S
    • 3.8.9 Summary and Cautionary Statement

    3.9 Condemnation/Legal Assistance

    • 3.9.1 Requests for Legal Assistance and Opinions
    • 3.9.2 Authority
    • 3.9.3 When Condemnation is Necessary
    • 3.9.4 Condemnation of Federal Bankruptcy Property
    • 3.9.5 Revisions to Offering Price
    • 3.9.6 Jurisdictional Offer to Purchase
    • 3.9.7 Notice of Jurisdictional Offer
    • 3.9.8 Lis Pendens
    • 3.9.9 Rights of Subsequent Parties in Interest
    • 3.9.10 Contested Right to Take
    • 3.9.11 Award of Damages
    • 3.9.12 Approval of Awards of Damages
    • 3.9.13 Service of Award
    • 3.9.14 Waiting Period Before Award of Damages
    • 3.9.15 Award of Damages Payment
    • 3.9.16 Date of Acquisition/Evaluation
    • 3.9.17 Disputed Payments
    • 3.9.18 Amended Awards
    • 3.9.19 Occupancy Writ of Assistance
    • 3.9.20 Inverse Condemnation by Owner
    • 3.9.21 Trial of Title
    • 3.9.22 Acquiring Title in Trustee
    • 3.9.23 Emergency Condemnation
    • 3.9.24 Direct Acquisition by Local Public Agency
    • 3.9.25 Acquisition by Agent/Department
    • 3.9.26 Utilities Condemnation

    3.10 Right of Way Certification Process

    • 3.10.1 Reporting Lead Time
    • 3.10.2 Responsibilities
    • 3.10.3 Authorization to Advertise
    • 3.10.4 Certification Types and Status
    • 3.10.5 Processing Steps
    • 3.10.6 Completing Certificate of Right of Way

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    Chapter Four: Litigation

    4.1 Appeals for Greater Compensation

    • 4.1.1 General Information and Appeal Deadlines
    • 4.1.2 Appeal to County Condemnation Commission
    • 4.1.3 Appeal from Condemnation Commission to Circuit Court
    • 4.1.4 Direct Appeal to Circuit Court
    • 4.1.5 Appeal from a Judgment

    4.2 Roles and Responsibilities in Litigation

    • 4.2.1 Office of General Counsel
    • 4.2.2 Real Estate Statewide Litigation Facilitator
    • 4.2.3 Real Estate & Technical Services Managers
    • 4.2.4 Regional Litigation Coordinators

    4.3 Litigation Procedures

    • 4.3.1 Proper/Improper Service
    • 4.3.2 Service of Appeal
    • 4.3.3 Preparing Attorney Working File
    • 4.3.4 Initial Case Review Meeting
    • 4.3.5 Legal Pre-Trial Settlements
    • 4.3.6 Federal Funding in Real Estate and State/Federal Funding in LPA Projects
    • 4.3.7 Filing of Judgments
    • 4.3.8 Finalizing Litigation and Case Summary
    • 4.3.9 Payment of Litigation Costs
    • 4.3.10 Post Litigation Wrap-Up Conference
    • 4.3.11 Litigation Files

    4.4 Claims and Legal Actions

    • 4.4.1 Drainage and Change of Grade Claims
      • 4.4.1.1 Drainage Claim Details
      • 4.4.1.2 Change of Grade Claim Details
    • 4.4.2 Incidental Expenses to Transfer Property
    • 4.4.3 Claim or Action Taken Against a State Employee
    • 4.4.4 Construction Claim
    • 4.4.5 Crop Loss and Damages Claim (caused by survey crews)
    • 4.4.6 Notice of Claim Filed with Claim Board
    • 4.4.7 Lawsuits Naming State
    • 4.4.8 Subpoena
    • 4.4.9 Inverse Condemnation
    • 4.4.10 Right to Take

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    Chapter Five: Relocation

    See Outdoor Advertising Relocation Agreement with Relocation Cost Schedule (RE1033)

    See FY15 HUD Data Sets

    5.0 Relocation Assistance

    • 5.0.1 Purpose and Authority
    • 5.0.2 Fair Housing Policy
    • 5.0.3 No Duplication of Payment
    • 5.0.4 Payments Not Considered Income
    • 5.0.5 WisDOT Assurance
    • 5.0.6 Organization
      • 5.0.6.1 BTS-RE Responsibilities
      • 5.0.6.2 Regional Responsibilities
    • 5.0.7 Relocation Definitions

    5.1 General Relocation Requirements

    • 5.1.1 Public Information Meetings
    • 5.1.2 Notice of Relocation Eligibility
    • 5.1.3 Written Notice and Information
      • 5.1.3.1 Assurance of Occupancy and 90 Day Notice to Vacate
      • 5.1.3.2 Initial Contact
      • 5.1.3.3 Initiation of Negotiations
      • 5.1.3.4 Legal Residency Certification and Relocation Payment Calculations
      • 5.1.3.5 Written Notice of Claim Denial
      • 5.1.3.6 Manner of Notice
      • 5.1.3.7 Notice of Intent to Acquire
      • 5.1.3.8 Notice of Appeal Rights
    • 5.1.4 Deductions from Relocation Payments
    • 5.1.5 Eviction Policy
    • 5.1.6 Personal Property Move Only

    5.2 Relocation Planning

    • 5.2.1 General Requirements
    • 5.2.2 Conceptual Stage Plan
    • 5.2.3 Acquisition Stage Relocation Plan
      • 5.2.3.1 Procedures
    • 5.2.4 Acquisition Stage Relocation Plan Content

    5.3 Relocation Advisory Services updated 02/17

    • 5.3.1 Services Provided
    • 5.3.2 Duration of Assistance
    • 5.3.3 Public Housing/Rent Assistance
    • 5.3.4 Refusal of Assistance
    • 5.3.5 Fair Rent Charge
    • 5.3.6 Relocation Complaints/Appeals
      • 5.3.6.1 Formal Appeals
      • 5.3.6.2 Legal Action

    5.4 Residential Move Payments, Incidental Expenses and Increased Interest Payments

    • 5.4.1 General Procedures
      • 5.4.1.1 Eligible Move Costs
      • 5.4.1.2 Ineligible Move Costs
      • 5.4.1.3 Owner Retention of Dwelling
      • 5.4.1.4 Multi-Family Units
      • 5.4.1.5 Multiple Occupancy of a Dwelling
    • 5.4.2 Payment Procedures
      • 5.4.2.1 Vacating Subject Property
      • 5.4.2.2 Fixed Payment Schedule
      • 5.4.2.3 Actual Cost Moves
        • 5.4.2.3.1 Using Commercial Companies
        • 5.4.2.3.2 Self-Moves
    • 5.4.3 Replacement Property Incidental Expenses
    • 5.4.4 Expenses Incidental to Property Transfer
      • 5.4.4.1 Fencing
    • 5.4.5 Increased Interest Payments
      • 5.4.5.1 Increased Interest Payment Eligibility
      • 5.4.5.2 Calculating Payment
      • 5.4.5.3 Increased Total Acquisition Payments
      • 5.4.5.4 Partial Acquisition, Dwelling and Business

    5.5 Residential Relocations

    • 5.5.1 Replacement Housing Payment Eligibility
      • 5.5.1.1 Replacement Housing Standards
      • 5.5.1.2 Persons Not Displaced
      • 5.5.1.3 Statement of Eligibility
      • 5.5.1.4 Payment Application
      • 5.5.1.5 Owner Occupant Electing to Rent
      • 5.5.1.6 Base Payment for Tenant Replacement Housing
      • 5.5.1.7 Conversion of Rent Replacement Payment to Down payment
      • 5.5.1.8 Payment Upon Death
      • 5.5.1.9 Payments Acquired by Award of Damages or Litigation
      • 5.5.1.10 Insurance Proceeds
      • 5.5.1.11 Check Delivery
      • 5.5.1.12 Multiple Occupancy of Dwellings
    • 5.5.2 Replacement Housing Payment Options
      • 5.5.2.1 Additional Considerations
      • 5.5.2.2 Revisions to Payment Amount
    • 5.5.3 Computing Payments (Examples)
    • 5.5.4 Owner Occupant w/Less than 180 Days, but Not Less than 90 Days
    • 5.5.5 Tenant Occupant w/Not Less than 90 Days
    • 5.5.6 Tenant Replacement Housing Payment
    • 5.5.7 Tenant Who Elects to Purchase
    • 5.5.8 Payment to Tenant of Sleeping Room
    • 5.5.9 Housing of Last Resort
    • 5.5.9.1 Last Resort Housing Payment

    5.6 Business, Farm and Non-Profit Relocations

    • 5.6.1 Planning for Business Relocations
      • 5.6.1.1 Procedures Specific to Appraisal
    • 5.6.2 Interviewing Businesses
    • 5.6.3 Eligibility Requirements
    • 5.6.4 Filing Claims
    • 5.6.5 Business Replacement Payment Considerations
      • 5.6.5.1 Physical Changes
      • 5.6.5.2 Partial Acquisition of Business (other than Farm)
      • 5.6.5.3 Mixed-Use Properties
      • 5.6.5.4 Multiple Businesses or Farms on Site
      • 5.6.5.5 New Construction
    • 5.6.6 Acquisition of Farms
      • 5.6.6.1 Partial Acquisitions
    • 5.6.7 Calculating Business Replacement Payments
      • 5.6.7.1 Owner Occupant Electing to Purchase
      • 5.6.7.2 Owner Occupant Electing to Rent
      • 5.6.7.3 Tenant Occupant Electing to Rent or Purchase
      • 5.6.7.4 Tenant Occupant Calculations
      • 5.6.7.5 Tenant Occupant Payment
      • 5.6.7.6 Other Considerations
        • 5.6.7.6.1 Partial Acquisition of Business Sites
        • 5.6.7.6.2 Joint Business and Investment (Landlord) Use
        • 5.6.7.6.3 Owner Retention of Improvements/Real Property
    • 5.6.8 Incidental Expenses
      • 5.6.8.1 Refinancing Payment
      • 5.6.8.2 Closing and Related Costs

    5.7 Business Move Expenses

    • 5.7.1 Planning for Business Moves
    • 5.7.2 Business Move Policies
    • 5.7.3 Actual and Reasonable Expenses
      • 5.7.3.1 Commercial Moves
      • 5.7.3.2 Self-Moves
    • 5.7.4 Eligible Expenses for Actual and Self-Moves updated 09/16
      • 5.7.4.1 Non-Reimbursable Expenses
    • 5.7.5 Monitoring Business Moves
    • 5.7.6 Requirements for Payment
    • 5.7.7 Communications and Computerized Systems
    • 5.7.8 Inventory Lists
    • 5.7.9 High Bulk/Low Value
    • 5.7.10 Tangible Personal Property
      • 5.7.10.1 Substitute Property
      • 5.7.10.2 Moving Costs of Tangible Property
    • 5.7.11 Searching Expenses
    • 5.7.12 Re-establishment Expenses
      • 5.7.12.1 Eligible Re-Establishment Expenses
      • 5.7.12.2 Ineligible Re-Establishment Expenses
      • 5.7.12.3 Re-Establishment of Rental Property/Absentee Landlord
    • 5.7.13 Fixed Move Payment ("in lieu of" moving expenses)
      • 5.7.13.1 Multiple Occupancy of Site
      • 5.7.13.2 Averaging Annual Net Earnings

    5.8 Mobile Home Relocations

    • 5.8.1 General Provisions
      • 5.8.1.1 Occupancy Status
      • 5.8.1.2 Park Entrance and Exit Fees
      • 5.8.1.3 Partial Acquisitions
    • 5.8.2 Purchases Affected by Highway Projects
      • 5.8.2.1 Evidence of Purchase/Required Documentation
      • 5.8.2.2 Purchases/Moves Under Certain Conditions (Non-DSS)
    • 5.8.3 Comparable Replacement Dwellings
    • 5.8.4 Moving and Eligibility for Expenses
    • 5.8.5 Replacement Housing Payments
      • 5.8.5.1 90-Day Occupant
      • 5.8.5.2 Less than 90-Day Occupant
    • 5.8.6 Computing Replacement Housing Payments

    5.9 Relocation Records, Reports and Claims

    • 5.9.1 Relocation Diary
    • 5.9.2 Reads / Reports
    • 5.9.3 Relocation Claim Payments
    • 5.9.4 Relocation Claim Submittal Procedures
    • 5.9.5 Completing Claims and Documentation Required

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    Chapter Six: Property Management

    For current listings, see Land and Property for Sale

    6.0 Procedures Upon Acquisition

    • 6.0.1 Inspection of Property Acquired
    • 6.0.2 Maintenance of Vacant Land
    • 6.0.3 Vacant or Improved Property of Historical Interest
    • 6.0.4 Insurance on Acquired Buildings
    • 6.0.5 Safety and Health Considerations
    • 6.0.6 Conflict of Interest

    6.1 Site Clearance

    6.2 Lease of State owned Properties

    • 6.2.0 Overview
    • 6.2.1 WisDOT Right to Lease
    • 6.2.2 Rental Agreement - Terms and Conditions
      • 6.2.2.1 Rental Agreement as Contract
      • 6.2.2.2 Rental Agreements and Relocation
      • 6.2.2.3 Accommodation of Tenants Prior to Construction
      • 6.2.2.4 Contemplation of Leasing for Agricultural Use
      • 6.2.2.5 When to Have Rental Agreements Available
      • 6.2.2.6 Fulfillment of Obligations, Terms and Conditions of Rental Agreements
      • 6.2.2.7 Maintenance
        • 6.2.2.7.1 Normal (Minor) Maintenance
        • 6.2.2.7.2 Unusual (Major) Maintenance
        • 6.2.2.7.3 Emergency Repairs
    • 6.2.3 Owner or Tenant Refusal to Execute Rental Agreement
      • 6.2.3.1 Eviction
    • 6.2.4 Payment and Collection of Rent
      • 6.2.4.1 Payment
      • 6.2.4.2 Collection
    • 6.2.5 Procedure for Establishing Rent Under Rental Agreement
      • 6.2.5.1 When to Present Rental Amount to Lessee
      • 6.2.5.2 Calculation of Rental Amount
      • 6.2.5.3 Adjustment of Rent During Negotiations

    6.3 Airspace Lease Agreements

    • 6.3.1 Airspace Agreements vs. other Lease Agreements
    • 6.3.2 Parties to Agreement
    • 6.3.3 Drafting Agreement
      • 6.3.3.1 Fair Market Rent
      • 6.3.3.2 Format
    • 6.3.4 Executing an Agreement
    • 6.3.5 Agreements Involving Interstate System
    • 6.3.6 Land Acquired in Name of County
    • 6.3.7 Maintaining Inventory of Leases
    • 6.3.8 Maintaining Intended Use
    • 6.3.9 Change in Proposed Use of Lease
    • 6.3.10 Special Consideration to Institutions of Higher Learning

    6.4 Managing Property Inventory

    • 6.4.1 Overview
    • 6.4.2 Sources of Inventoried Parcels
    • 6.4.3 Classifications of Inventoried Parcels
    • 6.4.4 Disposition of Inventoried Parcels

    6.5 Surplus Land Disposal updated 03/17

    • 6.5.1 Overview
    • 6.5.2 Definitions
      • 6.5.2.1 Surplus Property Classifications
      • 6.5.2.2 Marketing Categories and Appropriate Disposal Action
      • 6.5.2.3 Definitions Specific to Appraisal / Valuation
    • 6.5.3 Approvals Required
    • 6.5.4 General Disposal Procedures
    • 6.5.5 Wisconsin Act 392
      • 6.5.5.1 Critical Timelines
      • 6.5.5.2 First Refusal Rights
      • 6.5.5.3 Marketing Requirements
    • 6.5.6 Surplus Property Disposal Requirements
      • 6.5.6.1 Research and Identification
      • 6.5.6.2 Establishing Title
      • 6.5.6.3 Federally Funded Surplus
      • 6.5.6.4 Regional Review and Approval
      • 6.5.6.5 Cultural Resources Review
      • 6.5.6.6 Establishing Deed Restrictions
      • 6.5.6.7 Property Description/Survey
      • 6.5.6.8 Conveyance Type and Preparation
      • 6.5.6.9 Valuation
      • 6.5.6.10 Sale Packet Processing and Approving Authority
      • 6.5.6.11 Parcel Closings and Document Recording
      • 6.5.6.12 File Documentation and Closure
    • 6.5.7 Establishing Value of Surplus Property
      • 6.5.7.1 Appraisal Order Request
      • 6.5.7.2 Average Unit of Comparison Method (see average unit spreadsheet link)
      • 6.5.7.3 Assessed Valuation Method (see assessed spreadsheet link)
      • 6.5.7.4 Surplus Property Appraisal Reports
        • 6.5.7.4.1 Appraisal Report Non-Complex Surplus Property
        • 6.5.7.4.2 Appraisal Report Complex Surplus Property
      • 6.5.7.5 Surplus Property Valuation Issues
      • 6.5.7.6 Surplus Property Appraisal Reviews
        • 6.5.7.6.1 Objective Review
        • 6.5.7.6.2 Appraisal Review
    • 6.5.8 General Marketable Property Disposal
      • 6.5.8.1 Public Sale
        • 6.5.8.1.1 Public Sale - Sealed Bid
        • 6.5.8.1.2 Public Sale - Auction
        • 6.5.8.1.3 Publis Sale - Broker Listings
      • 6.5.8.2 Private Sale or Transfer
        • 6.5.8.2.1 Private Sale or Transfer - Qualifying Public Use
        • 6.5.8.2.2 Private Sale or Transfer - Transportation-Related Use
        • 6.5.8.2.3 Private Sale or Transfer - Project Parcel Mitigation
        • 6.5.8.2.4 Private Sale or Transfer - Wetland Mitigation
    • 6.5.9 Limited Marketable Property Disposal
    • 6.5.10 Non-Marketable Property Disposal
      • 6.5.10.1 Disposal of Inventoried, Non-Marketable Property
        • 6.5.10.1.1 Parcels Valued at <$1,000
        • 6.5.10.1.2 Parcels Valued at >$1,000
      • 6.5.10.2 Disposal of Non-Inventoried, Non-Marketable Property
    • Sample documents and templates referenced:
      • Example #1 - Letter Ordering Transfer of RW to WisDOT
      • Example #2 - Public Sale Bulletin Template
      • Example #3 - Summary of Sale Coversheet
      • Example #4 - 60-Day First Right of Refusal Letter
      • Example #5 - Low Value Parcel Offer Letter
      • Example #6 - Average Unit of Comparison Valuation Spreadsheet
      • Example #7 - Assessed Valuation Method Spreadsheet

    6.6 Excess Buildings/Personal Property Sales

    • 6.6.1 Salvage Value of Improvements and Fixtures
    • 6.6.2 Maintenance of Surplus Inventory
    • 6.6.3 Public Sale Announcements
    • 6.6.4 Bid Process
    • 6.6.5 Performance Deposits
    • 6.6.6 Bill of Sale and Indemnification Agreements
    • 6.6.7 Moving Structures Over State Highways
    • 6.6.8 State Sales Tax on Personal Property Transaction

    6.7 Reporting Sale and Rental Revenue

    6.8 Scenic Easements

    6.9 Jurisdictional Transfers

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    Chapter Seven: Finance

    7.0 Making Payment Requests updated 12/16

    • 7.0.1 Overview
    • 7.0.2 Payment Types
    • 7.0.3 READS Entry
    • 7.0.4 Payment Request Checklist & Required Documentation
    • 7.0.5 Recordkeeping

       7.1 Early Authorization of Real Estate Project ID, see Chapter 1; Section 1.4

        7.2 Encumbrance and Contract Change Order Process, see Chapter 1; Section 1.3

    7.3 Projects Less Than $1,000

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    Chapter Eight: Quality Assurance Review

    8.1 Quality Assurance Review

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    Chapter Nine: Contamination Guide

    9.1 General Policy on Contamination

    • 9.1.2 Phases of an Investigation
    • 9.1.3 General Processes and Procedures
      • 9.1.3.1 Special Circumstances
    • 9.1.4 PECFA Agent Procedures
    • 9.1.5 Exception Requests for Non-PECFA Eligible
    • 9.1.6 Guide for Appraisers and Review Appraisers

     



    Definitions - terms typical to real estate as may be unique to WisDOT updated 09/16

    Index - a quick find list of key topics within REPM



    REPM forms with READS templates - list contains copies of all current approved WisDOT eminent domain highway real estate forms for use ONLY by internal WisDOT staff and our consultants. Important: Staff and consultants must auto-generate project related forms, letters and documents directly from READS where available and as applicable.

    Related links

To quickly find any word or phrase on any page or in any document, use find feature (ctrl + f); see finding text help. For questions about content of WisDOT Real Estate Program Manual (REPM), contact: sherry.miner@dot.wi.gov; (608) 266-2370