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 | Chapter 10: Outdoor Advertising Signs | 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 after general 'Table of Contents' heading, each REPM chapter is saved in whole as a stand-alone PDF. The detailed/expanded 'Table of Contents' is further down with additional links and descriptions of each separate section, sub-section, subject and topic.
  • View REPM in its entirety (all 450+ pages). 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
Chapter 10: Outdoor Advertising Signs
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)

  • Appraisal Objective Review (RE1000 - READS template) deleted/obsolete 02/15/18
  • Appraisal Objective Review - Surplus Parcel (RE1046 - paper only) deleted/obsolete 02/15/18
  • Appraisal Problem Analysis (RE1004 - paper only) deleted/obsolete 02/15/18
  • Categorical Exclusion Checklist Guidance - not an "RE" form new 04/18
  • Conceptual Stage Relocation Plan Template (unnumbered; environmental related) link added 03/18
  • Consultant Performance Evaluation - Appraiser (RE2127 - paper only) deleted/obsolete 02/15/18
  • Consultant Performance Evaluation - Full Service/General (RE1023 - paper only) deleted/obsolete 02/15/18
  • Payment Request (RE1630 - READS template) updated 07/18
  • Relocation Appeal Process (RE1035) updated address 03/18
  • Relocation Claim - Application and Release (RE1527 - READS template) updated 08/18
  • Rights of Landowners Under Wis Eminent Domain Law [Wis Stats 32.05] updated 05/18
  • Wis Relocation Rights business [Wis Stats 32.185-32.27 & Wis Adm Code Ch 92] updated 05/18
  • Wis Relocation Rights residential [Wis Stats 32.185-32.27 & Wis Adm Code Ch 92] updated 05/18
  • Also note: The low-income limits set by HUD have been updated for 2018. The new limits are effective April 1, 2018. If you have a residential tenant that you have provided a rent differential calculation to after April 1, 2018, you are required to recheck the HUD tables for the income limits that apply and revise the calculation if necessary. State project related recalculations should be resubmitted to WisDOT/BTS-RE. Any rent differential calculations made prior to April 1, 2018 should continue to use the 2017 limits. For questions, contact Kassandra Walbrun, statewide relocation facilitator; see current HUD table.

REPM language updates

  • Chapter 8 - Quality Assurance Review updated 09/18
  • Chapter 9 - Contamination Guide updated 08/18
  • Section 1.2 - Open Records  updated 09/18
  • Section 1.4 - Early Authorization of a Project  updated 09/18     
  • Chapter 3 - Negotiation Procedures (Sections 3.1, 3.2, 3.3 and 3.7) updated 10/18      
  • Real Estate Delegation Table updated 06/18                 

  • 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

    2.1 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 updated 03/18

    • 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 updated 03/18

    • 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 Appraisal Report Short Format Summary
    • 2.6.6 Standard Abbreviated Appraisal Format
    • 2.6.7 Appraisal Report Standard Detailed Format Before & After
    • 2.6.8 Instructions for Appraisal Report Standard Detailed Format Before & After

    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 updated 03/18

    • 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

    2.9 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 updated 03/18

    • 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

    2.11 Early Appraisal Procedure

    2.12 Review Appraisers Standards, Responsibilities and Qualifications updated 03/18

    • 2.12.1 Standards and Requirements for Review
    • 2.12.2 Responsibility
    • 2.12.3 Functions of Review Appraisers
    • 2.12.4 Regional Staff Reviewers - Authority and Qualifications
    • 2.12.5 Statewide Review Appraisers - Authority and Qualifications
    • 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 Regional and BTS-RE Review Appraisers Responsibilities
    • 2.13.4 Technical Review
    • 2.13.5 Valuation Conclusion
    • 2.13.6 Revision Requests
    • 2.13.7 Divergent Values - Two Appraisals
    • 2.13.8 Appraisal Review Report
    • 2.13.9 Valuation Consistency
    • 2.13.10 Non-Compensable Items
    • 2.13.11 Property Owner Appraisals
    • 2.13.12 Appraisal Updating
    • 2.13.13 Appraiser Performance Standards 

    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 updated 03/18

    • 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
    • 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

    3.10 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)

    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

    • 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 updated 03/18
      • 5.4.4.1 Rent Loss
      • 5.4.4.2 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 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
      • 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 Actual Direct Loss of Tangible Personal Property
    • 5.7.11 Purchase of Substitute Personal Property
    • 5.7.12 Searching Expenses
    • 5.7.13 Re-establishment Expenses
      • 5.7.13.1 Eligible Re-Establishment Expenses
      • 5.7.13.2 Ineligible Re-Establishment Expenses
      • 5.7.13.3 Re-Establishment of Rental Property/Landlord
    • 5.7.14 Fixed Payment for Moving Expenses ("in lieu of" moving expenses)
      • 5.7.14.1 Multiple Occupancy of Site
      • 5.7.14.2 Fixed Payment Calculation - 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

    • 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 Public 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

    • 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 updated 08/18

    9.0 Definitions

    9.1 Investigating and Acquiring Contaminated Parcels

    9.2 Determining Potential for Contamination

    • 9.2.1 Phases of An Investigation

    9.3 When Contamination Is Suspected Or Identified

    • 9.3.1 Authority to Enter Private Lands for Environmental Testing
    • 9.3.2 Test Results Notification

    9.4 Underground Storage Tanks

    9.5 Move Payments Involving Hazardous Materials, Substances and/or Waste Disposal

    9.6 Acquiring Contaminated Property

    • 9.6.1 "If" Acquiring Petroleum Contaminated Parcels Eligible for PECFA
    • 9.6.2 Acquiring Petroleum Contaminated Parcels NOT Eligible for PECFA
    • 9.6.3 Contaminated Site Closure
      • 9.6.3.1 Closed Sites w/Continuing Obligations

    9.7 Appraising Contaminated Parcels

    • 9.7.1 Specialized Appraisal Terms and Definitions
    • 9.7.2 Describing Contamination in Appraisal Report
    • 9.7.3 Appraisal Considerations for Contaminated Property
    • 9.7.4 Common Appraisal Method
    • 9.7.5 Valuation of a Contaminated Site as if Unimpaired

    9.8 Local Public Agencies (LPA) Projects and Connecting Highways

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    Chapter Ten: Outdoor Advertising Signs

    10.0 Purpose

    • 10.0.1 Introduction

    10.1 Sign Status and Sign Categories

    • 10.1.1 On-Premise vs. Off-Premise Signs
    • 10.1.2 Illegal Signs
    • 10.1.3 Conforming Signs
    • 10.1.4 Special Sign Categories
    • 10.1.5 Nonconforming Signs
    • 10.1.6 Grandfathered Signs
    • 10.1.7 Determining Sign Status and Category Summary

    10.2 Compensation and Relocation Benefits

    • 10.2.1 Background
    • 10.2.2 Conforming Sign Compensation
      • 10.2.2.1 Realignment Under Wis. Stats. 32.1915(4) and 84.30(5r
      • 10.2.2.2 Relocation Under Administrative Rule 92.54
    • 10.2.3 Nonconforming Sign Compensation
    • 10.2.4 Grandfathered Sign Compensation
    • 10.2.5 Illegal Signs Get No Compensation

    10.3 Procedures

    • 10.3.1 Identify Signs Early
    • 10.3.2 Identify Impact Type
    • 10.3.3 Review Plat
    • 10.3.4 Determine Sign Status and Category
    • 10.3.5 State-Municipal Agreement
    • 10.3.6 Process Overview
    • 10.3.7 Illegal Signs - Procedures
    • 10.3.8 Conforming Signs - Procedures
      • 10.3.8.1 Realignment of Conforming Signs to State and Local Requirements
      • 10.3.8.2 Realignment of Conforming Signs to State, but Not Local Requirements
      • 10.3.8.3 Realignment of Same parcel Not Possible - Sign Site Acquired
    • 10.3.9 Nonconforming Signs - Procedures
    • 10.3.10 Jurisdictional Offers - Conveyance Forms and Payments
    • 10.3.11 Abandoned Signs
    • 10.3.12 Leasehold Interest
    • 10.3.13 Sign Inventory Maintenance Notification
    • 10.3.14 Leasing and Removal of Outdoor Advertising Signs on Highway lands

    10.4 Off-Premise Sign and Sign Site Appraisal

    • 10.4.1 Billboard Valuation Case Law
    • 10.4.2 Appraisal Process Introduction
    • 10.4.3 Appraisal Problem Identification and Discussion
    • 10.4.4 Scope of Work
    • 10.4.5 Highest and Best Use
    • 10.4.6 Valuation Process - Approaches to Value
      • 10.4.6.1 Sales Comparison Approach
      • 10.4.6.2 Cost Approach
      • 10.4.6.3 Income Approach
    • 10.4.7 Severance Damage to TOARP
    • 10.4.8 Division of Proceeds
    Chapter 10 Appendices

     



    Definitions - terms typical to real estate as may be unique to WisDOT

    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 find any word or phrase on any page or in any document, use (ctrl + f); see finding text help. For questions about content of WisDOT Real Estate Program Manual (REPM), contact Wisconsin Department of Transportation; Div of Transportation System Development; Bur of Technology - Real Estate