A Practical Guide to Eminent Domain and Condemnation for Decherd Property Owners
If the government or a utility intends to take or use private land in Decherd through eminent domain or condemnation, property owners face complex legal and financial questions that affect their rights and compensation. This page explains what to expect during a taking, how valuation typically works, common procedural steps, and what rights landowners should assert to obtain fair payment. We focus on realistic options available to residents in Franklin County, practical actions to preserve property value, and how to engage with the process from the first notice through resolution or trial if necessary.
Many property owners feel uncertain after receiving a notice of proposed taking or condemnation petition. Understanding deadlines, appraisal reports, negotiations, and court filings helps reduce stress and protect financial interests. This guide clarifies the timeline to contest an amount offered, the role of condemnation commissioners or courts, and the kinds of documentation that strengthen a property owner’s position. Being informed early often leads to better outcomes, whether you pursue a negotiated settlement or a trial to ensure just compensation for the loss or reduction of your property rights.
Why Skilled Representation Matters for Eminent Domain Cases in Decherd
Representation focused on eminent domain matters protects your right to full valuation and helps identify damages that might be overlooked in an initial offer. A careful review of appraisals, title encumbrances, and potential severance or access damages can result in higher compensation or improved settlement terms. Counsel can also manage negotiations with governmental entities, coordinate supplemental appraisals, and prepare evidence for condemnation hearings. For landowners in Decherd and across Franklin County, this support clarifies options, avoids costly procedural mistakes, and aims to secure a payment that reflects the true value of the property taken and any consequential losses.
About Jay Johnson Law Firm and Our Approach to Condemnation Matters
Jay Johnson Law Firm serves property owners in Tennessee with practical legal representation in real estate disputes, including eminent domain and condemnation actions. Based in Hendersonville and serving surrounding counties, our approach centers on clear communication, careful review of appraisal materials, and strategic negotiation aimed at protecting owner interests. We work to explain legal procedures in simple terms, assemble relevant documentation such as surveys and prior sales, and advocate for compensation that accounts for both the taken area and any loss of use or access to remaining property.
Understanding Eminent Domain and the Condemnation Process in Franklin County
Eminent domain allows government entities to acquire private property for public use, subject to payment of just compensation. Condemnation is the legal mechanism used to carry out a taking, which often begins with an offer and may progress to a condemnation petition in court if parties do not agree. Important considerations include whether the proposed use qualifies as public use under Tennessee law, how the property is appraised, and whether additional damages for severance or diminished access apply. Knowing procedural steps and valuation methods helps landowners respond effectively to notices and offers.
In Franklin County, property owners may see takings for road improvements, utilities, or public projects that require portions of private land. The condemnation process typically includes appraisal, an informal offer, possible negotiations, and, if unresolved, appointment of commissioners or a court hearing to determine compensation. Deadlines for contesting offers and filing responses can be short, and appraisal methodologies can vary. A methodical review of appraisal reports, comparable sales, and the particular impacts on remaining property helps ensure that compensation reflects both market value and consequential damages.
Key Concepts: Taking, Just Compensation, and Condemnation Proceedings
A taking occurs when the government acquires private property for public use, and just compensation is the constitutional requirement to pay the property owner fair market value for what is taken. Condemnation proceedings are the court or administrative steps used to determine entitlement, scope, and amount of payment. These proceedings involve legal filings, appraisal evidence, and often hearings before commissioners or a judge. Distinctions such as temporary versus permanent takings and physical taking versus regulatory takings each carry different valuation approaches and potential remedies, making clear evaluation essential for landowners.
Essential Steps and Evidence in an Eminent Domain Matter
Successful evaluation of a condemnation matter depends on assembling documentation that shows value and impact. Relevant elements include accurate property descriptions, boundary surveys, recent comparable sales, photographs, and expert appraisals tailored to the type of taking. Processes include analyzing any preliminary offer, pursuing additional appraisals, negotiating with the acquiring authority, and preparing testimony or exhibits for condemnation commissioners or the court. Timely responses to notices and strategic gathering of evidence help preserve rights and improve the chance of recovering fair compensation for the full scope of losses.
Glossary of Key Eminent Domain and Condemnation Terms
Understanding common terms used in condemnation matters empowers property owners to participate effectively in negotiations and proceedings. Below are short definitions of concepts you will likely encounter, from appraisals and severance damages to temporary easements and just compensation. Familiarity with these terms helps landowners recognize critical issues, ask informed questions, and ensure relevant documentation is collected promptly for use in settlement or litigation.
Just Compensation
Just compensation refers to the amount the law requires the acquiring authority to pay a property owner for land taken under eminent domain. This generally means fair market value for the portion taken, and it may include additional sums for damages to remaining property, lost access, or other consequential losses. Determining just compensation often requires careful appraisal analysis and consideration of local market conditions, recent comparable sales, and any unique characteristics that affect value. Documenting these factors helps ensure an owner receives payment that reflects true economic loss.
Severance Damages
Severance damages are compensation for the reduction in value of the remaining property after a portion has been taken. This can occur when a roadway, easement, or other taking reduces access, divides a parcel, or otherwise impairs utility. Calculating severance damages requires comparing the value of the whole property before the taking to the value of what remains afterward, often with supporting appraisal analysis. These damages can significantly increase total compensation when the functional use or marketability of remaining land is affected by the taking.
Appraisal and Valuation
Appraisal and valuation are the processes of determining the monetary worth of property for the purposes of compensation in a taking. Appraisers consider comparable sales, property condition, highest and best use, zoning, and any special characteristics that affect value. In condemnation matters, differences between the owner’s appraisal and the acquiring authority’s appraisal are common. A thorough appraisal review, and sometimes a supplemental appraisal, helps ensure that valuation accounts for all relevant factors and supports a claim for full compensation.
Temporary Easement and Permanent Taking
A temporary easement allows use of private property for a limited period, such as construction access, while a permanent taking results in the transfer of ownership or permanent easement. Compensation for temporary easements typically reflects loss of use during the limited period and any lasting impairment, whereas permanent takings require payment reflecting long-term or permanent loss of value. Identifying whether the acquisition is temporary or permanent affects valuation methods, negotiation strategy, and potential remedies for the property owner.
Comparing Limited Negotiation and Full Condemnation Representation
Property owners may choose a limited approach, such as hiring counsel for initial negotiations or appraisal review, or they may pursue comprehensive representation through condemnation hearings and trial. Limited assistance can be appropriate when the taking is minor and the owner is comfortable with initial offers after appraisal review. In more complex cases—those involving severance damages, disputes over highest and best use, or significant public projects—a full representation strategy that includes litigation readiness and thorough evidence development often yields a stronger outcome.
When Minimal Intervention May Be Appropriate:
Small Acquisitions with Clear Market Value
A limited approach may suffice when the portion of land sought is small, comparable sales are abundant, and the initial offer aligns with market indicators. In these situations, careful review of the appraisal and a short negotiation may result in fair payment without extensive litigation expenses. Property owners should still collect documentation such as recent sales and a current survey, and may benefit from a legal review to confirm the offer is reasonable given local market conditions and any potential for additional damages.
Temporary Easements with Predictable Impact
When a taking is a temporary easement with clearly defined duration and minimal lasting damage, limited representation to negotiate terms and compensation can be effective. Owners should ensure the agreement includes restoration obligations and protections against lingering impairment to the property. Documentation of project timelines and anticipated restoration procedures helps clarify the true impact. A focused review by counsel can prevent underpayment and secure reasonable restoration commitments, while avoiding the time and expense of a full condemnation proceeding.
When Full Representation Is the Better Path for Decherd Property Owners:
Significant Severance or Access Issues
Comprehensive representation becomes important when a taking divides a parcel, reduces access, or impairs the remaining property’s use in a way that materially affects value. In such matters, a detailed appraisal, evidence of lost business or development potential, and strategic negotiation or litigation can materially increase recovery. Full representation also helps assemble witnesses, surveys, and economic analyses that support claims for severance damages and other consequential losses beyond the simple market value of the taken strip.
Disputed Valuation or Large Public Projects
When valuation is contested or the taking is part of a large infrastructure project, owners may face aggressive positions from acquiring authorities and complex appraisal methodologies. Full-service representation prepares for hearings, coordinates independent appraisals, and develops legal arguments about highest and best use, comparables, and appropriate valuation approaches. This level of preparation and advocacy is often necessary to achieve an outcome that reflects not only the taken acreage but the full economic impact on the remaining property.
Advantages of Taking a Comprehensive Approach to Condemnation Matters
A comprehensive approach ensures thorough documentation, stronger appraisal support, and readiness for hearings or trial, which can lead to higher compensation for both the taken property and resulting damages to the remainder. Preparing exhibits, expert opinions, and economic analyses helps present a persuasive case and counters undervalued offers. This thorough preparation also gives property owners negotiating leverage, encouraging acquiring authorities to resolve matters more fairly and avoiding outcomes based solely on a single initial appraisal.
Comprehensive representation also addresses non‑monetary aspects that affect landowner interests, such as easement terms, restoration obligations, and timing of possession. Attention to these details reduces the risk of ongoing disputes after settlement and helps ensure that the owner’s post‑taking use of the remaining property is protected. By planning for both valuation and practical impacts, owners can secure solutions that reflect total loss and minimize long‑term disruption to their property rights and plans.
Improved Compensation Outcomes
Thorough preparation often results in better offers or awards because it uncovers and documents losses that may be missed in an initial appraisal. Independent appraisals, detailed exhibits, and clear narratives about how the taking affects use and value can persuade commissioners or judges to award additional compensation for damages to the remainder. This process also helps ensure any payment reflects local market realities, special property characteristics, and any economic losses linked to the taking.
Stronger Negotiating Position
When a property owner presents well‑documented evidence and is prepared to proceed to condemnation hearings, negotiating authorities are more likely to present realistic offers. A strong record of valuation, surveys, and impact analyses signals that the owner is serious about pursuing full compensation. This often brings parties to the table with improved settlement proposals, reducing the time and uncertainty of protracted litigation while securing fairer terms for both the taken land and resulting impairment to remaining property.
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Practical Tips for Property Owners Facing Condemnation
Respond Quickly and Gather Documents
As soon as you receive notice of a proposed taking, gather deeds, surveys, tax records, photographs, and any documentation of recent improvements or uses. Promptly reviewing these materials with legal counsel or an appraiser helps preserve deadlines and ensures you can contest undervalued offers. Early documentation also supports arguments about highest and best use and helps identify comparable sales that reflect actual market value. Acting quickly reduces the risk of missed opportunities to correct appraisal errors or raise important legal issues.
Obtain a Thoughtful Appraisal
Document Functional Impacts and Access Changes
Record how the taking will affect access, visibility, utility connections, and future development potential for the remaining property. Photographs, traffic patterns, and written descriptions of how daily use will change strengthen claims for severance damages or loss of use. Detailed documentation helps translate physical impacts into monetary terms and provides persuasive evidence during negotiation or hearings. Keep a log of communications with the acquiring authority and any promises regarding restoration or mitigation.
Reasons Decherd Property Owners Should Consider Representation in Condemnation Cases
Representation helps ensure that valuation methods and comparable sales used to determine compensation truly reflect local market conditions and the specific attributes of your land. When a taking affects development plans, access, or the productive use of remaining property, additional damages may be recoverable beyond the value of the area taken. Legal involvement from an early stage ensures that documentation is gathered, appraisal weaknesses are identified, and negotiations are handled in a way that preserves options for formal proceedings if necessary.
In many cases, negotiating authorities have standardized procedures and appraisal approaches that may not fully capture unique property characteristics or potential for future use. Legal representation levels the playing field by challenging undervalued assumptions, coordinating supplemental valuations, and preparing persuasive evidence for commissioners or the court. Property owners who engage counsel and appraisal professionals are better positioned to secure a resolution that accounts for both current market value and consequential losses to the remainder.
Common Situations Where Eminent Domain Issues Arise in Franklin County
Eminent domain arises in various contexts, including road widening projects, utility expansions, pipeline easements, and public facility construction. Property owners may receive offers for partial takings, requests for temporary access easements during construction, or notices of full acquisition. Each circumstance raises distinct valuation and timing issues. Road projects, for instance, frequently create severance damage claims when parcels are split or access is altered, while utility takings may be temporary but can still cause lasting harm if restoration is inadequate.
Roadway and Transportation Projects
Government road improvement and widening projects commonly require land from adjacent properties to expand right of way or add turn lanes. These takings can reduce the usable area of a parcel, alter access points, and change traffic patterns in ways that reduce property value. Owners facing these situations should document existing access, potential changes to ingress and egress, and any impact on future development plans. An appraisal that accounts for lost access or diminished frontage helps establish fair compensation.
Utility and Infrastructure Easements
Utilities often seek easements for installation of lines, pipes, or maintenance corridors. Even when these easements are labeled temporary, they may restrict use, disrupt landscaping or operations, and require restoration. Owners should verify the scope and duration of the easement, the proposed restoration standards, and any limitations on future property use. Negotiating terms that include restoration obligations and reasonable compensation for disruption can protect long term property value.
Public Facility Land Acquisitions
Cities and counties may acquire land for schools, parks, or other public facilities, resulting in permanent takings. Such acquisitions require careful valuation, especially if the parcel had potential for development or a specific commercial use. Owners should gather evidence of prior offers, pending development plans, and comparable sales that reflect the highest and best use. Careful negotiation and, if necessary, condemnation proceedings help ensure the owner receives full payment for both the land taken and any consequential losses to the remainder.
Decherd Condemnation Assistance for Property Owners
If your property in Decherd is subject to a proposed taking, you are not alone in navigating the process. Jay Johnson Law Firm provides practical guidance, appraisal review, and representation to help assess offers and pursue fair compensation. We work to explain relevant procedures under Tennessee law, identify damages beyond basic acreage value, and coordinate necessary documentation for negotiation or court proceedings. Our goal is to help you make informed choices at each step of a condemnation matter and preserve the value of your property.
Why Property Owners Choose Jay Johnson Law Firm for Eminent Domain Matters
Property owners choose our firm because we prioritize clear communication and a practical approach to valuation and negotiation in condemnation matters. We focus on assembling the right documentation, coordinating appraisal reviews, and explaining legal options in plain language so owners understand tradeoffs between settlement and pursuing formal proceedings. That straightforward, client‑centered approach helps landowners weigh financial and timing considerations to reach outcomes that reflect the full impact of the taking.
When needed, we prepare for condemnation hearings by organizing exhibits, working with appraisers, and developing testimony that supports higher compensation for both the taken area and damages to the remaining property. We emphasize procedural preparedness to avoid surprises in court and to create leverage during settlement talks. Our work helps streamline the process, reduce uncertainty, and maximize the likelihood that property owners receive payment aligned with market realities and their particular circumstances.
Throughout representation we maintain open lines of communication with property owners in Decherd and Franklin County, explaining each stage of the process and potential outcomes. Our role includes responding to acquisition notices, negotiating offers, and, when appropriate, litigating to ensure full compensation. We aim to protect owners’ interests while seeking efficient resolutions that account for all losses resulting from the taking and any lasting impairment to the remainder.
Contact Jay Johnson Law Firm for a Review of Your Condemnation Notice
How We Handle Eminent Domain and Condemnation Cases for Decherd Clients
Our process begins with a prompt review of any notice or offer, followed by gathering title documents, surveys, photographs, and records of property use. We then assess valuation approaches, consult appraisers if necessary, and advise on negotiation strategy. If settlement is not achievable, we prepare for condemnation proceedings by assembling evidence, preparing witnesses, and filing necessary responses. Throughout, we communicate expected timelines and potential outcomes so property owners understand options and can make informed decisions about settlement or litigation.
Step One: Initial Review and Documentation
The first step is a detailed review of the notice of taking, the acquiring authority’s appraisal, and any initial offers. We collect deeds, recent tax assessments, surveys, and photographs to establish baseline documentation. This early phase identifies missing information, potential severance issues, and any legal grounds to challenge scope or compensation. A careful initial review often reveals opportunities to improve offers through negotiation or demonstrates the need for supplemental valuation evidence.
Collecting Title and Survey Documents
Accurate property descriptions, deeds, and up‑to‑date surveys are essential for understanding precisely what is being taken and how it affects the remainder. These documents form the backbone of valuation and are necessary to challenge inaccurate legal descriptions or area calculations. We verify boundaries, easements, and encumbrances, and use this information to inform appraisers and prepare exhibits for negotiation or litigation, ensuring claims are grounded in factual property data.
Reviewing the Acquiring Authority's Appraisal
A careful review of the acquiring authority’s appraisal helps identify assumptions, comparables, and valuation approaches that may undervalue the taken property or ignore damages to the remainder. We compare that appraisal to local market data and determine whether a supplemental appraisal is warranted. Highlighting errors or omissions in the authority’s valuation often creates leverage for improved offers and frames the issues to be addressed in any formal proceeding.
Step Two: Negotiation and Supplemental Valuation
After reviewing documentation and appraisals, we engage in negotiations backed by supplemental appraisals or market evidence when appropriate. This phase focuses on securing a fair settlement without the time and expense of trial, while preserving the option to pursue a hearing if offers remain inadequate. Negotiations may involve presenting alternate valuation methods, arguing for severance damages, and clarifying anticipated restoration obligations for temporary takings.
Presenting Independent Appraisal Evidence
When necessary, we commission or present independent appraisal reports that reflect the property’s highest and best use and any conditions unique to the parcel. These reports are tailored to address weaknesses in the acquiring authority’s valuation and support claims for severance or consequential damages. A well‑prepared appraisal strengthens negotiating positions and provides critical exhibits for commissioners or a judge if settlement is not reached.
Negotiating Terms and Restoration Obligations
Negotiations address not only monetary compensation but also practical terms such as possession timing, restoration of disturbed areas, and maintenance access during construction. Clear written agreements regarding restoration standards and schedules reduce future disputes and protect ongoing property use. We work to secure terms that minimize disruption and ensure the acquiring authority fulfills its obligations to restore or compensate for lasting effects of the taking.
Step Three: Condemnation Hearing or Trial Preparation
If negotiations do not yield a fair result, we prepare for a condemnation hearing or trial by assembling exhibits, expert testimony, and legal arguments that address valuation, damages, and procedural issues. This includes coordinating with appraisers, surveyors, and other professionals to present a compelling case. Preparation also involves briefing the court and ensuring all procedural filings and deadlines are met so the owner’s claims for full compensation are properly considered.
Preparing Evidence and Witnesses
We prepare documentary exhibits such as surveys, comparable sales, photographs, and appraisal reports, and coordinate witness testimony that explains how the taking affects value and use. Clear presentation of this evidence to commissioners or the court increases the likelihood of recovering compensation that accounts for all losses. Careful witness preparation ensures testimony is focused on relevant valuation issues and fact patterns specific to the property.
Filing Motions and Presenting Legal Arguments
Our litigation preparation includes filing necessary pleadings, motions, and pretrial materials that frame legal issues like scope of taking, just compensation standards, and applicable valuation methods. Strong legal argumentation supports the valuation evidence and addresses any procedural challenges raised by the acquiring authority. The goal is to ensure that the court or commissioners have a complete factual and legal record on which to base a fair compensation determination.
Common Questions About Eminent Domain and Condemnation in Decherd
What should I do first after receiving a notice of proposed taking?
First, carefully read the notice and any accompanying appraisal or offer, and preserve all documents related to your property such as deeds, surveys, tax records, photographs, and records of past improvements. Note any deadlines specified in the notice and avoid missing response or filing dates, as those can affect your ability to contest the offer. Taking prompt action to gather material evidence and communicating with counsel or an appraiser helps establish a clear record of value and impact.Second, seek a professional review of the acquiring authority’s appraisal to identify assumptions or comparables that may underestimate value. Early legal consultation clarifies options for negotiation, appraisal supplementation, or formal contest. Acting quickly often allows for more productive negotiations and preserves the strongest arguments for compensation, whether you seek a settlement or proceed to condemnation hearings.
How is just compensation calculated in Tennessee?
Just compensation in Tennessee is intended to reflect the fair market value of the property interest taken, which generally includes the market value of the acreage or easement acquired. Appraisers assess market conditions, comparable sales, the highest and best use of the property, and any special characteristics that affect price. The acquiring authority typically prepares an appraisal, but owners often obtain independent opinions to challenge undervalued conclusions.Beyond the value of the area taken, compensation can include damages to the remainder, loss of access, and other consequential impacts known as severance damages. Courts and commissioners evaluate both the taken portion and resulting impacts to ensure the owner is made whole to the extent possible under applicable valuation rules and evidence presented.
Can I challenge the scope of the taking or the public use determination?
Yes, property owners may challenge aspects of a condemnation, including the scope of what is being taken and whether the proposed use qualifies as public use under applicable law. Challenges to public use are fact‑specific and typically require legal argument and evidence that an intended use falls outside statutory or constitutional definitions. It is important to raise these issues promptly because procedural deadlines can limit later objections.In many cases the most practical disputes involve valuation rather than public use, but both are important. Engaging counsel early helps frame appropriate challenges and ensures defenses and objections are timely presented in any condemnation proceeding before commissioners or the court.
What are severance damages and when do they apply?
Severance damages compensate the owner for a reduction in value of the remaining property after part is taken. This can arise when a taking divides a parcel, reduces frontage, alters access, or otherwise impairs the property’s use. Calculating severance damages requires evidence comparing the value before the taking to the value of what remains, often supported by appraisal analysis and comparable sales data.Owners should document how the taking changes practical use, access, or development potential, and present such evidence in negotiations or at hearing. Well‑supported severance claims can materially increase overall compensation beyond the simple market value of the acreage taken.
Will I be paid for a temporary easement used during construction?
Yes, temporary easements typically warrant compensation for loss of use during the period of occupation, and potentially for any residual damage if restoration is incomplete. The amount depends on the duration, extent of interference, and the effectiveness of restoration promised by the acquiring authority. Documenting expected disruptions and restoration plans helps quantify appropriate payment.Owners should also negotiate clear restoration and access terms to minimize lasting harm. Ensuring binding commitments about restoration quality and schedules reduces the risk of lingering impairment that might otherwise require further claims after the work is complete.
How long does the condemnation process usually take?
The length of a condemnation matter varies depending on complexity, the willingness of parties to negotiate, and court schedules. Simple acquisitions with cooperative negotiation can resolve in a matter of months, while contested proceedings involving significant damages, multiple appraisals, or litigation can take a year or longer. Timely responses and early preparation can shorten the timeline by focusing negotiation and settlement efforts.Complex public projects or disputes about valuation and severance damages commonly extend the schedule. Preparing a strong evidentiary record early, coordinating appraisers, and meeting procedural deadlines all help manage the timeline and position an owner for a timely resolution when settlement is possible.
Should I get my own appraisal and what role does it play?
Obtaining your own appraisal is often advisable when the initial offer seems low or when unique property features or anticipated future uses affect value. An independent appraisal tailored to condemnation valuation standards provides a counterpoint to the acquiring authority’s valuation and can reveal damages the authority did not consider. Presenting that appraisal in negotiations often leads to improved offers.An independent appraisal is also crucial if the matter proceeds to hearing or trial, as it forms the backbone of evidence supporting higher compensation. Selecting an appraiser experienced with condemnation matters and local market conditions increases the credibility and relevance of the valuation presented.
What happens if I accept an initial offer?
Accepting an initial offer typically ends your ability to seek additional compensation for the taking, so it is important to understand whether the offer fully accounts for the value of the taken property and any consequential damages. If the offer represents full and final payment and you accept it, you may forgo claims for severance damages or other losses related to the taking. Carefully reviewing the terms before acceptance is essential.Before agreeing, owners should ensure the offer includes any promised restoration obligations and clearly defines possession timing. Consulting with counsel and obtaining a valuation review helps determine whether acceptance is appropriate or whether negotiation or further proceedings are advisable to secure fair payment.
Can litigation fees be recovered in a condemnation case?
Recovery of litigation fees in condemnation matters depends on statutory provisions and case circumstances. In many cases, each party bears its own costs unless specific statutes or judgments provide otherwise. However, in some jurisdictions or particular situations, certain fees or costs may be recoverable. It is important to evaluate potential fee recovery within the local legal framework and discuss expectations with counsel during case planning.Even when fee recovery is limited, making a strategic decision about negotiation versus litigation should consider potential costs, likely recovery, and the magnitude of the compensation dispute. A reasoned cost‑benefit analysis helps determine the most appropriate path for a given property owner.
How can I preserve evidence that supports my valuation claim?
Preserve all records that demonstrate your property’s condition and use prior to the proposed taking. This includes deeds, surveys, photographs, tax and utility records, receipts for improvements, lease agreements, and any correspondence with the acquiring authority. Early preservation of evidence supports valuation claims and helps show how the taking altered property use or value.Keep a timeline and written log of communications, take dated photographs of affected areas, and record any disruptions or access changes. Organizing this evidence and sharing it with counsel or an appraiser early strengthens settlement negotiations and prepares you for any hearing where proof of impact and value is required.