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• decrease will be explained and supported by market information. (3) Where the cost approach is utilized, the appraisal report will contain the specific source of cost data and an explanation of each type of accrued depreciation. f. Benefits. Where authorized by state law, bene- fits are to be offset against the value of the part taken and/or damages to the remainder in accord- ance with such law. The after value appraisal will eliminate any consideration of damages that are not compensable or benefits not allowable under State law even though they may, in fact, exist in the ultimate value of the remaining property in the market. In case of doubt, a legal ruling should be secured. g. Appraisal of the After Value. The appraisal of the after value will be supported to the same ex- tent as the appraisal of the before value. This sup- port will include one or more of the following: (1) Sales comparable to the remainder prop- erties. (2) Sales of comparable properties from which there have been similar acquisitions or tak- ings for like usages. Development of the income approach on properties which show economic loss or gain as a result of similar acquisition or takings for like usages. (4) Public sales of comparable lands bby the state or other public agencies. In the event the data described in (1) through (4) above are not available, the ap- praisal will so state and give the appraiser's reasoning for his value estimate. h. Difference Between Before and After. The difference between the before and after appraisal will represent the value of the property to be ac- quired including the damages and 'benefits to the remainder property. The appraiser will separately analyze and tabulate the difference showing a rea- sonable allocation to land, improvements, damages, and benefits. i. More Than One Approach Used. Where two or more of the approaches of value are used, the appraisal will show the correlation of the separate indications of value derived' by each approach along with a reasonable explanation for the final conclu- sion of value. This correlation will be included for both before and after appraisals. j. Photographs. All appraisals should include identified photographs of the subject property in- (3) (5) eluding all principal above ground improvements or unusual features affecting the value of the prop- erty to be taken or damaged. k. Sketch or Plat. Appraisal reports for whole takings will contain a sketch or plat of the property showing boundary dimensions, location of improve- ments and other significant features of the property. For partial takings, the sketch or plat will also show the area to be acquired, relation of improvements to the taking area and area of each remainder. 1. Comparable Sales. Each appraisal report will contain or make reference to the comparable sales which were used in arriving at the fair market value. (1) The appraiser will state the date of sale, names of parties to the transaction, consid- eration paid, financing, conditions of sale and with whom these were verified, the loca- tion, total area, type of improvements, ap- praiser's estimate of highest and best use at the date of sale, zoning and any other data pertinent to the analysis and evaluation thereof. (2) If the appraiser is unable to verify the financing and conditions of sale from the usual sources such as buyer, seller, broker, title or escrow company, etc., he will so state. Pertinent comparable sales data should in- clude identified photographs of all principal above ground improvements or unusual fea- tures affecting the value of the comparable. (4) The appraiser will prepare a comparable sales map showing the location of the sale property. m. Inspection of Properties. All property ap- praised and the comparable sales which were relied upon in arriving at the fair market value estimate will be personally inspected in the field by the ap- praiser and all dates of inspection will be shown in the appraisal report. n. Date of Valuation. The effective date to which the valuation applies. o. Limiting Conditions. Statement of appropri- ate contingent and limiting conditions if any. p. Certification and Signature. The certification, signature and date of signature of the appraiser. (Refer to example in appendix 3). 24. UNCOMPLICATED TAKINGS. Appraisal reports on uncomplicated takings, permitted at the option of the Sponsor and where adequate market data are available, may' be prepared on an abbrevi- ated appraisal format in which the value conclusion (3) 11