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COUNTY OF ANOKA Department of Higlnvays /Right -of -Way 1440 Bunker Lake Boulevard, Andover, MN 55304 Ph. 763-862-4200 Fax: 763-862-4201 ACQUISITION INFORMATION FOR PROPERTY OWNERS AFFECTED BY A COUNTY TRANSPORTATION PROJECT The acquisition of privately owned real property is sometimes necessary. The purpose of this brochure is to inform those individuals whose land must be acquired, of their rights under Minnesota law and to provide information about the acquisition process. Under Minnesota law, the County may acquire property by gift, direct purchase, or eminent domain proceedings. EARLY CONTACT Before the County is in a position to acquire your property, a survey crew may request permission to enter your land to obtain information for the development of the proposed improvement. A field title agent may contact you to learn the nature and interest of involved parties in the land. DETERMINATION OF JUST COMPENSATION An appraisal of your real property will be made before negotiations are started. (Real property is defined as the rights and interests possessed in land and generally whatever is erected, or growing upon, or affixed to, land.) An attempt to provide an opportunity to accompany the appraiser during the inspection will be provided to you or a representative you designate. This provides you an opportunity to point out any unusual or hidden features your property may possess. In preparing the appraisal, the appraiser can not consider an increase or decrease in the value of your property, prior to the date of valuation, which results from the highway project or the likelihood that your property will be acquired for the project. However, any physical deterioration within your reasonable control will be considered in the valuation of your property. The appraisal is based primarily on studies of recent sales of property in the vicinity of your property. The County will review the completed appraisal(s). Based on a review of the appraisal(s), the County will establish the amount it believes to be just compensation to be offered for the property. DIRECT PURCHASE The County will make a prompt offer to purchase the property for the full amount it has determined to be just compensation. A written statement will be provided to you, which will include the amount offered and an explanation of the basis for determining this amount. In cases where only a part of the property is to be acquired, the statement will separate the amount of compensation to be paid for the property being acquired and the amount (if any) for damages to the remainder. If the acquisition leaves you with an uneconomic remnant, the County must offer to purchase it. The County will not take any action, which would coerce you into accepting its offer. Prohibited You will have a reasonable length of time to consider the offer. To aid in your decision you may wish to secure your own appraisal. Minnesota law provides for reimbursement by the County in an amount not to exceed $1500.00 for the actual cost of an appraisal for single and two family residential properties and acquisitions that a qualified appraiser indicates is appraised for $10,000 or less, a "minimum damage acquisition ". Appraisals for non - residential acquisitions appraised above $10,000 may be reimbursed up to $5,000. The County must have a written request for reimbursement including a paid receipt for the appraisal and a copy of the appraisal not later than five (5) days before a scheduled commissioners hearing. The appraisal must be completed by a Minnesota licensed real estate appraiser and meet the requirements of "The Uniform Standards of Appraisal Practice" (USPAP) in order to be considered by the County. If you elect to accept the offer, you will be asked to sign instruments granting the County the right to purchase your property. The County will at its own expense furnish all documents necessary to complete the sale, make the necessary examination of title, and record the instruments of conveyance.