236.6 Appraisal and Appraisal Review - Revision history

Hoskir: /* 236.6.3.7 Realty Asset Valuation */ updated per RR 4177

2026-02-23T19:36:21Z

236.6.3.7 Realty Asset Valuation: updated per RR 4177

← Older revision		Revision as of 14:36, 23 February 2026
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	'''Realty Asset Valuation Instructions:''' District right of way shall authorize appropriate personnel to prepare the following valuations.		'''Realty Asset Valuation Instructions:''' District right of way shall authorize appropriate personnel to prepare the following valuations.

			{\| class="wikitable" style=" clear: both; float: right"
			\|+ Appraisal Format Guide for Conveyances<nowiki>*</nowiki>
			\|-
			! style="width: 150px" \| Appraisal Format \|\| style="width: 175px" \| Maximum Value for Format \|\| style="width: 135px" \| Certified Appraiser Required to Complete \|\| style="width: 125px" \| Appraisal Review Required
			\|-
			\| Realty Asset Estimate Greater than $25K \|\| Any value exceeding $25K \|\| Yes \|\| Yes
			\|-
			\| Realty Asset Estimate Less than $25K \|\| Cannot exceed $25K \|\| No \|\| No
			\|-
			\|+ style="caption-side: bottom; text-align: left;" \| *Additional format requirements are provided in EPG 236.6.3.7
			\|}

	:'''A. Valuation by Realty Asset Inventory Estimate'''		:'''A. Valuation by Realty Asset Inventory Estimate'''

Hoskir: /* 236.6.1 Overall Operating Policies */

2026-02-23T19:31:51Z

236.6.1 Overall Operating Policies

@@ Line 43: / Line 43: @@
 |-
 |+ style="caption-side: bottom; text-align: left;" | *Additional format requirements are provided in EPG 236.6
 |}

Hoskir: /* 236.6.1.1 Appraisal Reports Required */ updated per RR 4177

2026-02-23T18:38:40Z

236.6.1.1 Appraisal Reports Required: updated per RR 4177

← Older revision		Revision as of 13:38, 23 February 2026
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	===236.6.1.1 Appraisal Reports Required===		===236.6.1.1 Appraisal Reports Required===
			{\| class="wikitable" style="float: right"
			\|+ Appraisal Format Guide for Acquisitions<nowiki>*</nowiki>
			\|-
			! style="width: 125px" \| Appraisal Format \|\| style="width: 175px" \| Maximum Value for Format \|\| style="width: 135px" \| Certified Appraiser Required to Complete \|\| style="width: 125px" \| Appraisal Review Required \|\| style="width: 175px" \| Type of Acquisitions/Impacts
			\|-
			\| Standard \|\| Any Value \|\| Yes - notify property owner to accompany, certification required \|\| Yes \|\| Complex, improvements and/or relocation involved. Change in highest and best use after the acquisition.
			\|-
			\| Value Finding \|\| Any Value \|\| Yes - notify property owner to accompany, certification required \|\| Yes \|\| Simple, no major improvements are to be acquired.
			\|-
			\| Waiver & Payment Estimate \|\| Cannot exceed $35K - excluding fencing \|\| No \|\| No \|\| Simple, nominal access rights.
			\|-
			\| Nominal Acquisition Payment (NAP) \|\| Requires Asst. to State Design Engineer-ROW approval to use. \|\| No \|\| No \|\| Simple and typically used for small temporary easements.
			\|-
			\|+ style="caption-side: bottom; text-align: left;" \| *Additional format requirements are provided in EPG 236.6
			\|}

			{\| class="wikitable" style=" clear: both; float: right"
			\|+ Appraisal Format Guide forConveyances<nowiki>*</nowiki>
			\|-
			! style="width: 150px" \| Appraisal Format \|\| style="width: 175px" \| Maximum Value for Format \|\| style="width: 135px" \| Certified Appraiser Required to Complete \|\| style="width: 125px" \| Appraisal Review Required
			\|-
			\| Realty Asset Estimate Greater than $25K \|\| Any value exceeding $25K \|\| Yes \|\| Yes
			\|-
			\| Realty Asset Estimate Less than $25K \|\| Cannot exceed $25K \|\| No \|\| No
			\|-
			\|+ style="caption-side: bottom; text-align: left;" \| *Additional format requirements are provided in [[#236.6.3.7_Realty_Asset_Valuation\|EPG 236.6.3.7]]
			\|}

	It shall be the policy of The Missouri Department of Transportation (MoDOT) to secure at least one appraisal of each fee hold which is sought, or from which is sought certain realty rights having an estimated value that exceeds $35,000. Said appraisals shall be prepared on approved formats and comply with accepted appraisal practices.		It shall be the policy of The Missouri Department of Transportation (MoDOT) to secure at least one appraisal of each fee hold which is sought, or from which is sought certain realty rights having an estimated value that exceeds $35,000. Said appraisals shall be prepared on approved formats and comply with accepted appraisal practices.

Hoskir: /* A. Instructions For Preparing Value Finding Appraisal Format */ updated amount per RR4115

2025-10-21T18:53:53Z

A. Instructions For Preparing Value Finding Appraisal Format: updated amount per RR4115

← Older revision		Revision as of 13:53, 21 October 2025
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	::'''C. Analysis of Value of Improvements, Fixtures and Personalty in the Acquisition:'''		::'''C. Analysis of Value of Improvements, Fixtures and Personalty in the Acquisition:'''

	::In a Value Finding appraisal, the appraiser may estimate the contributory value of any acquired improvement having a value of $25,000 or less. Improvements with a value over $25,000 may be valued by The Cost Less Depreciation approach with cost sources, calculations and depreciation rates shown, or by a method set out in the Scope of Assignment, or [[#Cost Approach\|EPG 236.6.3.1.9B]].		::In a Value Finding appraisal, the appraiser may estimate the contributory value of any acquired improvement having a value of $35,000 or less. Improvements with a value over $35,000 may be valued by The Cost Less Depreciation approach with cost sources, calculations and depreciation rates shown, or by a method set out in the Scope of Assignment, or [[#Cost Approach\|EPG 236.6.3.1.9B]].

	::Depreciation may be estimated by observed condition or age life methods. Market data supporting improvement value and/or depreciation estimates may be included.		::Depreciation may be estimated by observed condition or age life methods. Market data supporting improvement value and/or depreciation estimates may be included.
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	::In the Value Finding format, rationale for conclusion of damage to remainder due to easements or other damage shall be explained. Description of temporary and permanent easements should include the use and anticipated duration of that use.		::In the Value Finding format, rationale for conclusion of damage to remainder due to easements or other damage shall be explained. Description of temporary and permanent easements should include the use and anticipated duration of that use.

	::Losses to remainder value may result from limitation of direct access, proximity of the proposed boundary line to improvements, severance, reduction in size of remainder, configuration of remainder, change in grade, and other effects of acquisition. Losses of this nature may be estimated by the appraiser without the benefit of sales data or other supporting evidence provided an estimate for any one given loss does not exceed $25,000, but in all cases rationale must be reasonable and fully explained. Consequential damage due to more than one of the above factors may suggest that the standard appraisal format should be used.		::Losses to remainder value may result from limitation of direct access, proximity of the proposed boundary line to improvements, severance, reduction in size of remainder, configuration of remainder, change in grade, and other effects of acquisition. Losses of this nature may be estimated by the appraiser without the benefit of sales data or other supporting evidence provided an estimate for any one given loss does not exceed $35,000, but in all cases rationale must be reasonable and fully explained. Consequential damage due to more than one of the above factors may suggest that the standard appraisal format should be used.

	::Cost to cure items may include wells and water systems, septic or sewer systems, waterways, terraces, fencing for proposed boundary lines along relocated highways, etc. Costs for such items shall be based on contractor estimates or other appropriate cost sources. Value of each cost to cure item and the total shall be shown. The costs of cost to cure elements, documented in the same manner that would be applied in a Standard Format, are not included in this limitation of damages in this Value Finding format.		::Cost to cure items may include wells and water systems, septic or sewer systems, waterways, terraces, fencing for proposed boundary lines along relocated highways, etc. Costs for such items shall be based on contractor estimates or other appropriate cost sources. Value of each cost to cure item and the total shall be shown. The costs of cost to cure elements, documented in the same manner that would be applied in a Standard Format, are not included in this limitation of damages in this Value Finding format.

Hoskir: /* 236.6.1.5 Separation of Functions */ updated per RR4115

2025-10-21T18:48:53Z

236.6.1.5 Separation of Functions: updated per RR4115

← Older revision		Revision as of 13:48, 21 October 2025
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	:'''A. Valuation Limit'''		:'''A. Valuation Limit'''

	:The same individual may value and negotiate for simple acquisitions with compensation of $25,000 or less (excluding fence), and valued by a Waiver Valuation. Valuation conclusions less than $25,000 and prepared on other than a Waiver Valuation (for complexity purposes) must be negotiated by personnel other than the valuer.		:The same individual may value and negotiate for simple acquisitions with compensation of $35,000 or less (excluding fence), and valued by a Waiver Valuation. Valuation conclusions less than $35,000 and prepared on other than a Waiver Valuation (for complexity purposes) must be negotiated by personnel other than the valuer.

	:'''B. Relocation Restriction'''		:'''B. Relocation Restriction'''

Hoskir: /* 236.6.1.1 Appraisal Reports Required */ updated amount per RR4115

2025-10-21T18:15:26Z

236.6.1.1 Appraisal Reports Required: updated amount per RR4115

← Older revision		Revision as of 13:15, 21 October 2025
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	===236.6.1.1 Appraisal Reports Required===		===236.6.1.1 Appraisal Reports Required===
			It shall be the policy of The Missouri Department of Transportation (MoDOT) to secure at least one appraisal of each fee hold which is sought, or from which is sought certain realty rights having an estimated value that exceeds $35,000. Said appraisals shall be prepared on approved formats and comply with accepted appraisal practices.

	It shall be the policy of The Missouri Department of Transportation (MoDOT) to secure at least one appraisal of each fee hold which is sought, or from which is sought certain realty rights having an estimated value that exceeds $25,000. Said appraisals shall be prepared on approved formats and comply with accepted appraisal practices.		Non-complex valuations of acquisitions of less than $35,000 shall be prepared on a [https://epg.modot.org/forms/RW/Chapter%206_Appraisal%20and%20Appraisal%20Review/Waiver%20Valuation%20Form%206.3.3.docx Payment Estimate], (Form 236.6.3.3) or other Waiver Valuation document that has been approved by Right of Way Section, Waiver Valuations, including Payment Estimate are not considered an appraisal.

	Non-complex valuations of acquisitions of less than $25,000 shall be prepared on a [https://epg.modot.org/forms/RW/Chapter%206_Appraisal%20and%20Appraisal%20Review/Waiver%20Valuation%20Form%206.3.3.docx Payment Estimate], (Form 236.6.3.3) or other Waiver Valuation document that has been approved by Right of Way Section, Waiver Valuations, including Payment Estimate are not considered an appraisal.

	An exception to this policy shall include lands or rights owned by the United States of America or any other entity where the owners thereof are willing to donate necessary rights or parts thereof subsequent to being informed of MoDOT's policy with regard to appraisals and grantors' rights to receive just compensation.		An exception to this policy shall include lands or rights owned by the United States of America or any other entity where the owners thereof are willing to donate necessary rights or parts thereof subsequent to being informed of MoDOT's policy with regard to appraisals and grantors' rights to receive just compensation.

Hoskir: /* 236.6.3.3 Waiver Valuation */ updated per RR4080

2025-06-23T18:46:21Z

236.6.3.3 Waiver Valuation: updated per RR4080

← Older revision		Revision as of 13:46, 23 June 2025
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	'''C. Use of Agent’s Value Estimate (AVE)'''		'''C. Use of Agent’s Value Estimate (AVE)'''

	Use of the AVE will be based on current sales data, parcel size, and other applicable appraisal criteria, to ensure that property owners are offered a fair market value for the acquisition of less than $25,000.		Use of the AVE will be based on current sales data, parcel size, and other applicable appraisal criteria, to ensure that property owners are offered a fair market value for the acquisition of less than $35,000.

	The AVE will be prepared either in a MoDOT memorandum format or a cost estimate spreadsheet format. Data included in the AVE will include: date, parcel number, county route and project number. The sales data use is arriving at a value will be listed. It will be referred that three sales be shown as comparables, but listing one comparable sale is acceptable in limited markets. Fencing values and other minor items of acquisition will be estimated by using contractor’s cost estimates and/or Marshall and Swift cost data. The Assistant Right of Way Manager – Certified, or their designee will make a brief statement concerning the acquisition and the rationale for using the comparable sales.		The AVE will be prepared either in a MoDOT memorandum format or a cost estimate spreadsheet format. Data included in the AVE will include: date, parcel number, county route and project number. The sales data use is arriving at a value will be listed. It will be referred that three sales be shown as comparables, but listing one comparable sale is acceptable in limited markets. Fencing values and other minor items of acquisition will be estimated by using contractor’s cost estimates and/or Marshall and Swift cost data. The Assistant Right of Way Manager – Certified, or their designee will make a brief statement concerning the acquisition and the rationale for using the comparable sales.
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	'''D. Nominal Acquisition Payment (NAP)'''		'''D. Nominal Acquisition Payment (NAP)'''

	Use of the NAP will be based on current sales data, parcel size, and other applicable appraisal criteria, to ensure that property owners are offered a fair market value for the acquisition of less than $25,000. The use of the NAP shall be subject to the approval of the Asst. to the State Design Engineer-ROW.		Use of the NAP will be based on current sales data, parcel size, and other applicable appraisal criteria, to ensure that property owners are offered a fair market value for the acquisition of less than $35,000. The use of the NAP shall be subject to the approval of the Asst. to the State Design Engineer-ROW.

	The NAP is a table format indicating owner, size of subject, property and easements to be acquired, unit price of comparable sale, easement percentage, calculation of minor improvements, explanation of damages and calculated payment.		The NAP is a table format indicating owner, size of subject, property and easements to be acquired, unit price of comparable sale, easement percentage, calculation of minor improvements, explanation of damages and calculated payment.

Hoskir: /* 236.6.3.3 Waiver Valuation */ updated per RR4080

2025-06-23T18:37:46Z

236.6.3.3 Waiver Valuation: updated per RR4080

← Older revision		Revision as of 13:37, 23 June 2025
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	The purpose of the appraisal waiver provision is to provide a technique to avoid the costs and time delay associated with appraisal requirements for low-value, non-complex acquisitions. The intent is that non-appraisers and appraisers in training may make waiver valuations. The district right of way manager or assistant right of way manager certified makes a determination to use the waiver valuation.		The purpose of the appraisal waiver provision is to provide a technique to avoid the costs and time delay associated with appraisal requirements for low-value, non-complex acquisitions. The intent is that non-appraisers and appraisers in training may make waiver valuations. The district right of way manager or assistant right of way manager certified makes a determination to use the waiver valuation.

	Waiver valuations are not appraisals as defined by the Uniform Act and 49 CFR; ([https://www.~~law~~.~~cornell.edu~~/~~cfr~~/~~text~~/49/24.102 49 CFR 24.102 (c)]) therefore, appraisal performance requirements or standards, regardless of their source, are not required for waiver valuations. Since waiver valuations are not appraisals, neither is there a requirement for an appraisal review. The definition of "appraisal" in the Uniform Act and appraisal waiver provisions of the Uniform Act and 49 CFR are Federal law and public policy and should be considered as such when determining the impact of appraisal requirements levied by others, including USPAP.		Waiver valuations are not appraisals as defined by the Uniform Act and 49 CFR; ([https://www.ecfr.gov/current/title-49/subtitle-A/part-24/subpart-B/section-24.102 49 CFR 24.102 (c)]) therefore, appraisal performance requirements or standards, regardless of their source, are not required for waiver valuations. Since waiver valuations are not appraisals, neither is there a requirement for an appraisal review. The definition of "appraisal" in the Uniform Act and appraisal waiver provisions of the Uniform Act and 49 CFR are Federal law and public policy and should be considered as such when determining the impact of appraisal requirements levied by others, including USPAP.

	Use of the Waiver Valuation is allowed when the acquisition is simple and $35,000 or less. Fence re-establishment costs, whether improvement acquired or allocated to damages, may be excluded from this limit. No other cost to cure elements may be excluded from the limit.		Use of the Waiver Valuation is allowed when the acquisition is simple and $35,000 or less. Fence re-establishment costs, whether improvement acquired or allocated to damages, may be excluded from this limit. No other cost to cure elements may be excluded from the limit.
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	'''A. Payment Estimate Instructions:'''		'''A. Payment Estimate Instructions:'''

	:Use of the [https://epg.modot.org/forms/RW/Chapter%206_Appraisal%20and%20Appraisal%20Review/Waiver%20Valuation%20Form%206.3.3.docx Payment Estimate] (Form 236.6.3.3) is allowed when the acquisition is simple and the value of the acquisition is $25,000 or less. Fence re-establishment costs, may be excluded from this limit. No other cost to cure elements may be excluded from the $25,000 limit. The same person may perform both the value estimation and negotiation functions if the value estimate is less than $25,000.		:Use of the [https://epg.modot.org/forms/RW/Chapter%206_Appraisal%20and%20Appraisal%20Review/Waiver%20Valuation%20Form%206.3.3.docx Payment Estimate] (Form 236.6.3.3) is allowed when the acquisition is simple and the value of the acquisition is $35,000 or less. Fence re-establishment costs, may be excluded from this limit. No other cost to cure elements may be excluded from the $35,000 limit. The same person may perform both the value estimation and negotiation functions if the value estimate is less than $35,000.

	:The following sample format will be adequate for most applications but may be expanded to include space for uneconomic remnants, etc. when required.		:The following sample format will be adequate for most applications but may be expanded to include space for uneconomic remnants, etc. when required.

Hoskir: /* 236.6.3.3 Waiver Valuation */ updated per RR4080

2025-06-11T19:21:19Z

236.6.3.3 Waiver Valuation: updated per RR4080

Hoskir at 20:29, 1 April 2025

2025-04-01T20:29:07Z

← Older revision		Revision as of 15:29, 1 April 2025
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	===236.6.3.6 Access Rights Valuation===		===236.6.3.6 Access Rights Valuation===

	Appraisals of access rights will be made in conformity with the appropriate state laws, regulations and policies and procedures for acquisition and disposal of property. Refer to [[236.5 Property Management#236.5.28.3 Compensation for Changes in Access\|EPG 236.5.28.3 Compensation for Changes in Access]]. [https://www.sos.mo.gov/~~pubs~~/~~constitution~~ Article IV, Section 29] of the Missouri Constitution gives the Commission authority to limit access to, from, and across state highways where the public interest and safety may require.		Appraisals of access rights will be made in conformity with the appropriate state laws, regulations and policies and procedures for acquisition and disposal of property. Refer to [[236.5 Property Management#236.5.28.3 Compensation for Changes in Access\|EPG 236.5.28.3 Compensation for Changes in Access]]. [https://www.sos.mo.gov/CMSImages/Publications/MissouriConstitution.pdf Article IV, Section 29] of the Missouri Constitution gives the Commission authority to limit access to, from, and across state highways where the public interest and safety may require.

	Article IV, Section 29 (Highways and Transportation) of the Missouri Constitution states:		Article IV, Section 29 (Highways and Transportation) of the Missouri Constitution states:

← Older revision		Revision as of 14:21, 11 June 2025
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	===236.6.3.3 Waiver Valuation===		===236.6.3.3 Waiver Valuation===

	The purpose of the appraisal waiver provision is to provide a technique to avoid the costs and time delay associated with appraisal requirements for low-value, non-complex acquisitions. The intent is that non-appraisers and appraisers in training may make waiver valuations. The district right of way manager or assistant right of way manager certified makes a determination to use the waiver valuation.		The purpose of the appraisal waiver provision is to provide a technique to avoid the costs and time delay associated with appraisal requirements for low-value, non-complex acquisitions. The intent is that non-appraisers and appraisers in training may make waiver valuations. The district right of way manager or assistant right of way manager certified makes a determination to use the waiver valuation.

	Waiver valuations are not appraisals as defined by the Uniform Act and 49 CFR; ([https://www.law.cornell.edu/cfr/text/49/24.102 49 CFR 24.102 (c)]) therefore, appraisal performance requirements or standards, regardless of their source, are not required for waiver valuations. Since waiver valuations are not appraisals, neither is there a requirement for an appraisal review. The definition of "appraisal" in the Uniform Act and appraisal waiver provisions of the Uniform Act and 49 CFR are Federal law and public policy and should be considered as such when determining the impact of appraisal requirements levied by others, including USPAP.		Waiver valuations are not appraisals as defined by the Uniform Act and 49 CFR; ([https://www.law.cornell.edu/cfr/text/49/24.102 49 CFR 24.102 (c)]) therefore, appraisal performance requirements or standards, regardless of their source, are not required for waiver valuations. Since waiver valuations are not appraisals, neither is there a requirement for an appraisal review. The definition of "appraisal" in the Uniform Act and appraisal waiver provisions of the Uniform Act and 49 CFR are Federal law and public policy and should be considered as such when determining the impact of appraisal requirements levied by others, including USPAP.

	Use of the Waiver Valuation is allowed when the acquisition is simple and $25,000 or less. Fence re-establishment costs, whether improvement acquired or allocated to damages, may be excluded from this limit. No other cost to cure elements may be excluded from the limit.		Use of the Waiver Valuation is allowed when the acquisition is simple and $35,000 or less. Fence re-establishment costs, whether improvement acquired or allocated to damages, may be excluded from this limit. No other cost to cure elements may be excluded from the limit.

	Limitations to the intended use of the Waiver Valuation include:		Limitations to the intended use of the Waiver Valuation include:
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	*only nominal structural improvements are acquired,		*only nominal structural improvements are acquired,
	*only nominal access rights are acquired		*only nominal access rights are acquired
	*other than fence, costs to cure cannot make the total compensation exceed $25,000		*other than fence, costs to cure cannot make the total compensation exceed $35,000
	*there are no apparent damages to the remainder – other than simple easements, access rights of nominal impact and creation of nominal uneconomic remnants		*there are no apparent damages to the remainder – other than simple easements, access rights of nominal impact and creation of nominal uneconomic remnants

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	:Other Damages: ___________________ $ _______________		:Other Damages: ___________________ $ _______________

	:Sub-total: ($25,000) limit $________________		:Sub-total: ($35,000) limit $________________

	:Fencing: _________l.f. @ $_________/(l.f.) $ _______________		:Fencing: _________l.f. @ $_________/(l.f.) $ _______________