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Business Damages

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Submitted By slmcmurray
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Research Paper

April 27, 2001

House Bill No. 197 – Business Damages

House Bill 197 is a bill that amends Idaho Code Section 7-711 in regards to business damages in eminent domain or condemnation proceedings. The article, “Valuing Business Goodwill Loss in Eminent Domain Cases” by Robert Trout defines a condemnation as: The process of taking private property for public use through the power of eminent domain (government).

Trout states, The loss of property causes economic damages consisting of lost tangible asset values and, when appropriate, lost intangible asset values, primarily business goodwill. Tangible assets are those that show up on a balance sheet, including real property. Examples include land, buildings, and equipment. Intangible assets are other assets of a business that can be individually identified and valued. Examples include trademarks, patents, copyrights, trade secrets, customer lists, and goodwill.

(Trout)

Business damages are new just last year (2000) to Idaho law. Prior to that there were no laws stating that a condemnor had to pay a condemnee for their business loss due to the acquisition of new property. Being so new, Idaho does not have a definition of goodwill. California does however, and the lawmakers there identify it as: [B]enefits that accrue to a business as a result of its location, reputation for dependability, skill, or quality, and any other circumstances resulting in probable retention of old or acquisition of new patronage.

(Trout) The Business Damages, or goodwill, bill was introduced to the House during the 2001 Idaho Legislature. It was then remitted back to committee where it never re-emerged. HO197 called for a requirement that business owners claiming business damages would have to submit a business damage claim to the condemnor within ninety days after the condemning authority’s initial offer. The bill’s goals were to make sure that the court could strike down the condemnee’s claim of business damages in further condemnation proceedings. It also stated that the claim had to be prepared by a person with a good knowledge of the business in question, and that the condemning authority would be provided with a copy of all business records. The bill was written in hope that it would motivate the business owner and the condemnor to enter into good faith negotiations and discuss any and all business damages that may be involved in the eminent domain proceeding. Idaho Code Section 7-711 currently does not call for the property owner to supply any business records to the condemnor. This does not allow the condemning authority to may make a good faith offer before the condemnation action is filed. In his “Statement of Purpose”, Stuart Davis says: Amending this section to require the condemning authority to notify the property owner/business owner of this possible right to claim business damages at the time of the initial offer letter, and allowing the business owner the next ninety (90) days to make and support a claim for business damages, will cover all situations not just those regarding litigation.

Had this bill passed, it would have saved the condemning authority, and the general public, a great deal of money. It would have knocked down the costs of acquiring right-of-way and cut the costs of litigation, all of which is supported by the general public’s tax dollars. While the intention of this bill is good, I do not feel that Davis chose the appropriate time to bring it foreword. During the 2000 Legislature, there was a bill amending I.C. § 7-711 to include business damages in eminent domain proceedings. After many amendments and changes, HO681 climbed through the ranks of the legislature and became law. The bill was quite controversial and had a good showing of both support and opposition. Personally, I feel that HO681 was so controversial last year that no one wanted anything to do with it this year. Some may argue that HO197 caters to the condemnor. For the past two years I have been working on condemnations at the Idaho Transportation Department. It has been my experience that many attorneys like to play poker when it comes to naming the price their clients want for their property. Partially because they would like to see just how much they could get, be it just compensation or not. HO197 would make the property owners show the condemnor their cards and hope that the authority would make a fair offer. Those who say that this bill caters to the condemnor are forgetting one thing, if you don not like what the condemning authority is offering, you can always pursue it through litigation. I believe that if property/business owners said up front what they want, condemnation proceedings would run much smoother. When you begin a condemnation proceeding, you plan things out specific to the property. All of your appraisals and valuations are done pursuant to the property. When half way through the proceedings the owner springs business damages on you, it completely changes the case. At that point, you have to practically start over, because the business does change the property value so much. In addition to that you also must start calculating out how much money the owner receives for the business damages. It is a long, drawn out process that takes in some cases more than two years. If you claim all of your damages up front, you could very well be paid off before the project even starts. I believe that the main reason this bill did not get anywhere is because of the way the changes to the code where made. The amendments make the law sound as though the government has complete and total control over how the property owner can negotiate a fair offer. With the strong opposition to the government taking of land lately, it is not surprising this bill never escaped from committee. In the end, I feel that this bill would have helped a lot of property owners and taxpayers. It allows for the property owners to be fully and justly compensated for their businesses and saves the taxpayers costly litigation fees. With the high growth in our area, I think it is necessary for the government to be building new highways and roadways and parks, and if it is necessary for them to take land to do so, so be it. We must however come up with a common solution when assessing how much the property owner should be compensated. Without one, the government will keep accumulating litigation costs, which will come back as a burden to the taxpayer. Hopefully, the 2002 Legislative Session will see a new version of HO197 and give it the chance it deserved.

Works Cited

House Bill No. 197. Idaho State Legislature. Stuart O. Davis. 2001. 20 Feb. 2001. http://www3.state.id.us/oasis.HO197.html.
Trout, Robert R. PhD, CFA, LLP. “Valuing Business Goodwill Loss in Eminent Domain Cases.” The Appraisal Journal. April (2000): 171-179.

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