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(c) If the dwelling is located on a tract that has a use higher and better than residential, the amount payable is the probable selling price of a comparable replacement dwelling on a tract typical for residential use in the area less the estimated value of the dwelling assuming it was located on a tract typical for residential use in the area. § 4.189 Limitations; payment for pur
chase price. (a) The price established as the reasonable cost of a comparable replacement dwelling sets the upper limit of the differential amount payable under § 4.183(a). To qualify for the full amount, the homeowner must purchase and occupy a decent, safe, and sanitary dwelling higher in value than the acquired dwelling.
(b) If the homeowner voluntarily purchases and occupies a decent, safe, and sanitary dwelling at a price less than the reasonable cost established for a comparable replacement dwelling, the amount payable under $ 4.183(a) is that amount required to pay the difference between the acquisition price of the acquired dwelling and the actual purchase price of the decent, safe, and sanitary dwelling. 8 4.191 Reasonable cost of comparable
replacement dwelling. In determining the reasonable cost of a comparable replacement dwelling available on the private market, the displacing agency shall use one of the following methods:
(a) It may establish a schedule of reasonable acquisition costs for the various types of comparable replacement dwellings which are available. If more than one agency is administering a project causing displacements in the area, it shall cooperate with those agencies in establishing a uniform schedule for the area. The schedule must be based on a current analysis of the market to determine a reasonable cost for each type of dwelling to be purchased. In large urban area this analysis may be confined to one area of the city, or may cover several different areas if they are comparable and equally accessible to public services and places of employment. To assure the greatest comparability of dwellings in any analysis, the analysis shall be divided into classifications of the type of
construction, number of rooms, and price ranges.
(b) It may determine the reasonable cost of a comparable replacement dwelling by examining the probable selling prices of at least three comparable replacement dwellings which are available. Selection of the dwellings must be made by a qualified employee of the displacing agency who is familiar with real property values and current real estate transactions.
(c) If it finds that the methods described in paragraphs (a) and (b) of this section are not feasible for determining the reasonable cost of a comparable replacement dwelling, it may propose what it considers to be a feasible method to the Administrator for approval. § 4.193 Owner retention.
(a) If a displaced homeowner elects to retain and move his dwelling, amount payable under $ 4.183(a) is the difference between the acquisition price of the acquired dwelling and the sum of
(1) The moving and restoration expenses;
(2) The cost of correcting decent, safe, and sanitary deficiencies, if any; and
(3) The estimated selling price of a comparable relocation site.
(b) The amount computed in accordance with paragraph (a) of this section is subject to the limitations prescribed in § 4.189. § 4.195 Increased interest costs.
(a) The amount payable for increased interest costs under $ 4.183(b) is
(1) The present value of the difference in interest costs and other debt service costs charged for refinancing an amount not more than the balance of the mortgage on the acquired dwelling at the time of acquisition over a period not more than the remaining term of that mortgage; or
(2) An amount based on a schedule prescribed or approved by the Administrator and computed in accordance with this section.
(b) For purposes of computing increased interest costs, the following rules apply:
(1) The interest charge on the new mortgage may not exceed the prevailing interest rate currently charged by
mortgage lending institutions in the area.
(2) The present value of the increased interest cost shall be computed at the prevailing interest rate paid on savings deposits by commercial banks in the area. § 4.197 Incidental expenses.
(a) The incidental expenses payable under $ 4.183(c) or $ 4.185(b) is the amount necessary to compensate the homeowner or tenant for actual costs incurred incident to the purchase of a decent, safe, and sanitary dwelling, including the following:
(1) Legal closing costs, including title search, preparing conveyance contracts, notary fees, surveys, preparing drawings of plots, and charges incident to recordation.
(2) Lender, FHA, or VA appraisal fees.
(3) FHA or VA application fee.
(4) Certification of structural soundness when required by the lender, FHA, or VA.
(5) Credit report.
(8) State revenue stamps or sale or transfer taxes.
(b) An incidental expense which is part of a finance charge under the Truth in Lending Act, Title I, Public Law 90–321, and Regulation "Z" issued thereunder by the Board of Governors of the Federal Reserve System, may not be reimbursed. $ 4.199 Computation of rental pay
ments; tenants. (a) The amount payable to a displaced tenant, other than a tenant of the displacing agency, for rent under § 4.185(a) is 48 times the reasonable monthly rent for a comparable replacement dwelling, less 48 times the average
rage month's rent paid by the displaced tenant for the last 3 months before initiation of negotiations for the acquired dwelling if that rent was reasonable, and if not reasonable 48 times the monthly economic rent for the dwelling unit as established by the displacing agency.
(b) The amount payable to a displaced tenant of the displacing agency for rent under $ 4.185(a) is 48 times the reasonable monthly rent for a comparable replacement dwelling less 48 times the monthly economic rent.
$ 4.201 Computation of rental pay
ments; homeowners. The amount payable to a displaced homeowner is 48 times the reasonable monthly rent for a comparable replacement dwelling less 48 times the monthly economic rent, but not more than the homeowner would receive if he were eligible for a payment under $ 4.183. § 4.203 Determining reasonable monthly
rent. In determining the reasonable monthly rent for a comparable replacement dwelling for the purposes of $ $ 4.199 and 4.201, the displacing agency shall use one of the following methods:
(a) It may establish a schedule of monthly rents for each type of dwelling required. The schedule shall be based on an analysis of the available private market. If more than one agency is administering a project causing displacement in the area, it shall cooperate with those agencies in establishing a uniform schedule for the area.
(b) It may determine a reasonable rent by examining the rent of at least three comparable replacement dwellings available on the private market.
(c) If it finds that the methods described in paragraphs (a) and (b) of this section are not feasible, it may propose what it considers to be a feasible method to the Administrator for approval. $ 4.205 Rental payments; method of
payment. If a rental payment under § 4.185(a) is more than $500, it shall be made in four equal annual installments. Before making an annual payment, the displacing agency shall verify that the tenant still occupies a decent, safe, and sanitary dwelling. S 4.207 Computation of down payments.
The amount payable to a displaced homeowner or tenant for a down payment under $ 4.185(b) is the full amount of the first $2,000 of the required down payment plus one-half of any amount required over $2,000. However, the homeowner or tenant must provide the other half of any amount required over $2,000. § 4.209 Down payments.
displaced homeowner or tenant shall apply the full amount of the pay
ment to which he is entitled under § 4.185(b) to the down payment and the incidental expenses described in the closing statement. § 4.211 Provisional payment pending
condemnation. If the exact amount of a replacement housing payment cannot be determined because of a pending condemnation suit, the displacing agency may make a provisional replacement housing payment to the displaced homeowner based on the agency's maximum offer for the property, but only if the homeowner enters into an agreement with the agency that
(a) Upon final adjudication of the condemnation suit the replacement housing payment will be recomputed on the basis of the acquisition price determined by the court;
(b) If the acquisition price as determined by the court is greater than the agency's maximum offer upon which the provisional replacement housing payment is based, the difference shall be refunded to the agency; and
(c) If the acquisition price as determined by the court is less than the agency's maximum offer upon which the provisional replacement housing payment is based, the difference shall be paid to the homeowner. § 4.213 Combined payments.
(a) If a homeowner is eligible for payment under § 4.183, but has previously received a rental payment under § 4.185(a), the amount of rental payment previously received shall be deducted from any amount that he receives under $ 4.183.
(b) If a homeowner or tenant is eligible for a down payment under § 4.185 (b), but has previously received a rental payment under $ 4.185(a), the amount of rental payment previously received shall be deducted from the amount of any down payment that he receives under § 4.185(b). § 4.215 Partial use of home for business
or farm operation. (a) In the case of a displaced homeowner or tenant who has allocated part of his dwelling for use in connection with a displaced business or farm operation, a replacement housing payment may not be paid for that part of the
property which is allocated to the business or farm operation.
(b) The eligibility of a person to receive a payment under $ 4.127 is not affected by this section. § 4.217 Multiple occupants of a single
dwelling. (a) If two or more families, or an individual and a family, occupy the same dwelling, each such individual or family that elects to relocate separately is entitled to a separately computed replacement housing payment.
(b) If two or more individuals, not a family, occupy the same dwelling, they shall be treated as a single family in computing a replacement housing payment. § 4.219 Multifamily dwelling.
In the case of a displaced homeowner who is required to move from a onefamily unit of a multifamily building which he owns, the replacement housing payment shall be based on the cost of a comparable one-family unit in a multifamily building or a single family structure, without regard for the number of units in the building being acquired. § 4.221 Certificate of eligibility pending
purchase of replacement dwelling. Upon request by a displaced homeowner or tenant who has not yet purchased and occupied a comparable replacement dwelling, but who is otherwise eligible for a replacement housing payment under this subpart, the displacing agency shall certify to any interested party, financial institution, or lending agency, that the displaced homeowner or tenant will be eligible for the payment of a specific sum if he purchases and occupies a decent, safe, and sanitary dwelling within the time limits prescribed by § 4.181(a) (3), (b) (3), or (c)(3), as the case may be. Subpart H-Relocation Assistance
Functions Carried Out Through
Other Agencies § 4.231 Authority to carry out relocation
assistance through other agencies. To prevent unnecessary expenses and duplication of activities, an agency that is required to provide relocation services. or make relocation payments under this part may carry out any of those func
tions through the facilities, personnel, and services, of any Federal, State, or local governmental or private agency having an established organization for conducting relocation assistance programs. § 4.233 Interagency agreement required.
If the displacing agency elects to provide relocation services or make relocation payments through another agency, it shall enter into a written agreement with that agency. The agreement must be approved by the Administrator and must contain the following:
(a) An obligation on the part of the other agency to perform the services and make the relocation payments in accordance with the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, and this part.
(b) A requirement that the records required by $ 4.19 be retained by the other agency or turned over to the displacing agency and that they be retained for a period of at least 3 years after payment of the final voucher on each project, regardless of which agency retains them.
(c) A requirement that the records required by $ 4.19 be available for inspection by representatives of the Environmental Protection Agency at any reasonable business hour.
(d) If the contract is with a public agency administering another Federal or federally assisted program, a description of the financial responsibilities of each program to finance the relocation program required by this part.
(e) A provision acknowledging that only those costs directly chargeable to the Federal or federally assisted project are eligible for Federal funds.
(f) A provision for negotiation of major changes that become necessary in the scope, character, or estimated total cost of the work to be performed. § 4.235 Amendment of existing agree
ments required. Each agreement between a displacing agency and another agency for carrying out relocation assistance functions through the other agency that is in effect on September 1, 1971, shall be amended or supplemented as necessary to include the requirements of $ 4.233. The displacing agency shall furnish the Administrator with a copy of the
amended agreement or the existing agreement and the supplement, as the case may be. Subpart 1-Acquisition of Real
Property 4.251 Scope.
This subpart prescribes requirements for the acquisition of real property in a Federal or federally-assisted program administered by the Environmental Protection Agency. § 4.253 Real property acquisition prac
tices. (a) In acquiring real property, each displacing agency shall to the greatest extent practicable
(1) Make every reasonable effort to acquire real property expeditiously through negotiation;
(2) Before the initiation of negotiations have the real property appraised and give the owner or his representative an opportunity to accompany the appraiser praiser during during inspection
inspection of the property;
(3) Before the initiation of negotiations, establish an amount which it believes to be just compensation for the real property, and make a prompt offer to acquire the property for that amount;
(4) Before requiring any owner to surrender possession of real property
(i) Pay the agreed purchase price; or
(ii) Deposit with the court, for the benefit of the owner, an amount not less than the agency's approved appraisal of the fair market value of the property; or
(iii) Pay the amount of the award of compensation in a condemnation proceeding for the property;
(5) If interest in real property is to be acquired by exercise of the power of eminent domain, institute formal condemnation proceedings and not intentionally make it necessary for an owner to institute legal proceedings to prove the fact of the taking of his real property; and
(6) If the acquisition of only part of a property would leave its owner with an uneconomic remnant, offer to acquire that remnant.
(b) In acquiring real property, to the greatest extent practicable an agency may not
(1) Schedule the construction or development of a public improvement that
will require any person lawfully occupying real property to move from a dwell ing, or to move his business or farm operation, without giving that person at least 90 days' written notice of the date he is required to move;
(2) If it rents acquired real property to the former owner or tenant for short term or subject to termination by the agency on short notice, charge rent that is more than the fair rental value of the property to a short-term occupant;
(3) Advance the time of condemnation;
(4) Defer negotiations, condemnation, or the deposit of funds in court for use of the owner; or
(5) Take any coercive action to compel an owner to agree to a price for his property. § 4.255 Statement of just compensation
to owner. At the time it makes an offer to purchase real property, the displacing agency shall provide the owner of that property with a written statement of the basis for the amount estimated to be just compensation. The statement shall include the following:
(a) An identification of the real property and the particular interest being acquired.
(b) A certification, where applicable that any separately held interest in the real property is not being acquired in whole or in part.
(c) An identification of buildings, structures, and other improvements, including fixtures, removable building equipment, and any trade fixtures which are considered to be part of the real property for which the offer of just compensation is made. • (d) An identification of any real property improvements, including fixtures, not owned by the owner of the land.
(e) An identification of the types and approximate quantity of personal property located on the premises that is not being acquired.
(f) A declaration that the agency's determination of just compensation
(1) Is based on the fair market value of the property;
(2) Is not less than the approved appraised value of the property;
(3) Disregards any decrease or increase in the fair market value caused
by the project for which the property is being acquired; and
(4) In the case of separately held interests in the real property, includes an apportionment of the total just compensation for each of those interests.
(g) The amount of damages to any remaining real property. § 4.257 Equal interest in improvements
to be acquired. In acquiring any interest in real property each displacing agency shall acquire at least an equal interest in all buildings, structures, or other improvements located on that real property which will be removed or which will be adversely affected by the completed project. $ 4.259 Payments to tenants for im
provements. (a) In the case of a building, structure, or other improvement owned by a tenant on real property acquired for a project to which this part applies, the displacing agency shall, subject to paragraph (b) of this section, pay the tenant the larger of
(1) The fair market value of the improvement, assuming its removal from the property; or
(2) The enhancement of the fair market value of the real property.
(b) A payment may not be made to a tenant under paragraph (a) of this section unless
(1) The tenant, in consideration for the payment, assigns, transfers, and releases to the displacing agency all his right, title, and interest in the improvement;
(2) The owner of the land involved disclaims all interest in the improvement; and
(3) The payment is not duplicated by any payment otherwise authorized by law. § 4.261 Expenses incidental to transfer
of title. As soon as possible after real property has been acquired, the displacing agency shall reimburse the owner for
(a) Recording fees, transfer taxes, and similar expenses incidental to conveying the real property to the agency;
(b) Penalty costs for prepayment of any preexisting recorded mortgage entered into in good faith encumbering the real property; and
(c) The pro rata portion of any prepaid real property taxes which are allo