32.19(4m)
(4m) Business or farm replacement payment. 32.19(4m)(a)(a)
Owner-occupied business or farm operation. In addition to amounts otherwise authorized by this subchapter, the condemnor shall make a payment, not to exceed $50,000, to any owner displaced person who has owned and occupied the business operation, or owned the farm operation, for not less than one year prior to the initiation of negotiations for the acquisition of the real property on which the business or farm operation lies, and who actually purchases a comparable replacement business or farm operation for the acquired property within 2 years after the date the person vacates the acquired property or receives payment from the condemnor, whichever is later. An owner displaced person who has owned and occupied the business operation, or owned the farm operation, for not less than one year prior to the initiation of negotiations for the acquisition of the real property on which the business or farm operation lies may elect to receive the payment under
par. (b) 1. in lieu of the payment under this paragraph, but the amount of payment under
par. (b) 1. to such an owner displaced person may not exceed the amount the owner displaced person is eligible to receive under this paragraph. The additional payment under this paragraph shall include the following amounts:
32.19(4m)(a)1.
1. The amount, if any, which when added to the acquisition cost of the property, other than any dwelling on the property, equals the reasonable cost of a comparable replacement business or farm operation for the acquired property, as determined by the condemnor.
32.19(4m)(a)2.
2. The amount, if any, which will compensate such owner displaced person for any increased interest and other debt service costs which such person is required to pay for financing the acquisition of any replacement property, if the property acquired was encumbered by a bona fide mortgage or land contract which was a valid lien on the property for at least one year prior to the initiation of negotiations for its acquisition. The amount under this subdivision shall be determined according to rules promulgated by the department of commerce.
32.19(4m)(a)3.
3. Reasonable expenses incurred by the displaced person for evidence of title, recording fees and other closing costs incident to the purchase of the replacement property, but not including prepaid expenses.
32.19(4m)(b)
(b)
Tenant-occupied business or farm operation. In addition to amounts otherwise authorized by this subchapter, the condemnor shall make a payment to any tenant displaced person who has owned and occupied the business operation, or owned the farm operation, for not less than one year prior to initiation of negotiations for the acquisition of the real property on which the business or farm operation lies or, if displacement is not a direct result of acquisition, such other event as determined by the department of commerce, and who actually rents or purchases a comparable replacement business or farm operation for the displaced business or farm operation within 2 years after the date the person vacates the acquired property. At the option of the tenant displaced person, such payment shall be either:
32.19(4m)(b)1.
1. The amount, not to exceed $30,000, which is necessary to lease or rent a comparable replacement business or farm operation for a period of 4 years. The payment shall be computed by determining the average monthly rent paid for the property from which the person was displaced for the 12 months prior to the initiation of negotiations or, if displacement is not a direct result of acquisition, such other event as determined by the department of commerce and the monthly rent of a comparable replacement business or farm operation, and multiplying the difference by 48; or
32.19(4m)(b)2.
2. If the tenant displaced person elects to purchase a comparable replacement business or farm operation, the amount determined under
subd. 1. plus expenses under
par. (a) 3.
32.19(5)
(5) Eminent domain. Nothing in this section or
ss. 32.25 to
32.27 shall be construed as creating in any condemnation proceedings brought under the power of eminent domain, any element of damages.
32.19 History
History: 1971 c. 99,
103,
244,
287;
1973 c. 192;
1975 c. 224,
273;
1977 c. 418,
438,
440;
1979 c. 32,
221,
358,
361;
1981 c. 390 s.
252;
1983 a. 27 ss.
881 to
888;
1983 a. 186,
189;
1983 a. 236 ss.
12,
13;
1983 a. 538;
1987 a. 399;
1993 a. 112;
1995 a. 27 ss.
1713 to
1722,
9116 (5);
1995 a. 225.
32.19 Annotation
See note to Art. I, sec. 13, citing Luber v. Milwaukee County, 47 W (2d) 271, 177 NW (2d) 380.
32.19 Annotation
A lessee under lease for more than one year is a joint owner of real property within the intent of this section, and is eligible to receive relocation assistance payments provided by (4) (c). 61 Atty. Gen. 16.
32.19 Annotation
Question of whether ch. 103, laws of 1971, places Wisconsin in compliance with the uniform relocation assistance and real property acquisition policies act of 1970, P.L. 91-646, discussed. 61 Atty. Gen. 49.
32.19 Annotation
Discussion of whether Wisconsin can comply with the federal relocation assistance and property acquisition act. 61 Atty. Gen. 197.
32.19 Annotation
State debt financing of relocation payments is permissible under art. VIII, sec. 7 (2) (a). 62 Atty. Gen. 42.
32.19 Annotation
Relocation benefits and services, where owner initiates negotiations for the acquisition, discussed. 62 Atty. Gen. 168.
32.19 Annotation
State agencies engaging in advance land acquisitions must comply with this section et seq., Wisconsin's relocation assistance and payment law. 63 Atty. Gen. 201.
32.19 Annotation
Wisconsin condemnors are not bound by the federal relocation act. Relocation assistance and payments to displaced persons must be made in accordance with 32.19 to 32.27. Unrelated individuals who share a common dwelling for convenience sake without a common head of the household are persons under this section. 63 Atty. Gen. 229.
32.19 Annotation
See note to 38.14, citing 63 Atty. Gen. 367, concerning VTAE districts.
32.19 Annotation
Religious societies incorporated under ch. 187 are "persons" within the meaning of the relocation assistance act and are entitled to the benefits of such act if they otherwise qualify. 63 Atty. Gen. 578.
32.19 Annotation
Owner of rental property, regardless of its size, is engaged in "business" under (2) (d). 69 Atty. Gen. 11.
32.19 Annotation
Owners of rental property who do not physically occupy real property taken for public use are not eligible for business replacement payments under (4m). 69 Atty. Gen. 263.
32.19 Annotation
Condemnors may not offer displaced persons a loan or alternative assistance in lieu of payments. Condemnors may not obtain waivers of benefits as condition for participation in acquisition program. 70 Atty. Gen. 94.
32.19 Annotation
Tenant who rents new property in reasonable anticipation of displacement prior to actual displacement is entitled to replacement payments under (4m) (b). 70 Atty. Gen. 120.
32.19 Annotation
There was no constitutional "taking" where tenants were ordered to vacate temporarily their uninhabitable dwelling to permit repairs pursuant to housing code. Devines v. Maier, 728 F (2d) 876 (1984).
32.19 Annotation
Compensation for lost rents. 1971 WLR 657.
32.195
32.195
Expenses incidental to transfer of property. In addition to amounts otherwise authorized by this subchapter, the condemnor shall reimburse the owner of real property acquired for a project for all reasonable and necessary expenses incurred for:
32.195(1)
(1) Recording fees, transfer taxes and similar expenses incidental to conveying such property.
32.195(2)
(2) Penalty costs for prepayment of any mortgage entered into in good faith encumbering such real property if the mortgage is recorded or has been filed for recording as provided by law prior to the date specified in
s. 32.19 (4) (a) 2.
32.195(3)
(3) The proportional share of real property taxes paid which are allocable to a period subsequent to the date of vesting of title in the condemnor or the effective date of possession of such real property by the condemnor, whichever is earlier.
32.195(4)
(4) The cost of realigning personal property on the same site in partial takings or where realignment is required by reason of elimination or restriction of existing used rights of access.
32.195(5)
(5) Expenses incurred for plans and specifications specifically designed for the property taken and which are of no value elsewhere because of the taking.
32.195(6)
(6) Reasonable net rental losses when all of the following are true:
32.195(6)(a)
(a) The losses are directly attributable to the public improvement project.
32.195(6)(b)
(b) The losses are shown to exceed the normal rental or vacancy experience for similar properties in the area.
32.195(7)
(7) Cost of fencing reasonably necessary pursuant to
s. 32.09 (6) (g) shall, when incurred, be payable in the manner described in
s. 32.20.
32.195 Annotation
An owner who is legally liable for expenses incurred for plans relating to condemned property is entitled to reimbursement under sub. (5). Shepard Legan Aldrian Ltd. v. Shorewood Village, 182 W (2d) 472, 513 NW (2d) 686 (Ct. App. 1994).
32.196
32.196
Relocation payments not taxable. Except for reasonable net rental losses under
s. 32.195 (6), no payments received under
s. 32.19 or
32.195 may be considered income for the purposes of
ch. 71; nor may such payments be considered income or resources to any recipient of public assistance and such payments shall not be deducted from the amount of aid to which the recipient would otherwise be entitled under any welfare law.
32.196 History
History: 1983 a. 27 s.
888.
32.197
32.197
Waiver of relocation assistance. An owner-occupant of property being acquired may waive his or her right to receive any relocation payments or services under this subchapter if the property being acquired is not contiguous to any property which may be acquired by the condemnor and is not part of a previously identified or proposed project where it is reasonable to conclude that acquisition by the condemnor may occur in the foreseeable future. Prior to the execution of any waiver under this section, the condemnor shall provide to the owner-occupant, in writing, full information about the specific payments and services being waived by the owner-occupant. The department of commerce shall by rule establish procedures for relocation assistance waivers under this section to ensure that the waivers are voluntarily and knowledgeably executed.
32.20
32.20
Procedure for collection of itemized items of compensation. Claims for damages itemized in
ss. 32.19 and
32.195 shall be filed with the condemnor carrying on the project through which condemnee's or claimant's claims arise. All such claims must be filed after the damages upon which they are based have fully materialized but not later than 2 years after the condemnor takes physical possession of the entire property acquired or such other event as determined by the department of commerce by rule. If such claim is not allowed within 90 days after the filing thereof, the claimant has a right of action against the condemnor carrying on the project through which the claim arises. Such action shall be commenced in a court of record in the county wherein the damages occurred. In causes of action, involving any state commission, board or other agency, excluding counties, the sum recovered by the claimant shall be paid out of any funds appropriated to such condemning agency. Any judgment shall be appealable by either party and any amount recovered by the body against which the claim was filed, arising from costs, counterclaims, punitive damages or otherwise may be used as an offset to any amount owed by it to the claimant, or may be collected in the same manner and form as any other judgment.
32.20 Annotation
Statute mandates procedure for making any and all claims by condemnees. Rotter v. Milw. County Exp. & Trans. Comm. 72 W (2d) 553, 241 NW (2d) 440.
32.21
32.21
Emergency condemnation. Whenever any lands or interest therein are urgently needed by any state board, or commission, or other agency of the state, and a contract for the purchase or use of the property cannot be made for a reasonable price, or for any other reason, including the unavailability of the owner or owners, the board, commission or agency may, with the approval of the governor, issue an award of damages and upon tender of the award to the owner or owners, or deposit in a court of record in the county where the lands are situated in cases where an owner is not available or tender is refused, take immediate possession of said property. Deposit in a court of record may be made by registered mail addressed to the clerk of the court. The governor shall determine whether or not such an award shall issue. Appeal from said award of damages will lie as in other similar cases and all provisions of this subchapter shall govern, except as to the provision herein concerning the immediate issuance of the award tender and immediate possession.
32.21 History
History: 1981 c. 390 s.
252;
1983 a. 236 s.
12.
32.22
32.22
Special procedure for immediate condemnation. 32.22(1)(1)
Definitions. In this section, unless the context requires otherwise:
32.22(1)(a)
(a) "Blighted property" means any property which, by reason of abandonment, dilapidation, deterioration, age or obsolescence, inadequate provisions for ventilation, light, air or sanitation, high density of population and overcrowding, faulty lot layout in relation to size, adequacy, accessibility or usefulness, unsanitary or unsafe conditions, deterioration of site or other improvements, or the existence of conditions which endanger life or property by fire or other causes, or any combination of such factors, is detrimental to the public health, safety or welfare.
32.22(1)(b)
(b) "Municipality" means a city, a village, a town, a housing authority created under
ss. 66.40 to
66.404, a redevelopment authority created under
s. 66.431 or a community development authority created under
s. 66.4325.
32.22(1)(c)
(c) "Owner" means any person holding record title in the property.
32.22(1)(d)
(d) "Residential" means used principally for dwelling purposes.
32.22(2)
(2) Applicability. Any municipality may use the procedures in this section for the condemnation of blighted residential property, in lieu of the procedures in
s. 32.06. Any 1st class city may use the procedures in this section for the condemnation of blighted residential property, in lieu of the procedures in
subch. II. The procedures in this section may only be used to acquire all of the property in a single parcel. Except as provided in
sub. (12), the procedures in this section may not be used by a municipality to acquire blighted residential property for any purpose which requires the razing of the residential building.
32.22(3)
(3) Determination of necessity of taking. The necessity of taking shall be determined under
s. 32.07.
32.22(4)
(4) Appraisal; information on blight; warrant. 32.22(4)(a)1.1. The municipality shall prepare one or more appraisals of any blighted residential property proposed to be acquired under this section. In preparing any appraisal under this paragraph, the appraiser shall confer with the owner or the owner's representative, if either can be located with reasonable diligence. The condemnor shall provide the owner with a full narrative appraisal upon which the petition under
sub. (5) is based and a copy of any other appraisal made under this paragraph and at the same time shall inform the owner of his or her right to obtain an appraisal under
subd. 2.
32.22(4)(a)2.
2. The owner may obtain an appraisal by a qualified appraiser of all property proposed to be acquired. The owner may submit the reasonable costs of the appraisal to the condemnor for payment, along with a copy of the owner's full narrative appraisal and evidence of the owner's payment for the appraisal within 60 days after the petition is filed under
sub. (5). After receipt of the statement of appraisal costs, proof of payment and a copy of the appraisal, the municipality shall promptly reimburse the owner for the reasonable costs of the appraisal. The condemnor shall not be required to reimburse more than one owner under this subdivision for an appraisal relating to the condemnation under this section of any single parcel of real estate. If record title exists in more than one person, the person obtaining reimbursement under this subdivision shall provide a copy of the owner's appraisal to each other person who is an owner, as defined in
sub. (1) (c).
32.22(4)(b)
(b) Before submitting the petition under
sub. (5), the municipality shall ascertain that the property is blighted and shall note any other evidence of blight, such as unlocked doors, unlocked or broken windows and screens, lack of gas, electric or water service, absence of personal belongings in the building and any conditions which render the building untenantable.
32.22(4)(c)
(c) Prior to entry into any building proposed to be acquired under this section, the condemnor shall obtain a special condemnation warrant under this paragraph. To obtain a special condemnation warrant, the condemnor shall petition the circuit court for the county in which the property proposed to be acquired is located and shall mail a copy of the petition for a warrant under this paragraph by registered or certified mail to the owner's last-known address if any. The court shall issue the warrant on the condemnor's affidavit that the condemnor intends to condemn the property under this section; that the condemnor has mailed a copy of the petition for the warrant as required in this paragraph; and that an external inspection of the property indicates that it is blighted.
32.22(5)
(5) Petition for condemnation proceedings. 32.22(5)(a)(a) A municipality may present a verified petition to the circuit court for the county in which the property to be taken is located, for proceedings to take immediate possession of blighted residential property and for proceedings to determine the necessity of taking, where such determination is required. The compensation offered for the property shall accompany the petition.
32.22(5)(b)1.
1. Describe the property and interests sought to be acquired.
32.22(5)(b)3.
3. State the authority of the municipality to condemn the property.
32.22(5)(b)4.
4. Describe the facts which indicate that property is blighted.
32.22(5)(b)5.
5. Itemize the compensation offered for the property according to the items of damages under
s. 32.09.
32.22(5)(b)6.
6. Describe the condemnor's plan to preserve the property pending rehabilitation.
32.22(5)(b)7.
7. Describe the condemnor's plan to rehabilitate the property and return it to the housing market.
32.22(6)(a)(a) Immediately upon receipt of the petition, the circuit court shall examine the evidence presented by the municipality showing that the property is blighted. If the circuit court finds that the property is blighted, the court shall immediately direct the municipality to serve a copy of the petition and a notice on the owner under
s. 801.12 (1), and to post a copy of the petition and notice on the main entrance to the residential building. The notice shall state that:
32.22(6)(a)1.
1. The owner may accept the compensation offered by filing a petition with the clerk of the court.
32.22(6)(a)2.
2. The owner may commence a court action to contest the right of condemnation as provided in
sub. (8) within 40 days from completion of service of process.
32.22(6)(a)3.
3. The owner may appeal for greater compensation without prejudice to the right to use the compensation given by the award under
sub. (10) within 2 years from the date of taking of the property.
32.22(6)(a)4.
4. Acceptance of the award is an absolute bar to an action to contest the right of condemnation under
sub. (8).
32.22(6)(b)
(b) If any owner is a minor or incompetent person, a special guardian shall be appointed under
s. 32.05 (4).
32.22(7)
(7) Possession and protection of the property. Within one working day after the municipality files proof of service of the petition and notice under
s. 801.12 (1), the court shall grant the municipality immediate possession of the property. After obtaining the right to possession of the property, the municipality may take any action necessary to protect the property. The municipality shall post a notice on the main entrance to the building directing any occupant of the property to contact the municipality for information on relocation assistance.
32.22(8)
(8) Action to contest right of condemnation. 32.22(8)(a)(a) If an owner desires to contest the right of the condemnor to condemn the property described in the petition, for any reason other than that the amount of compensation offered is inadequate, the owner may within 40 days from the date of service and posting of the notice under
sub. (6) commence an action in the circuit court of the county in which the property is located, naming the condemnor as defendant. If the action is based on the allegation that the condemned property is not blighted, the owner shall demonstrate by a preponderance of the credible evidence that the property is not blighted.
32.22(8)(b)
(b) An action under this subsection shall be the only manner in which any issue other than the amount of just compensation, or other than proceedings to perfect title under
ss. 32.11 and
32.12, may be raised pertaining to the condemnation of the property described in the petition. The trial of the issues raised by the pleadings in an action under this subsection shall be given precedence over all other actions in the circuit court then not actually on trial. If the action under this subsection is not commenced within the time limited, or if compensation offered for the condemned property is accepted, the owner or other person having any interest in the property shall be barred from raising any objection to the condemnor's right to condemn the property under this section in any manner.
32.22(8)(c)
(c) Nothing in this subsection limits in any respect the right to determine the necessity of taking under
s. 32.07. Nothing in this subsection limits the right of the municipality to exercise control over the property under
sub. (7).
32.22(8)(d)
(d) If the final judgment of the court is that the municipality is not authorized to condemn the property, the court shall award the owner a sum equal to actual damages, if any, caused by the municipality in exercising control over the property, in addition to the amounts provided in
s. 32.28.
32.22(9)
(9) Payment of compensation; transfer of title. 32.22(9)(a)(a) If the owner accepts the compensation offered, or if the owner does not accept the compensation offered but no timely action is commenced under
sub. (8), or if in an action under
sub. (8) the circuit court holds that the municipality may condemn the property, the court shall order the title transferred to the municipality and the compensation paid to the owner.
32.22(9)(b)
(b) The clerk of court shall give notice of the order under
par. (a) by certified mail, or by a class 3 notice under
ch. 985, if any owner cannot be found, or any owner's address is unknown. The notice shall indicate that the owner may receive his or her proper share of the award by petition to and order of the court. The petition may be filed with the clerk of the court without fee.
32.22(10)
(10) Action to contest amount of compensation. Within 2 years after the date of taking under this section, an owner may appeal from the award using the procedures in
s. 32.05 (9) to
(12) and
chs. 808 and
809 without prejudice to the owner's right to use the compensation received under
sub. (9) pending final determination under this subsection. For purposes of this subsection, the "date of taking" and the "date of evaluation" shall be the date of filing the petition in circuit court under
sub. (5). For the purposes of this subsection, the "basic award" shall be the amount paid into the circuit court by the municipality under
sub. (5). If the owner is successful on the appeal and the circuit court awards an amount higher than the basic award, the court shall award the owner the amounts provided in
s. 32.28.
