What is eminent domain?
Eminent domain is the process by which the government can take private property for public use without the consent of the owner. When a property owner is faced with the government taking their property under eminent domain, it is essential that they understand their rights. The Hahn Loeser Eminent Domain Team has extensive experience representing property owners on eminent domain issues. With more than 100 years of combined experience, our attorneys and support professionals understand all aspects of eminent domain law and use their experience to help clients obtain the best possible outcomes.
Hahn Loeser’s experience in eminent domain law:
Hahn Loeser has experienced eminent domain attorneys across multiple areas of law, including litigation, land use and zoning, environmental, real estate, municipal, corporate and tax. The eminent domain process often spans several areas of law and, as a large firm, we are able to call upon attorneys with the relevant experience when needed.
Beyond our services, our Eminent Domain Team of attorneys works closely with other professionals to bring our clients the resources they need, including appraisers, land planners, accountants, and engineers.
YOUR RIGHTS IN EMINENT DOMAIN CASES
Hahn Loeser’s eminent domain attorneys represent private property owners, business owners, and commercial tenants, ensuring they understand their rights under this law and that their interests are protected. These rights include:
- Entitlement to compensation for property that is taken under eminent domain.
- Compensation for damages caused to the remaining property as a result of the taking of property through eminent domain.
- Rejecting the government’s offer of compensation for the property.
- Obtaining an appraisal to determine the market value of the property being taken and any severance damages that may result.
- Legal representation, even during pre-lawsuit negotiation and through trial, if needed.
- Compensation for damages to a business.
- The condemning authority is responsible for all costs of representation, including fees for appraisers, land use consultants, engineers or other experts needed to analyze your case. In addition to these experts, the condemning authority is also required to pay your attorney’s fees.
We have handled thousands of eminent domain and property rights cases throughout Florida on behalf of our clients. Our long presence in Southwest Florida has provided us a unique advantage of understanding the local regulations and knowing the governmental representatives who can impact your case.
In addition to our experience representing property owners against condemning authorities, our attorneys have also previously represented condemning authorities, giving them insight not only into the issues facing the property owner, but also the issues, strategies and insights of the condemning authority.
We bring this experience and insight to each of our client relationships and provide representation throughout every phase of the eminent domain process. Our representation includes:
Pre-litigation project updates
Twice a year (or more often as projects become more active), we provide you with updates on the status of the project and how any changes may impact your property.
Pre-litigation counseling and property analysis
Prior to suit being filed by the condemning authority, we will meet with you to discuss your property, your rights, the project, and how the project will impact your property.
Preparing and filing all responses in the eminent domain lawsuit
Once suit is filed, we will file responses on your behalf, including all responsive pleadings, discovery, motions and memoranda as may be necessary.
Withdrawal of funds for use by you throughout the litigation
At an early stage in litigation, the condemning authority will deposit its estimate of value, including any damages, into the registry of the court. Subject to the interests of others (such as mortgagees, taxing authorities, etc.) we will file a motion on your behalf to withdraw the condemning authority’s estimate of value once deposited, so that you have use of those funds during the litigation.
Consultation with the experts necessary to fully analyze your case and determine full compensation for you
Experts needed to analyze your case will be retained to evaluate the value of the property being taken and any impacts on the remainder of the property. If a business is involved, the appropriate business consultants will also be retained to determine damages to the business.
Before trial, mediation will be ordered by the court. We represent you in mediation presenting to the condemning authority and the mediator your position in the case. The vast majority of eminent domain cases are resolved in mediation.
Jury trial and appeals
Should mediation not be successful, our team will try the case in front of a 12-person jury and handle any appeals that result.
OUR EMINENT DOMAIN EXPERIENCE:
- City of Bonita Springs
- City of Cape Coral
- City of Fort Lauderdale
- City of Fort Myers
- City of Sanibel
- Charlotte County
- Collier County
- Collier County School Board
- Florida Department of Transportation
- Florida Gas Transmission Line
- Gulf Utility Company
- Hendry County
- Lee County
- Lee County School Board
- Manatee County
- Miami-Dade County
- Okeechobee County
- Orange County School Board
- Palm Beach County
- Pasco County
- South Florida Water Management District
- St. Lucie County
- Sabal Trail Gas Transmission Company
OUR COUNSEL COSTS YOU NOTHING
Hiring eminent domain counsel is an important step in the condemnation process. It is important to retain counsel at an early stage in the process. Actions that you take regarding your property can impact valuation issues when they become relevant later in the proceedings. The condemning authority is responsible for paying all of the costs you would otherwise incur. Retaining counsel as soon as you become aware that the government is considering condemning your property is the first step in making sure you are fully compensated. The advice you receive and the actions you take may very well impact the outcome of your case. The advice costs you nothing.