High Power Transmission Line

[Raven59]

Scenario - Improved residential property built 25 years ago. In city setting but on large, private wooded lot (around 1 acre). Following one property line is a power line easement improved with a low-profile H-style wood pole carrying a single circuit and 132-kv. This is not a service line but a transmission line that transverses 10-15 miles to a substation on the other side of the city. The pole and easement have been in place since 1920-1930. Standards for the pole and easement size were based on standards in place in 1920-1930. The H-pole was hidden behind large oak trees some 30-40 feet high; the pole was low profile around 30 feet high. The pole and lines could barely be seen from the house, which is about 100 feet away. The easement has been recently upgraded with a single steel mono-pole with double circuit carrying 345-kv and a pole height of 140 feet. All trees have been removed and the easement expanded closer to the improvements. The pole obviously dominates the landscape.

Has anyone worked on a residential property where the privacy and view was altered with the introduction of a significant influence? The owner is obviously claiming safety as an issue, too. The owner was provided with a report stating the pole is engineered to be no threat to the improvements. I have worked on many jobs with external influences (high pressure gas transmission lines) but none that altered the view and privacy as much as this pole/easement. I have sales with power easements with large poles, but none as close or that have been introduced after the construction of the home. I am working on developing relationships of other external influences but hoped someone ran into a similar issue. (Image below shows single circuit wood pole on right and new pole double circuit steel pole second from left).

 

[Terrel L. Shields]

We're near a coal fired power plant, common in area, upgraded our lines from mixed wood to steel across our farm. Not many people notice much...impacts minimal. This is my view from front yard. Yes the poles are bent.

 

[Raven59]

Thanks for the reply. Similar concept. The subject house sits about the same distance as the tree to the left (closest).

 

[Terrel L. Shields]

If you search along the easement for sales, you may find some impact compared to a sample say a mile away. Would be a lot of work.

 

[Raven59]

Two months in and no good data. I have transfers near high pressure gas transmission lines but nothing with the visual component. Will let you know if anything shows up indicating an impact.

 

[glenn walker]

In the original posters thread the 30" foot high 90 plus year old wood pole adjacent to large old oak tress was a disaster waiting to happen- Way too low to the ground - Old redwood poles rot out - especially at the base-and can be like a giant candle stick and a fire hazard. The utility company was correct the new metal towers are engineered to collapse in the event of a earthquake or other disaster and so they did these owners a favor.

NOW- lets get to the appraisal issue- The owners liked their previous unobstructed view. But the utility company determined the old wood pole was probably dangerous and a potential serious health & safety issue. Not only for the subject property but if a fire had spread to adjacent properties those owners could have ended up like some of the events we dealt with in California few months back. Burned down houses and multiple deaths ( Utility Companies Defense ) They were obligated to correct the issue before someone was hurt.

One of our largest providers is considering filing for federal bankruptcy next week because hundreds of homes burned down and I saw one area where hundreds of old wood poles had burned down with hot wires laying on the ground.

Anyway good luck- This is not an-easy assignment and it may end up where you simply have to inform the client that there is no way to accurately derive an-adjustment which could be supported and not misleading- or worse you may find the view has little to no effect on the value.

 

[Elliott]

HB said, "The easement has been recently upgraded with a single steel mono-pole with double circuit carrying 345-kv and a pole height of 140 feet."

My first questions are about the change in the "easement." Was the width of the easement actually widened, was there an original limitation on the easements voltage? Is 'grade change' being alleged and is that an element of compensation under state law?

 

[Zephyr999]

Suggest Googling articles on high voltage lines published by AI and IRWA.
Good luck.

 

[Restrain]

I can only use a community in the DFW area. Had wide open transmission line ROWs running through the community. Paired sales found no impact from the ROW lines, and sometimes a premium as they adjoined large open spaces for kids to play in. Conversely, in a semi-rural setting where pastoral views are important, big metal poles can be a detriment. Just try to find other sales and see what they show, but don’t be surprised if you can’t prove a loss.

 

[The Bob]

I've done two with similar easements recently. I've also done some studies and conducted interviews with borrower's. But I've never seen one where the view has been changed. In my experience, unless the pole/tower is directly in view, there isn't much of an impact. In some cases, there was a premium for the added privacy/larger area. One guy built a putting/chipping green. Another had a large garden. These were on deep lots that backed up to the easement. The way I came up with the adjustment was to find plans with PL easements and the use Google Earth to zoom in and see which ones had a tower in view. I went back 2 years to find sales. Direct view showed about 4-5% impact.