Library filed under Property Values
Testimony of Mr. Michael McCann, a certified general real estate appraiser with 28-years experience appraising residential and commercial property. Mr. McCann addresses the possible impacts of wind turbine development on residential properties located within 1500-feet of the turbines. His full testimony can be read by clicking on the link at the bottom of this page.
A report by congressional investigators concludes power lines like the proposed New York Regional Interconnect in upstate New York could make the electric grid more efficient, but could also pose safety and security risks. The Government Accountability Office released the report Friday, examining the possible effects of building a line like NYRI. The company wants to build a 190-mile, high voltage power line running from Utica into Orange County to feed the growing power demands of the suburbs around New York City and alleviate some of the congestion in the electric grid. "When you look at the report as a whole, it clearly confirms many of the things that we have talked about in terms of the damage (NYRI) would do," said Rep. Michael Arcuri, a Utica Democrat who sought the GAO review.
The people affected by a future wind farm in Tazewell and Logan counties had a chance Tuesday night to meet employees of Horizon Wind Energy and ask tough questions about the giant turbines going up in their backyards. The small, serious crowd of visitors to the Emden Community Center's basement brought to the meeting a mix of optimism and skepticism. Horizon Wind Energy, which already has a wind farm in McLean County, is planning to build another wind farm that will stretch from Emden in Logan County to Delavan in Tazewell County. "I don't like it. It ain't gonna be win-win for me," said Gene Aper. Aper's home is going to be surrounded by wind turbines. Aper said he has talked to real estate agents who told him that his property value will go down 10 to 20 percent because of the nine wind turbines that will be visible from his front door.
Victorian Nationals Energy spokesman Peter Hall has called on the Government to acknowledge that windfarms devalue properties surrounding the land on which they are sited, and to review planning guidelines to reflect the drop in value. Mr Hall said that irrefutable proof of property devaluation was contained in conditions attached to a recent planning permit issued by South Gippsland Shire Council. The condition, attached to a permit to subdivide land adjoining the proposed Bald Hills wind energy facility, requires future land owners to be advised that "residents on the lots may experience detrimental amenity affects arising from the facility such as noise, blade glint and blade flicker." ..."The Government's renewable energy policies should be targeted at those renewables that have less negative environmental impacts such as solar, geothermal and bio-fuels," Mr Hall concluded.
Do you think wind mill development can effect property values? For anyone to say that property values aren’t hurt by this is wrong. I went to a house where six of these wind mills were facing down on me. The house is 2,000 feet away and you can plainly see them in front of you as if it’s right there, that’s how close they feel. They are gigantic devices and I have to say I am amazed by them, but would I want to look at them that close to me? No I wouldn’t. The people in Tyrone that will be affected by our proposed wind farm are the people who live on top of Decker Hollow Road, by the old apple orchard. Those people will see and hear the wind mills. I’m going Saturday on top of Decker Hollow Road and look to see the mountain they will be on and try to imagine what it will be like.
Klundert said many home builders strive for energy efficiency in their projects and are generally supportive of wind energy as a green technology. However, 100-metre-high wind turbines aren't going to enhance home sales if located too close to planned residential areas, he said. Wind turbines are probably comparable to hydro transmission towers in terms of negative impacts on nearby property values, he said, although wind turbines are two to three times higher than hydro towers. ...Ray Duhamel, of Jones Consulting Group of Oakville, said the draft planning policies in the county for wind energy provide a one-kilometre buffer between existing "settlement areas" and wind turbines. Klundert wondered if one kilometre would be enough to accommodate future growth and still have a reasonable buffer for homeowners worried about property values.
The U.S. Department of Energy's Energy Efficiency and Renewable Energy (EERE) has undertaken a study to determine the impact of utility-scale wind turbines on property values. In June 2007, the preliminary results of the study presented at the American Wind Energy Association's (AWEA) annual meeting showed "No effects found" on property values. The study analyzes four sites, including areas in Somerset County and Wayne County, PA which are already highly-industrialized including active and reclaimed strip mines. This is in direct contrast with target sites like rural Lempster, NH not included in the EERE study. The topographical map of Lempster reveals a site with no industrialization and located at least fifteen miles from the nearest interstate highway. While the final EERE report is not due until 2008, the preliminary results rushed to the AWEA annual meeting appear suspect, insufficiently sampled, and overly generalized.
'A Royal Institution of Chartered Surveyors study suggests local house prices drop by around 20 per cent when a wind farm application is submitted. If a house in the vicinity was once worth Pounds 350,000, it will now be worth Pounds 50,000 to Pounds 70,000 less,' he says. Mr Barlow is one of the leaders of the Stop Wadlow Wind Farm campaign, a group of 300 local residents opposing plans for what he describes as '13 vast, noisy turbines, each one taller than Big Ben, and visible over an area of more than 300 square miles'. ...While some estate agents claim turbines have a negative impact on prices, many others see them as an inevitable feature of the future landscape. And farmers, on whose land the turbines are often built, can certainly profit from wind.
Twenty-five people fired their concerns at TrustPower major projects manager Deion Campbell and environmental officer Ryan Piddington about a project they said has divided the community. TrustPower hopes to build the $500 million wind farm on nine properties in the hills behind Mataura. ... The land owners' biggest concern is the impact the wind farm will have on their property prices. TrustPower had "handsomely" compensated those people whose land would be used for the turbines while neighbours had been left in the cold. The consequences for them were only negative with pristine views spoiled and fears that noise from the turbines would cause a drop in property values.
Laurie Lasater finds himself these days in an exquisite dilemma. He reveres the right of property-owners to use their land as they see fit, yet he deplores the rush of ranchers to install huge wind turbines on vast rolling plains. "The concerns are twofold," said the third-generation rancher, whose grandfather introduced the Beefmaster breed to South Texas. "First are property rights. The Texas and Southwestern Cattle Raisers Association stoutly defends private property rights, but wind farms not only affect the view, they also hurt land values. "Second is the true cost of energy produced. For both ethanol and wind energy, the true cost is approximately double the cost of energy from other sources."
As a veteran of the wind turbine war over East Hill in Cherry Valley, I have advice for residents of Fulton and Richmondville.
Given two identical houses at the same price, one with wind turbines on the horizon, which would you buy? No prizes for guessing that the twirling monsters would be a deterrent. But the British Wind Energy Association dismisses this as a "myth about windfarms - their impact on house prices". It is hardly surprising that a trade organisation uses "spin" to sell its windmills, but I wonder how it will react to the news in Denmark's Copenhagen Post (July 30) that its government is drafting a proposal suggesting that "homeowners living in the shadow of the 150-metre giants be compensated for lost property value where values have been brought down by the presence of nearby wind turbines".
CAMPAIGNERS against plans for a new wind farm between Bagthorpe, Barmer and Syderstone have been told of the horrific impact turbines can have on village life. A packed public meeting in Bircham Newton heard from a number of guest speakers who gave grave warnings about the health impact, noise disturbances and threat to wildlife which could stem from the five turbines earmarked for the villages. Included among the speakers was Jane Davis, of Deeping St Nicholas, Lincolnshire, who described the persistent noise problems she has faced from a wind farm near her home. She also spoke of how the value of her property has plummeted since the development was completed. Syderstone resident Reg Thompson, a member of the action group formed to oppose the plans, said: "People are very concerned about this. "There are moves being made in Europe to ban wind farms that are within two kilometres of housing and we hope that becomes legislation because every house in Syderstone falls within that radius. "People are very upset. We have seen housing deals fall through as people no longer want to move here.
Stalled plans to build new high-efficiency wind turbines could get a jump start thanks to a new proposal to pay residents compensation if wind turbines placed near their homes depreciate for decreased property values
Is it right that a small number of people should make substantial financial gain from development that impacts so greatly on their neighbours and the surrounding landscape? Is it right that the Council should permit it? I think not, but your readers should judge for themselves as it is very likely that this type of development will be before the planning department very soon again.
There is a person near here who has had most everything done to his house to try to keep the noise out. The power company, from what I understand, is paying for trying to keep the noise out in his home. Nothing has worked. He still has the constant noise in his home. Unfortunately, the tower is on the neighbor's land. He is just going to have to put up with it. I had two couples come out looking at lots and both of them wanted front lots or lots at the top of the hill. When the women got here and looked around, they looked at the view to the north and to the south. No way, they said. We are not going to look at those towers the rest of our lives and both couples left. One of the couples bought 40 acres. The other couple would not buy around the wind charger area.
"We want to get on with our lives but until we know whether the wind farm is going in, there's no point putting money and work in to improve our properties because it could become worthless. ..."The last time the company was in contact with the community was in 2005. We've picked up bits and pieces from the radio but when we send them registered letters asking for more information, we are ignored."
An MP has put his political clout behind a campaign against a proposed wind farm amid claims that properties within a 2km "blight zone" will be devalued by at least 35 per cent if the turbines are built. South Norfolk Tory MP Richard Bacon warned of damage to the "gentle rural landscape" if plans for seven wind turbines on the old Pulham Airfield site, near Diss, went ahead.
Our experience shows that there is a real noise problem, which can be severe. Unfortunately, it is clear that existing regulations are not adequate to protect people, and until this whole noise phenomenon is better understood and regulated we feel that Councils and wind developers should be exercising the Precautionary Principle. Large wind turbines should not be permitted close to residential areas.
But campaigners from local pressure group Vortex massed outside the venue and canvassed the opinions of visitors leaving the exhibition. Vortex member Roger Wytcherley, aged 55, of Napley Heath, said the majority of people were opposed to the plans. "Everybody has been very willing to tell us their feelings, and not many are for the wind farm," he said. "A lot of people say their questions are evaded and washed over. People are most concerned about noise and loss of equity in their houses. People are not buying houses around here because of the threat of the wind farm.