Documents filed under Property Values
The Northern Pass transmission line, if built, will carry 1200 MW of renewable energy from Canada to New England. The proposed transmission has set off a firestorm of opposition in New Hampshire where the line will bisect the state and travel through sensitive land areas. The debate concerning property value impacts is similar to the that involving wind turbines. Residents in New Hampshire commissioned two studies, a Resources Impact Report and an Appraisal Report, which looked at how the power line will impact their property. A summary of the two reports is excerpted below. Both reports can be accessed by clicking on the link at the bottom of this page.
This residential property located near the Melancthon I and II wind energy facilities (2 hours NW of Toronto) was denied a bank line of credit due to the health risks caused by proximity to the transformer substations.
This paper uses data on 11,331 property transactions over 9 years in Northern New York to explore the eff ects of new wind facilities on property values. The authors use a fixed effects framework to control for omitted variables and endogeneity biases. They found that nearby wind facilities signi cantly reduce property values in two of the three counties studied. The results indicate that existing compensation to local homeowners/communities may not be sufficient to prevent a loss of property values. The conclusions of the report are provided below. The full paper can be accessed by clicking on the link a t the bottom of this page.
The Town of Hammond in New York is working to amend its wind law to require developers siting wind turbines within two miles of a property to sign a value guarantee agreement that would ensure property owners are appropriately compensated should they experience a decrease in value due to the turbines.
In 2006, Mr Julian and Mrs Jane Davis' quiet enjoyment of their property had been disturbed by a nearby wind project to such an extent that they were forced to vacate their house, for health reasons. The Lincolnshire Valuation Tribune ruled that construction of the turbines 930 metres away from the dwellings had a significant negative effect on Davis; enjoyment of their properties, that the nuisance caused by the turbines was real and not imagined and it would have an effect on the potential sale price of the properties. Excerpts of the ruling are provided below. The full ruling can be accessed by clicking on the link(s) at the bottom of this page.
Certified appraiser Michael S. McCann submitted this testimony to the Adams County Board, Adams County Illinois in reference the impact of industrial scale wind energy development on residential property. Mr. McCann's testimony provides a detailed explanation of the impacts he has found and his recommendations to avoid harm to adjacent property when siting projects. An excerpt of his testimony is provided below. The full testimony can be accessed via the link at the bottom of this page.
Real estate appraisal experts are challenging the scientific credibility and accuracy of a recent US Department of Energy ('DOE') report on the effect of wind power projects on property values. Albert R. Wilson's new paper asserts that well known flaws in the methodology used in the study raise serious questions concerning the credibility of the results, and the DOE report's authors failed to follow well-developed and tested standards for performing regression analyses on property sales. His paper can be accessed by clicking on the links at the bottom of this page.
Michael S. McCann CRA was one of about 20 invited reviewers to provide comments to Ben Hoen, Ryan Wiser et.al. in reference to the LBNL study which evaluated wind farm impacts on residential property values. Mr. McCann's comments on the preliminary and final releases of the LBNL study can be accessed by selecting the links at the bottom of this page. An excerpt of Mr. McCann's comments is shown below taken from his most recent comments to Hoen/Wiser on the final study report released in December 2009. Windaction.org wishes to thank Mr. McCann for permitting us to post his documents here.
Ben Hoen, Dr. Ryan Wiser, and others conducted a national study to determine the impact of industrial-scale wind turbines on nearby property values. The preliminary conclusions of the report were announced in 2007, however, no report has been released. Windaction.org had an opportunity to review the study's methodology and provide comments to Hoen and Wiser. Our comments can be accessed by downloading the file at the bottom of this page.
On March 27, 2009, the residents of Mars Hill living within 3600 feet of First Wind's wind energy facility filed a civil complaint in Maine Superior Court seeking relief from the "significant harm" caused by the First Wind and others by the construction and operation of the site. The full complaint can be accessed by clicking on the link below.
This analysis documents the marketing of a home within the footprint of the Mendota Hills wind farm. Four turbines are sited within 1000-1500 feet of the rear deck of the home's southwest corner.
This report was prepared for a presentation given at the South Plains Agriculture Wind & Wildlife Conference in Lubbock, Texas on February 13, 2009. The findings and conclusions contained herein are the exclusive property of Gardner Appraisal Group, Inc., and cannot be re-produced without the express written permission of Gardner Appraisal Group, Inc. Windaction.org wishes to thank Mr. Derry T. Gardner for kindly granting us permission to post his presentation to the www.windaction.org website. To access the document, click on the link at the bottom of this page.
Denmark adopted this policy in 2008-2009 which requires developers to pay compensation for loss of value of real property following the erection of the wind turbine. A summary of the policy is cited below. The policy document detailing the process of determining loss and compensation can be accessed by downloading the file linked to this page. This information was obtained from the Danish Energy Agency website.
Chris Luxemburger is a real estate broker, director of the Brampton Real Estate Board and the Chairperson of the Real Estate By-Laws Committee in Ontario, Canada. In his survey of the three-year sales records for the Melancthon Wind Plant and surrounding area, Luxemburger found significant differences among 600 properties within and beyond three nautical miles of the plant. Those in proximity to wind turbines had either a higher rate of non-sale (11% vs. 3%) or took twice as long to sell. He summarizes his findings in this presentation.
This paper examines the effect of wind turbines on nearby property values. The abstract and partial conclusion of the paper is provided below. The full paper can be accessed at the document links on this page.
This agreement was drafted by attorneys in the State of Illinois. If adopted as a condition of approving a wind energy facility, the agreement would guarantee property value protections for landowners whose property is located within the footprint of the project site.
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.
Opponents of industrial farms have long known that property values decline when wind turbines are erected. Strong evidence now exists that allowing the construction of industrial wind turbines near residential properties causes a decrease in the value of said property.
The important paper reviews research articles within the field of acoustics concerning the acoustic properties of wind turbines and noise and recommends a safe buffer zone of at least 2 km between turbines and residential dwellings. The abstract of this paper is provided below. The full document can be accessed by clicking the link(s) on this page.