Source: http://lawfilesext.leg.wa.gov/Law/WSR/2005/22/05-22-083.htm
Timestamp: 2020-08-04 08:40:30
Document Index: 105099578

Matched Legal Cases: ['art 24', 'art 24', 'art 24', 'art 24', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468', '§ 468']

WSR 05-22-083
[ Filed November 1, 2005, 9:42 a.m. ]
Title of Rule and Other Identifying Information: WAC 468-100-001 through 468-100-603, uniform relocation assistance and real property acquisition.
THIS RULE IS BEING PROPOSED UNDER AN EXPEDITED RULE-MAKING PROCESS THAT WILL ELIMINATE THE NEED FOR THE AGENCY TO HOLD PUBLIC HEARINGS, PREPARE A SMALL BUSINESS ECONOMIC IMPACT STATEMENT, OR PROVIDE RESPONSES TO THE CRITERIA FOR A SIGNIFICANT LEGISLATIVE RULE. IF YOU OBJECT TO THIS USE OF THE EXPEDITED RULE-MAKING PROCESS, YOU MUST EXPRESS YOUR OBJECTIONS IN WRITING AND THEY MUST BE SENT TO Gerald L. Gallinger, Director, Real Estate Services, Washington State Department of Transportation, P.O. Box 47338, Olympia, WA 98504-7338 , AND RECEIVED BY January 2, 2005 [2006].
Purpose of the Proposal and Its Anticipated Effects, Including Any Changes in Existing Rules: Title 49, C.F.R., Part 24, implements the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, as amended (the uniform act). The uniform act applies to all acquisitions of real property or displacements of persons resulting from federal or federally-assisted programs or projects and affects eighteen federal agencies. The uniform act was enacted to provide fair, equitable and consistent treatment without disproportionate injury for persons being displaced as a result of a federal or federally funded projects. The federal regulations had not been comprehensively revised or updated since its initial publication in 1989. The changes clarify present requirements, meet modern needs and improve the service to individuals and businesses affected by federal or federally-assisted projects while at the same time saving time reducing the burdens of government regulations.
The purpose of these changes is to amend chapter 468-100 WAC to reflect regulatory changes made by the Federal Highway Administration (FHWA) to the federal regulations in 49 C.F.R., Part 24, Section 24 that became effective on February 3, 2005.
Statute Being Implemented: Chapter 468-100 WAC.
Rule is necessary because of federal law, the existing rules changed by Docket No. FHWA-2003-14747 - issued on January 4, 2005, and effective on February 3, 2005.
Name of Agency Personnel Responsible for Drafting: Dianna Ayers/Shirley Hughes, P.O. Box 47338, Olympia, WA 98504-7338, (360) 705-7329; Implementation and Enforcement: Gerald Gallinger, P.O. Box 47338, Olympia, WA 98504-7338, (360) 705-7305.
Agency Comments or Recommendations, if any, as to Statutory Language, Implementation, Enforcement, and Fiscal Matters: The Washington State Department of Transportation, based on authority granted in RCW 34.05.350, is using the expedited process to make necessary changes to chapter 468-100 WAC to comply with recent changes made to 49 C.F.R., Part 24, Section 24 which became effective on February 3, 2005.
The Washington State Department of Transportation must comply with the federal regulations as supported in 49 C.F.R., Part 24, Section 24. The department began operating under the new regulations on February 3, 2005, and was given a January 1, 2006, deadline to make all necessary changes to our state regulations and procedures.
OTS-8462.2
AMENDATORY SECTION(Amending Order 121, filed 8/14/89, effective 9/14/89)
WAC 468-100-001 Purpose ((and scope)). (1) This chapter promulgates rules to implement chapter 8.26 RCW (Relocation assistance -- Real property acquisition policy).
(2) Conflicts: In the event of any conflict between these regulations and the provisions of chapter 8.26 RCW or any other applicable law, the statutory provisions are controlling.
(3) Notwithstanding anything to the contrary in this chapter, any displacing agency, where otherwise authorized, may make any relocation assistance payment in an amount which exceeds the maximum amount for such payment authorized by this chapter, and may comply with regulations promulgated pursuant to other authority, if the making of such payment or compliance with such requirements is necessary under federal law or regulations to secure federal financial assistance.
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-001, filed 8/14/89, effective 9/14/89.]
WAC 468-100-002 Definitions and acronyms. Definitions: Certain terms used in this chapter are defined as follows:
(1) Agency: ((Means the state agency or local public agency which)) The term agency means the federal agency, state, state agency, or person that acquires ((the)) real property or displaces a person.
(c) ((Solely for the purpose of WAC 468-100-303, conducted)) Primarily for outdoor advertising display purposes, when the display must be moved as a result of the project; or
(6) Comparable replacement dwelling: Means a dwelling ((which)) that meets the additional rules in WAC 468-100-403 and which is:
(a) ((Is)) Decent, safe, and sanitary according to the definition in subsection (((7))) (8) of this section.
(b) ((Is functionally similar to the displacement dwelling with particular attention to the number of rooms and living space.)) Functionally equivalent to the displacement dwelling. The term functionally equivalent means that it performs the same function, and provides the same utility. While a comparable replacement dwelling need not possess every feature of the displacement dwelling, the principal features must be present. Generally, the functional equivalency is an objective standard, reflecting the range of purposes for which the various physical features of a dwelling may be used. However, in determining whether a replacement is functionally equivalent to the displacement dwelling, the agency may consider reasonable tradeoffs for specific features when the replacement unit is equal to or better than the displacement dwelling.
(c) ((Is)) Adequate in size to accommodate the occupants.
(d) ((Is)) Located in an area that is not subject to unreasonable adverse environmental conditions((, is not generally less desirable)).
(((e) Has)) (f) On a site that is typical in size for residential development with normal site improvements, including customary landscaping. The replacement site need not include either a special improvement or a major exterior attribute ((of the displacement site)) such as outbuildings, swimming pools, or greenhouses in accordance with WAC 468-100-403 (1)(b).
(((f) Is)) (g) Currently available to the displaced person on the private market except as provided in subsection (6)(i) of this section. ((However, a comparable replacement dwelling for a person receiving government housing assistance before displacement may reflect similar government housing assistance.
(g) Is priced)) (h) Within the financial means of the displaced person.
(iii) For a displaced person who is not eligible to receive a replacement housing payment under WAC 468-100-402 due to failure to meet the length of occupancy requirements, comparable housing is considered to be within the displacee's financial means if the acquiring agency pays that portion of the monthly housing costs of a replacement dwelling which ((would)) exceeds ((thirty percent of the displacee's monthly income for forty-two months. Replacement housing payments would be paid under WAC 468-100-601)) the person's base monthly rent for the displacement dwelling as described in WAC 468-100-402 (2)(b). Such rental assistance must be paid under WAC 468-100-404, replacement housing of last resort.
(((6))) (i) For a person receiving government housing assistance before displacement, a dwelling that may reflect similar government housing assistance. In such cases any requirements of the government housing assistance program relating to the size of the replacement dwelling shall apply.
(((7))) (8) Decent, safe, and sanitary (DSS) dwelling: Means a dwelling ((which)) that meets ((applicable)) local housing and occupancy codes. However, any of the following standards ((which)) that are not met by ((an applicable)) the local code shall apply, unless waived for good cause by the agency funding the project. The dwelling shall:
(((e))) (f) Contains unobstructed egress to safe, open space at ground level. If the replacement dwelling unit is on the second story or above, with access directly from or through a common corridor, the common corridor must have at least two means of egress.
(((f))) (g) For a displaced person ((who is handicapped)) with a disability, be free of any barriers ((which)) that would preclude reasonable ingress, egress, or use of the dwelling by such displaced person.
(((8))) (9) Displaced person:
(i) A person who moves before the initiation of negotiations except one who is required to move for reasons beyond his or her control as explained in WAC 468-100-403(((5))) (4), unless the agency determines that the person was displaced as a direct result of the program or project; or
(((iv) A person whom the agency determines is not displaced as a direct result of a partial acquisition; or))
(vii) A person who, after receiving a notice of relocation eligibility ((also receives a)), is notified in writing that he or she will not be displaced for a project. Such written notification shall not be issued unless the person has not moved and the agency agrees to reimburse the person for any expenses incurred to satisfy any binding contractual relocation obligations entered into after the effective date of the notice of ((noneligibility ()) relocation eligibility as described in WAC 468-100-203 (2)(b)(())); or
(((vi))) (viii) An owner-occupant who voluntarily sells his or her property pursuant to WAC 468-100-101 (2)(a) after being informed in writing that if a mutually satisfactory agreement of sale cannot be reached, the agency will not acquire the property. In such cases, however, any resulting displacement of a tenant is subject to the regulations in this part; or
(((vii))) (ix) A person who retains the right of use and occupancy of the real property for life following its acquisition by the agency; or
(((viii))) (x) A person who retains the right of use and occupancy of the real property for a fixed term after its acquisition for a program or project receiving federal financial assistance from the Department of Interior; or
(((ix) A person who has occupied the property for the purpose of obtaining assistance under the Uniform Act; or
(x))) (xi) An owner who retains the right of use and occupancy of the real property for a fixed term after its acquisition by the Department of Interior under Public Law 93-477 or Public Law 93-303, except that such owner remains a displaced person for purposes of subpart D of this code; or
(((xi))) (xii) A person who is determined to be in unlawful occupancy prior to or after the initiation of negotiations, or a person who has been evicted for cause ((prior to the initiations of negotiations for the property)), under applicable state law, in accordance with WAC 468-100-206. However, advisory assistance may be provided to unlawful occupants at the option of the agency in order to facilitate the project; or
(((xii))) (xiii) A person who is not lawfully present in the United States and who has been determined to be ineligible for relocation ((benefits)) assistance in accordance with WAC 468-100-208; or
(((9))) (10) Dwelling: Means the place of permanent or customary and usual residence of a person, as determined by the agency according to local custom or law, including a single family house; a single family unit in a two-family, multifamily, or multipurpose property; a unit of a condominium or cooperative housing project; a nonhousekeeping unit; a mobile home; or any other ((fixed or installed)) residential unit ((other than a unit customarily used, and currently (although not necessarily immediately) capable of use, for transportation or recreational purposes)).
(((10))) (11) Dwelling site: The term dwelling site means a land area that is typical in size for similar dwellings located in the same neighborhood or rural area.
(((11))) (13) Federal financial assistance: Means any grant, loan, or contribution, except a federal guarantee or insurance.
(((12))) (14) Household income: The term household income means total gross income received for a twelve-month period from all sources (earned and unearned) including, but not limited to, wages, salary, child support, alimony, unemployment benefits, workers compensation, Social Security, or the net income from a business. It does not include income received or earned by dependant children and full-time students under eighteen years of age.
(a) If the agency issues a notice of its intent to acquire the real property, and a person moves after that notice, but before delivery of the initial written purchase offer, the "initiation of negotiations" means the date the person moves from the property. (((See also WAC 468-100-505(3).)))
(((13))) (c) In the case of permanent relocation of a tenant as a result of an acquisition of real property, the initiation of negotiations means the actions described in this section, except that such initiation of negotiations does not become effective, for the purposes of establishing eligibility for relocation assistance for such tenants under this part, until there is a written agreement between the agency and the owner to purchase the real property.
(((14))) (19) Nonprofit organization: The term nonprofit organization means an organization that is incorporated under the applicable laws of a state as a nonprofit organization, and exempt from paying federal income taxes under Section 501 of the Internal Revenue Code (26 U.S.C. 501).
(20) Owner of ((displacement)) a dwelling: A ((displaced)) person is considered to have met the requirement to own a ((displacement)) dwelling if the person purchases or holds any of the following interests in real property acquired for a project:
(a) Fee title, a life estate, a land contract, a ninety-nine-year lease, or a lease((,)) including any options for extension, with at least fifty years to run from the date of acquisition; or
(c) A contract to purchase any of the interests or estates described in ((subsection (1))) (a) or (((3))) (b) of this ((section)) subsection; or
(((15))) (21) Person: Means any individual, family, partnership, corporation, or association.
(((16))) (22) Program or project: The phrase program or project means any activity or series of activities undertaken by a federal agency or with federal financial assistance received or anticipated in any phase of any undertaking in accordance with the federal funding agency guidelines.
(23) Salvage value: Means the probable sale price of an item, if offered for sale ((on the condition)) to knowledgeable buyers with the requirement that it will be removed from the property at the buyer's expense, ((allowing a reasonable period of time to find a person buying with knowledge of the uses and purposes for which it is adaptable and capable of being used, including separate use of serviceable components and scrap)) (i.e., not eligible for relocation assistance). This includes items for reuse as well as items with components that can be reused or recycled when there is no reasonable prospect of sale except on ((that)) this basis.
(((17))) (24) Small business: Means any business having not more than five hundred employees working at the site being required or permanently displaced by a program or project, which site is the location of economic activity. Sites operated solely by outdoor advertising signs, displays, or devices do not qualify as a business for purposes of WAC 468-100-306.
(((18))) (25) State: Means any department, commission, agency, or instrumentality of the state of Washington.
(((19))) (26) Tenant: Means a person who has the temporary use and occupancy of real property owned by another.
(((20))) (27) Uneconomic remnant: Means a parcel of real property in which the owner is left with an interest after the partial acquisition of the owner's property, and which the acquiring agency has determined has little or no value.
(((21))) (28) Uniform Act: Means the Federal Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 (84 Stat. 1894; 42 U.S.C. 4601 et seq.; Pub. L. 91-646), and amendments thereto.
(((22))) (29) Unlawful ((occupancy)) occupant: A person ((is considered to be in unlawful occupancy when such person has been ordered to move by a court prior to the initiation of negotiations for the acquisition of the occupied property)) who occupies without property right, title or payment of rent or a person legally evicted, with no legal rights to occupy a property under state law. An agency, at its discretion, may consider such person to be in lawful occupancy.
(((23))) (30) Utility costs: The term utility costs means expenses for electricity, gas, other heating and cooking fuels, water and sewer.
[Statutory Authority: Chapter 8.26 RCW and WSR 89-17-048 (Order 121). 01-02-027, § 468-100-002, filed 12/22/00, effective 1/22/01. Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-002, filed 8/14/89, effective 9/14/89.]
WAC 468-100-004 ((Agency procedures, temporary relocation)) Assurances, monitoring, and corrective action. (1) ((Agency procedures:)) Assurances: Prior to a state agency or local public agency commencement of any project phase that will result in real property acquisition or displacement that is subject to chapter 8.26 RCW, the agency shall prepare and adopt operating procedures. Such procedures shall:
(a) Assure that the agency will comply with chapter 8.26 RCW and this chapter((,));
(b) Contain specific reference to any state law which the agency believes provides an exception to RCW 8.26.180, 8.26.190, or this chapter((,));
(c) Include appropriate provisions to carry out this chapter in a manner that minimizes the opportunity for, and/or the appearance of fraud, waste, and mismanagement((,)); and
(d) Shall be prefaced by a certification that the agency will carry out its responsibilities for real property acquisition and relocation assistance in accordance with chapter 8.26 RCW and this chapter. A statement such as the following would satisfy the certification requirement:
"The agency certifies that the agency will comply with chapter 8.26 RCW and chapter 468-100 WAC in connection with the acquisition of real property for, and relocation of persons displaced by, a program or project of the agency."
The agency shall maintain a record copy of such procedures available for public review at any reasonable time and location.
(2) Temporary relocation: In the case of a person that will not be displaced but is required to relocate temporarily because of the project, the provisions of WAC 468-100-204(3) shall apply.
(3) Monitoring and corrective action: The funding agency will monitor compliance with this chapter, and the acquiring agency and/or displacing agency shall take whatever corrective action is necessary to comply with chapter 8.26 RCW and this chapter. The funding agency may also apply sanctions in accordance with applicable program regulations.
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-004, filed 8/14/89, effective 9/14/89.]
WAC 468-100-005 Manner of notices. Notices which the agency is required to provide shall be written in plain, understandable language. Persons who are unable to read and understand the notice must be provided with appropriate translation and counseling. Each notice shall indicate the name and telephone number of a person who may be contacted for answers to questions or other needed help. Notices shall be personally served or sent by registered or certified first-class mail return receipt requested and documented in the agency's files.
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-005, filed 8/14/89, effective 9/14/89.]
WAC 468-100-007 ((Funding)) Federal agency waiver of regulations. The federal agency funding the project may, on a case-by-case or project basis, waive any requirement in this chapter not required by law if it determines that the waiver does not reduce any assistance or protection provided to an owner or displaced person under this chapter. Any request for a waiver by an acquiring or displacing agency shall be justified on a case-by-case or project basis.
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-007, filed 8/14/89, effective 9/14/89.]
WAC 468-100-009 Recordkeeping and reports. (1) Records: The agency shall maintain adequate records of its acquisition and displacement activities in sufficient detail to demonstrate compliance with this chapter. These records shall be retained for at least three years after each owner of a property and each person displaced from a property receives the final payment to which the person is entitled under this chapter.
(2) Confidentiality of records: Records maintained by an agency in accordance with this chapter are confidential regarding their use as public information, unless applicable law provides otherwise.
(3) Reports: The agency shall submit a report of its real property acquisition and displacement activities under this chapter if required by the federal agency funding ((agency)) the project. A report will not be required more frequently than every three years, or as the Uniform Act provides, unless the funding agency shows good cause.
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-009, filed 8/14/89, effective 9/14/89.]
AMENDATORY SECTION(Amending Order 146, filed 7/6/94, effective 8/6/94)
WAC 468-100-010 Appeals. The displacing agency shall promptly review appeals in accordance with the requirements of applicable law and this chapter.
(1) Actions which may be appealed: A person may file written notice of an appeal with the displacing agency in any case in which the person believes that the agency has failed to properly determine the person's eligibility for, or the amount of, a payment required under WAC ((468-100-106 or 468-100-107)) 468-100-105 or RCW 8.26.200, or a relocation payment required under this chapter.
(2) Limitations: A person is entitled to only such benefits as are specifically delineated in this chapter.
(3) Form of notice: The displacing agency shall consider a written appeal regardless of form. The appeal notice or letter should state what issues are being claimed, the reasons why the aggrieved person believes the claim should be allowed, and how the person believes he or she is otherwise aggrieved. The letter or notice should clearly identify the displacing agency's project and parcel of real property involved and should bear the signature and address of the aggrieved person or the person's authorized representative. The displacing agency may refuse to schedule any review or hearing on an appeal until these requirements have been complied with or may issue an order providing for dismissal of such appeal upon failure to comply within a reasonable time specified by the agency.
(4) Time limit for initiating appeal: The time limit shall be sixty days after the person receives written notification of the agency's determination on the person's claim.
(5) Review of files by person making appeal: The displacing agency shall permit a person to inspect and copy all materials pertinent to the person's appeal, except materials which are classified as confidential by the agency. The agency may, however, impose reasonable conditions on the person's right to inspect, consistent with applicable laws.
(6) Hearing process: Except as they may be inconsistent with the rules of this chapter, the department of transportation adopts the practice and procedure rules as set forth in chapter 468-10 WAC for appeals under this chapter. Where the rules of this chapter conflict with those of chapter 468-10 or 10-08 WAC, the rules of this chapter shall govern.
(7) Discovery: Discovery will be available in relocation appeals as follows: Any party to a relocation appeal may obtain discovery from any party by written interrogatories, written admissions, oral depositions, subpoena duces tecums, and written requests for production of documents. The procedures regarding these methods of discovery are found at CR 28 through 36 and 45(b) as now or hereafter amended and are hereby incorporated in this section.
[Statutory Authority: RCW 47.01101(5) and chapter 34.05 RCW. 94-14-102 (Order 146), § 468-100-010, filed 7/6/94, effective 8/6/94. Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-010, filed 8/14/89, effective 9/14/89.]
WAC 468-100-101 Applicability of acquisition requirements. General:
(1) Except as provided in subsection (2) of this section, the requirements of RCW 8.26.180 through 8.26.200 apply to any agency acquisition of real property for a program or project where the agency's program or project is carried out under threat of eminent domain including amicable agreements. Whether or not the acquiring agency has or intends to use the power of eminent domain, the requirements of RCW 8.26.180 through 8.26.200 apply to any project or program where there is an intended, planned, or designated project area, and all, or substantially all, of the property within that area is eventually intended to be acquired.
(2) Provided it does not conflict with subsection (1) of this section, an agency may determine that the requirements of RCW 8.26.180 through 8.26.200 do not apply to:
(a) Voluntary transactions (defined in WAC 468-100-002(((22)[(23)])) (33)) if all of the following conditions are present:
(i) No specific site or property needs to be acquired, although the agency may limit its search for alternative sites to a general geographic area.
(ii) The property to be acquired is not part of an intended, planned, or designated project area where all, or substantially all, of the property within the area is eventually to be acquired.
(iii) The agency will not acquire the property in the event negotiations fail to result in an amicable agreement, and the owner is so informed in writing.
(b) The acquisition of real property from a federal, state, or local public agency, if the acquiring agency does not have the authority to acquire the property through condemnation.
(3) In those situations where an agency wishes to purchase more than one site within a geographic area on a "voluntary transaction" basis, all owners shall be treated similarly.
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-101, filed 8/14/89, effective 9/14/89.]
(b) An adequate description of the physical characteristics of the property being appraised (and, in the case of a partial acquisition, an adequate description of the remaining property), a statement of the known and observed encumbrances if any, title information, location, zoning, present use, an analysis of highest and best use, and at least a five-year sales history of the property.
(3) Owner retention of improvements: If the owner of a real property improvement agrees and is permitted to obtain the right to remove it in whole or in part from the project site, the amount to be offered for the interest in the real property to be acquired shall be the amount determined to be just compensation for the owner's entire interest in the real property. The salvage value (defined in WAC 468-100-002(((15)[(16)])) (23)) of the improvement to be removed shall be deducted from the agency's payment.
[Statutory Authority: Chapter 8.26 RCW and WSR 89-17-048 (Order 121). 01-02-027, § 468-100-102, filed 12/22/00, effective 1/22/01. Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-102, filed 8/14/89, effective 9/14/89.]
WAC 468-100-104 Acquisition of tenant-owned improvements. (1) Acquisition of improvements: When acquiring any interest in real property, the agency shall offer to acquire at least an equal interest in all buildings, structures, or other improvements located upon the real property to be acquired or which the agency determines will be adversely affected by the use to which such real property will be put. This shall include any improvement of a tenant-owner who has the right or obligation to remove the improvement at the expiration of the lease term.
(3) Appraisal and establishment of just compensation for tenant-owned realty improvements: Just compensation for a tenant-owned realty improvement is the amount which the improvement contributes to the fair market value of the whole property or its salvage value, whichever is greater. (Salvage value is defined in WAC 468-100-002(((15)[(16)])) (23).)
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-104, filed 8/14/89, effective 9/14/89.]
WAC 468-100-201 Purpose. WAC 468-100-201 through ((468-100-208)) 468-100-209 prescribes general requirements governing the provision of relocation payments and other relocation assistance under the regulations in this chapter.
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-201, filed 8/14/89, effective 9/14/89.]
WAC 468-100-202 Applicability. These requirements apply to the relocation of any displaced person as defined in WAC 468-100-002(((7)[(8)])) (9). Any person who qualifies as a displaced person must be fully informed of his or her rights and entitlements to relocation assistance and payments provided by the Uniform Act and regulations.
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-202, filed 8/14/89, effective 9/14/89.]
WAC 468-100-203 Relocation notices. Written notices shall be furnished as required by WAC 468-100-005.
(1) General ((relocation)) information notice: As soon as feasible, a person scheduled to be displaced shall be furnished with a general written description of the agency's relocation program which does at least the following:
(a) Eligibility for relocation assistance shall begin on the date of a notice of intent to acquire (defined in WAC 468-100-203(4)), the initiation of negotiations (defined in WAC 468-100-002(((11)[(12)])) (15)) ((for the occupied property)), or actual acquisition, whichever occurs first. When this occurs, the agency shall promptly ((provide written notice to all occupants to be displaced)) notify all occupants in writing of their eligibility for applicable relocation assistance in accordance with WAC 468-100-005.
(d) Informs the person that any person who is an alien not lawfully present in the United States is ineligible for relocation advisory services and relocation payments, unless such ineligibility would result in exceptional and extremely unusual hardship to a qualifying spouse, parent, or child, as defined in WAC 468-100-208(((9))) (8).
[Statutory Authority: Chapter 8.26 RCW and WSR 89-17-048 (Order 121). 01-02-027, § 468-100-203, filed 12/22/00, effective 1/22/01. Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-203, filed 8/14/89, effective 9/14/89.]
WAC 468-100-204 Availability of comparable replacement dwelling before displacement. No person to be displaced shall be required to move from the person's dwelling unless at least one comparable replacement dwelling (defined in WAC 468-100-002(((4)[(5)])) (6)) has been made available to the person.
(a) A major disaster as defined in Section 102(c) of the Robert T. Stafford Disaster Relief and Emergency Assistance Act ((of 1974)), as amended (42 U.S.C. ((5121)) 5122); or
(b) Pay the actual reasonable out-of-pocket moving expenses and any reasonable increase in ((monthly housing)) rent and utility costs incurred in connection with the temporary relocation; and
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-204, filed 8/14/89, effective 9/14/89.]
WAC 468-100-205 Relocation planning, advisory services, and coordination. (1) Relocation planning: During the early stages of development, state and federal-aid programs or projects shall be planned in such a manner that the problems associated with the displacement of individuals, families, businesses, farms, and nonprofit organizations are recognized and solutions are developed to minimize the adverse impacts of displacement. Such planning, where appropriate, shall precede any action by an agency ((which)) that will cause displacement, and should include an evaluation of program resources available to carry out timely and orderly relocations. Planning may involve a relocation survey or study ((which)) that may include the following:
(a) An estimate of the number of households to be displaced including information such as owner/tenant status, estimated value and rental rates of properties to be acquired, family characteristics, and special consideration of the impacts on minorities, the elderly, large families, and ((the handicapped)) persons with disabilities when applicable.
(b) An estimate of the number of comparable replacement dwellings in the area (including price ranges and rental rates) that may be available to fulfill the needs of those households displaced. When an adequate supply of comparable housing is not expected to be available, ((consideration of last resort housing actions should be instituted)) the agency should consider housing of last resort actions.
(3) Relocation assistance advisory services((,)):
(((3))) (4) Services to be provided: The advisory program shall include such measures, facilities, and services as may be necessary or appropriate in order to:
(a) Determine, for nonresidential (businesses, farm, and nonprofit organizations) displacements, the relocation needs and preferences of each ((person)) business (farm and nonprofit organization) to be displaced and explain the relocation payments and other assistance for which the ((person)) business may be eligible, the related eligibility requirements, and the procedures for obtaining such assistance. This shall include a personal interview with each ((person)) business. At a minimum, interviews with the displaced business owners and operators should include the following items:
(((i))) (ii) As soon as feasible, the agency shall inform the person in writing of the specific comparable replacement dwelling and the price or rent used for establishing the upper limit of the replacement housing payment (see WAC 468-100-403 (1) and (2)) and the basis for the determination, so that the person is aware of the maximum replacement housing payment for which the person may qualify.
(((ii))) (iii) Where feasible, housing shall be inspected prior to being made available to assure that it meets applicable standards. (See WAC 468-100-002 (((4)[(5)] and (6)[(7)])) (8).) If such an inspection is not made, the agency shall notify the person to be displaced ((shall be notified)) that a replacement housing payment may not be made unless the replacement dwelling is subsequently inspected and determined to be DSS.
(((iii))) (iv) Whenever possible, minority persons shall be given reasonable opportunities to relocate to DSS replacement dwellings, not located in an area of minority concentration, that are within their financial means. This policy, however, does not require an agency to provide a person a larger payment than is necessary to enable a person to relocate to a comparable replacement dwelling.
(((iv))) (v) The agency shall offer all displaced persons, ((especially the elderly and handicapped, shall be offered)) transportation to inspect housing to which they are referred.
(((4))) (5) Coordination of relocation activities: Relocation activities shall be coordinated with project work and other displacement-causing activities to ensure that, to the extent feasible, persons displaced receive consistent treatment and the duplication of functions is minimized.
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-205, filed 8/14/89, effective 9/14/89.]
WAC 468-100-206 Eviction for cause. (1) Eviction for cause must conform to applicable state and local law. Any person who ((has lawfully occupied the real property, but who is later evicted for cause on or after the date of the initiation of negotiations, retains the right to the relocation payments and other assistance set forth in these regulations. For purposes of determining eligibility for relocation payments, the date of displacement is the date the person moves or the date a comparable replacement dwelling is made available, whichever is later. This section applies only if the agency had intended to displace the person)) occupies the real property and is not in unlawful occupancy on the date of the initiation of negotiations, is presumed to be entitled to relocation payments and other assistance set forth in this part unless the agency determines that:
(a) The person received an eviction notice prior to the initiation of negotiations and, as a result of that notice, is later evicted; or
(b) The person is evicted after the initiation of negotiations for serious or repeated violation of material terms of the lease or occupancy agreement; and
(c) In either case the eviction was not undertaken for the purpose of evading the obligation to make available the payments and other assistance set forth in this part.
(2) For purposes of determining eligibility for relocation payments, the date of displacement is the date the person moves, or if later, the date a comparable replacement dwelling is made available. This section applies only to persons who would otherwise have been displaced by the project.
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-206, filed 8/14/89, effective 9/14/89.]
WAC 468-100-207 General requirements -- Claims for relocation payments. (1) Documentation: Any claim for a relocation payment shall be supported by such documentation as may be reasonably required to support expenses incurred, such as, bills, certified prices, appraisals, or other evidence of such expenses. Payment for a low cost or uncomplicated move may be made without documentation of actual costs when payment is limited to the amount of the lowest acceptable bid or estimate obtained by the agency. A displaced person must be provided reasonable assistance necessary to complete and file any required claim for payment.
(((a))) (i) For tenants, the date of displacement;
(((b))) (ii) For owners, the date of displacement or the date of the final payment for the acquisition of the real property, whichever is later.
(5) ((Multiple occupants of one displacement dwelling: If two or more occupants of the displacement dwelling move to separate replacement dwellings, each occupant is entitled to a reasonable prorated share, as determined by the agency, of any relocation payments that would have been made if the occupants moved together to a comparable replacement dwelling. However, if the agency determines that two or more occupants maintained separate households within the same dwelling, such occupants have separate entitlements to relocation payments.
(6) Deductions from relocation payments: An agency shall deduct the amount of any advance relocation payment from the relocation payment(s) to which a displaced person is otherwise entitled. Similarly where such a deduction would not prevent the displaced person from obtaining a comparable replacement dwelling as required by WAC 468-100-204, an agency may, deduct from relocation payments any rent that the displaced person owes the agency. The agency shall not withhold any part of a relocation payment to a displaced person to satisfy an obligation to any other creditor.
(7))) Notice of denial of claim: If the agency disapproves all or part of a payment claimed or refuses to consider the claim on its merits because of untimely filing or other grounds, it shall promptly notify the claimant in writing of its determination, the basis for its determination, and the procedures for appealing that determination.
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-207, filed 8/14/89, effective 9/14/89.]
WAC 468-100-208 Aliens not lawfully present in the United States. (1) Each person seeking relocation payments or relocation advisory assistance shall, as a condition of eligibility, certify:
(a) If the agency has reason to believe that the certification of a person who has certified that he or she is an alien lawfully present in the United States is invalid, the displacing agency shall obtain verification of the alien's status from the local Bureau of Citizenship and Immigration ((and Naturalization Service (INS))) (BCIS) Office. A list of local ((INS)) BCIS offices ((was published in the Federal Register in November 17, 1997, at 62 FR 61350)) is available at http://www.uscis.gov/graphics/fieldoffices/alphaa.htm. Any request for ((INS)) BCIS verification shall include the alien's full name, date of birth and alien number, and a copy of the alien's documentation. (If an agency is unable to contact the ((INS)) BCIS, it may contact the FHWA in Washington, DC ((at 202-366-2035 (Marshall Schy)), Office of Real Estate Services(())) or ((202-366-1371 (Reid Alsop,)) Office of Chief Counsel(())), for a referral to the ((INS)) BCIS.)
[Statutory Authority: Chapter 8.26 RCW and WSR 89-17-048 (Order 121). 01-02-027, § 468-100-208, filed 12/22/00, effective 1/22/01. Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-208, filed 8/14/89, effective 9/14/89.]
WAC 468-100-209 Relocation payments not considered as income. No relocation payment received by a displaced person under this chapter may be considered as income for the purpose of determining the eligibility or extent of eligibility of any person for assistance under any state law or for the purposes of any income tax or any tax imposed under Title 82 RCW, and the payments shall not be deducted from any amount to which any recipient would otherwise be entitled under Title 74 RCW.
[Statutory Authority: Chapter 8.26 RCW and WSR 89-17-048 (Order 121). 01-02-027, § 468-100-209, filed 12/22/00, effective 1/22/01.]
WAC 468-100-301 Payment for actual reasonable moving and related expenses(( -- Residential moves)). ((Any displaced owner-occupant or tenant of a dwelling who qualifies as a displaced person (defined in WAC 468-100-002(7)[(8)]) is entitled to payment of the person's actual moving and related expenses, as the agency determines to be reasonable, including expenses necessary to:
(1) Disconnect, dismantle, and remove displaced personal property.
(2) Pack displaced personal property.
(3) Transport displaced personal property within fifty miles. The agency may authorize transportation costs of a distance beyond fifty miles based on economic feasibility of the available choices of replacement locations, but not on the displacee's subjective preferences.
(4) Store personal property for a period not to exceed twelve months, unless the agency determines a longer period is necessary.
(5) Unpack relocated personal property.
(6) Reassemble, reinstall, and reconnect relocated personal property.
(7) Insure for the replacement value of personal property in connection with the move; or where insurance covering loss, theft, or damage in the process of moving (not through fault or negligence of the displaced person or the person's agent, or employee) is not reasonably available, pay the replacement value for such loss, theft, or damage.
(8) The replacement value of property lost, stolen, or damaged in the process of moving (not through the fault or negligence of the displaced person, his or her agent, or employee) where insurance covering such loss, theft, or damage is not reasonably available.
(9) Reimburse other moving-relating expenses that are not listed as ineligible under WAC 468-100-305, as the agency determines to be reasonable and necessary.)) (1) General.
(a) Any owner-occupant or tenant who qualifies as a displaced person (defined at WAC 468-100-002(9)) and who moves from a dwelling (including a mobile home) or who moves from a business, farm or nonprofit organization is entitled to payment of his or her actual moving and related expenses, as the agency determines to be reasonable and necessary.
(b) A nonoccupant owner of a rented mobile home is eligible for actual cost reimbursement under this section to relocate the mobile home. If the mobile home is not acquired as real estate, but the homeowner-occupant obtains a replacement housing payment under one of the circumstances described in WAC 468-100-502 (1)(c), the homeowner-occupant is not eligible for payment for moving the mobile home, but may be eligible for a payment for moving personal property from the mobile home.
(2) Moves from a dwelling. A displaced person's actual, reasonable and necessary moving expenses for moving personal property from a dwelling may be determined based on the cost of one, or a combination of the following methods: Eligible expenses for moves from a dwelling include the expenses described in subsection (7)(a) through (g) of this section. Self-moves based on the lower of two bids or estimates are not eligible for reimbursement under this section.
(a) Commercial move - moves performed by a professional mover.
(b) Self-move - moves that may be performed by the displaced person in one or a combination of the following methods:
(i) Fixed residential moving cost schedule (described in WAC 468-100-302).
(3) Moves from a mobile home. A displaced person's actual, reasonable and necessary moving expenses for moving personal property from a mobile home may be determined based on the cost of one, or a combination of the following methods: Self-moves based on the lower of two bids or estimates are not eligible for reimbursement under this section. Eligible expenses for moves from a mobile home include those expenses described in subsection (7)(a) through (g) of this section (however, if the mobile home is not acquired but the owner obtains a replacement housing payment under one of the circumstances described in WAC 468-100-502, the owner is not eligible for payment for moving the mobile home). In addition to the items in subsection (1) of this section, the owner-occupant of a mobile home that is moved as personal property and used as the person's replacement dwelling, is also eligible for the moving expenses described in subsection (7)(h) through (j) of this section.
(4) Moves from a business, farm or nonprofit organization. Personal property as determined by an inventory from a business, farm or nonprofit organization may be moved by one or a combination of the following methods: Eligible expenses for moves from a business, farm or nonprofit organization include those expenses described in subsection (7)(a) through (g) of this section and subsection (7)(k) through (r) of this section and WAC 468-100-303.
(a) Commercial move. Based on the lower of two bids or estimates prepared by a commercial mover. At the agency's discretion, payment for a low-cost or uncomplicated move may be based on a single bid or estimate.
(b) Self-move. A self-move payment may be based on one or a combination of the following:
(i) The lower of two bids or estimates prepared by a commercial mover or qualified agency staff person. At the agency's discretion, payment for a low-cost or uncomplicated move may be based on a single bid or estimate; or
(ii) Supported by receipted bills for labor and equipment. Hourly labor rates should not exceed the rates paid by a commercial mover to employees performing the same activity and equipment rental fees should be based on the actual rental cost of the equipment but not to exceed the cost paid by a commercial mover.
(5) Personal property only. Eligible expenses for a person who is required to move personal property from real property but is not required to move from a dwelling (including a mobile home), business, farm or nonprofit organization include those expenses described in subsection (7)(a) through (g) and (r) of this section.
(6) Advertising signs. The amount of a payment for direct loss of an advertising sign, which is personal property, shall be the lesser of:
(a) The depreciated reproduction cost of the sign, as determined by the agency, less the proceeds from its sale; or
(b) The estimated cost of moving the sign, but with no allowance for storage.
(7) Eligible actual moving expenses.
(a) Transportation of the displaced person and personal property. Transportation costs for a distance beyond fifty miles are not eligible, unless the agency determines that relocation beyond fifty miles is justified.
(c) Disconnecting, dismantling, removing, reassembling, and reinstalling relocated household appliances and other personal property. For businesses, farms or nonprofit organizations this includes machinery, equipment, substitute personal property, and connections to utilities available within the building; it also includes modifications to the personal property, including those mandated by federal, state or local law, code or ordinance, necessary to adapt it to the replacement structure, the replacement site, or the utilities at the replacement site, and modifications necessary to adapt the utilities at the replacement site to the personal property (expenses for providing utilities from the right of way to the building or improvement are excluded).
(d) Storage of the personal property for a period not to exceed twelve months, unless the agency determines that a longer period is necessary.
(g) Other moving-related expenses that are not listed as ineligible under subsection (8) of this section as the agency determines to be reasonable and necessary.
(h) The reasonable cost of disassembling, moving, and reassembling any appurtenances attached to a mobile home, such as porches, decks, skirting, and awnings, which were not acquired, anchoring of the unit, and utility "hookup" charges.
(i) The reasonable cost of repairs and/or modifications so that a mobile home can be moved and/or made decent, safe, and sanitary.
(j) The cost of a nonrefundable mobile home park entrance fee, to the extent it does not exceed the fee at a comparable mobile home park, if the person is displaced from a mobile home park or the agency determines that payment of the fee is necessary to effect relocation.
(k) Any license, permit, fees or certification required of the displaced person at the replacement location. However, the payment may be based on the remaining useful life of the existing license, permit, fees or certification.
(l) Professional services as the agency determines to be actual, reasonable and necessary for:
(m) Relettering signs and replacing stationery on hand at the time of displacement that are made obsolete as a result of the move.
(n) Actual direct loss of tangible personal property incurred as a result of moving or discontinuing the business or farm operation. The payment shall consist of the lesser of:
(i) The fair market value in place of the item, as is for continued use, less the proceeds from its sale (to be eligible for payment, the claimant must make a good faith effort to sell the personal property, unless the agency determines that such effort is not necessary. When payment for property loss is claimed for goods held for sale, the market value shall be based on the cost of the goods to the business, not the potential selling prices); or
(ii) The estimated cost of moving the item as is, but not including any allowance for storage; or for reconnecting a piece of equipment if the equipment is in storage or not being used at the acquired site. If the business or farm operation is discontinued, the estimated cost of moving the item shall be based on a moving distance of fifty miles.
(o) The reasonable cost incurred in attempting to sell an item that is not to be relocated.
(p) Purchase of substitute personal property. If an item of personal property, which is used as part of a business or farm operation,is not moved but is promptly replaced with a substitute item that performs a comparable function at the replacement site, the displaced person is entitled to payment of the lesser of:
(ii) The estimated cost of moving and reinstalling the replaced item but with no allowance for storage. At the agency's discretion, the estimated cost for a low-cost or uncomplicated move may be based on a single bid or estimate.
(q) Searching for a replacement location. A business or farm operation is entitled to reimbursement for actual expenses, not to exceed two thousand five hundred dollars, as the agency determines to be reasonable, which are incurred in searching for a replacement location, including:
(r) Low value/high bulk. When the personal property to be moved is of low value and high bulk, and the cost of moving the property would be disproportionate to its value in the judgment of the displacing agency, the allowable moving cost payment shall not exceed the lesser of: The amount which would be received if the property were sold at the site or the replacement cost of a comparable quantity delivered to the new business location. Examples of personal property covered by this provision include, but are not limited to, stockpiled sand, gravel, minerals, metals and other similar items of personal property as determined by the agency.
(8) Ineligible moving and related expenses. A displaced person is not entitled to payment for:
(a) The cost of moving any structure or other real property improvement in which the displaced person reserved ownership (however, this part does not preclude the computation under WAC 468-100-401 (2)(d)(iii));
(b) Interest on a loan to cover moving expenses;
(e) Loss of trained employees;
(f) Any additional operating expenses of a business or farm operation incurred because of operating in a new location except as provided in WAC 468-100-360 (1)(f);
(g) Personal injury;
(h) Any legal fee or other cost for preparing a claim for a relocation payment or for representing the claimant before the agency;
(i) Expenses for searching for a replacement dwelling;
(j) Physical changes to the real property at the replacement location of a business or farm operation except as provided in WAC 468-100-301 (7)(c) and 468-100-306(1);
(k) Costs for storage of personal property on real property already owned or leased by the displaced person; and
(l) Refundable security and utility deposits.
(9) Notification and inspection (nonresidential). The agency shall inform the displaced person, in writing, of the requirements of this section as soon as possible after the initiation of negotiations. This information may be included in the relocation information provided the displaced person as set forth in WAC 468-100-203. To be eligible for payments under this section, the displaced person must:
(a) Provide the agency reasonable advance notice of the approximate date of the start of the move or disposition of the personal property and an inventory of the items to be moved. However, the agency may waive this notice requirement after documenting its file accordingly.
(b) Permit the agency to make reasonable and timely inspections of the personal property at both the displacement and replacement sites and to monitor the move.
(10) Transfer of ownership (nonresidential). Upon request and in accordance with applicable law, the claimant shall transfer to the agency ownership of any personal property that has not been moved, sold, or traded-in.
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-301, filed 8/14/89, effective 9/14/89.]
WAC 468-100-302 Fixed payment for moving expenses -- Residential moves. Any person displaced from a dwelling or a seasonal residence((,)) or a dormitory style room is entitled to receive a fixed moving cost payment ((in lieu of)) as an alternative to a payment for actual moving and related expenses ((covered)) under WAC 468-100-301. This ((allowance)) payment shall be determined according to the ((applicable schedule approved by the lead agency, except that the expense and dislocation allowance to a person occupying a furnished one-room unit shared by more than one other person involving a minimum of personal property to be moved, shall be limited to fifty dollars)) fixed residential moving cost schedule* approved by the Federal Highway Administration and published in the Federal Register on a periodic basis. The payment to a person with minimal personal possessions who is in occupancy of a dormitory style room or a person whose residential move is performed by an agency at no cost to the person shall be limited to the amount stated in the most recent edition of the fixed residential moving cost schedule.
*The fixed residential moving cost schedule is available at the following URL: http://www.fhwa.dot.gov//////realestate/fixsch96.htm. Agencies are cautioned to ensure they are using the most recent edition.
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-302, filed 8/14/89, effective 9/14/89.]
WAC 468-100-303 ((Payment for actual reasonable moving and)) Related nonresidential eligible expenses(( -- Nonresidential moves)). (((1) Eligible costs. Any business or farm operation which qualifies as a displaced person (defined in WAC 468-100-002(7)[(8)]) is entitled to payment for such actual moving and related expenses, as the agency determines to be reasonable and necessary, including expenses for:
(a) Transportation of personal property. Transportation costs for a distance beyond fifty miles are not eligible, unless the agency determines that relocation beyond fifty miles is justified.
(c) Disconnecting, dismantling, removing, reassembling, and reinstalling relocated machinery, equipment, and other personal property, including substitute personal property described in WAC 468-100-303 (1)(l). This includes connection to utilities available nearby. It also includes modifications to the personal property necessary to adapt it to the replacement structure, the replacement site, or the utilities at the replacement site, and modifications necessary to adapt the utilities at the replacement site to the personal property. (Expenses for providing utilities from the right of way to the building or improvement are excluded.)
(e) Insurance for the replacement value of the personal property in connection with the move and necessary storage.
(f) Any license, permit, or certification required of the displaced person at the replacement location. However, the payment may be based on the remaining useful life of the existing license, permit, or certification.
(g) The replacement value of property lost, stolen, or damaged in the process of moving (not through the fault or negligence of the displaced person, his or her agent, or employee) where insurance covering such loss, theft, or damage is not reasonably available.
(h) Professional services necessary for:
(i) Relettering signs and replacing stationery on hand at the time of displacement that are made obsolete as a result of the move.
(j) Actual direct loss of tangible personal property incurred as a result of moving or discontinuing the business or farm operation. The payment shall consist of the lesser of:
(i) The fair market value of the item for continued use at the displacement site, less the proceeds from its sale. (To be eligible for payment, the claimant must make a good faith effort to sell the personal property, unless the agency determines that such effort is not necessary. When payment for property loss is claimed for goods held for sale, the fair market value shall be based on the cost of the goods to the business, not the potential selling price.); or
(ii) The estimated cost of moving the item, but with no allowance for storage. (If the business or farm operation is discontinued, the estimated cost shall be based on a moving distance of fifty miles.)
(k) The reasonable cost incurred in attempting to sell an item that is not to be relocated.
(l) Purchase of substitute personal property. If an item of personal property which is used as part of a business or farm operation is not moved but is promptly replaced with a substitute item that performs a comparable function at the replacement site, the displaced person is entitled to payment of the lesser of:
(i) The cost of the substitute item, including installation costs at the replacement site, minus any proceeds from the sale or trade-in of the replaced item; or
(m) Searching for a replacement location. A displaced business or farm operation is entitled to reimbursement for actual expenses, not to exceed one thousand dollars, as the agency determines to be reasonable, which are incurred in searching for a replacement location, including:
(iv) Fees paid to a real estate agent or broker to locate a replacement site, exclusive of any fees or commissions related to the purchase of such site.
(n) Other moving-related expenses that are not listed as ineligible under WAC 468-100-305, as the agency determines to be reasonable and necessary.
(2) Notification and inspection. The following requirements apply to payments under this section:
(a) The agency shall inform the displaced person in writing, of the requirements of (b) and (c) of this subsection, as soon as possible after the initiation of negotiations. This information may be included in the relocation information provided to the displaced person as set forth in WAC 468-100-203.
(b) The displaced person must provide the agency reasonable advance written notice of the approximate date of the start of the move or disposition of the personal property and a list of the items to be moved. However, the agency may waive this notice requirement after documenting its file accordingly.
(c) The displaced person must permit the agency to make reasonable and timely inspections of the personal property at both the displacement and replacement sites and to monitor the move.
(3) Self-move. If the displaced person elects to take full responsibility for the move of the business or farm operation, the agency may make a payment for the person's moving expenses in an amount not to exceed the lower of two acceptable bids or estimates obtained by the agency or prepared by qualified staff. At the agency's discretion, a payment for a low cost or uncomplicated move may be based on a single bid or estimate.
(4) Transfer of ownership. Upon request and in accordance with applicable law, the claimant shall transfer to the agency ownership of any personal property that has not been moved, sold, or traded in.
(5) Advertising signs. The amount of a payment for direct loss of an advertising sign which is personal property shall be the lesser of:
(b) The estimated cost of moving the sign, but with no allowance for storage.)) The following expenses, in addition to those provided by WAC 468-100-301 for moving personal property, shall be provided if the agency determines that they are actual, reasonable and necessary:
(1) Connection to available nearby utilities from the right of way to improvements at the replacement site.
(2) Professional services performed prior to the purchase or lease of a replacement site to determine its suitability for the displaced person's business operation including, but not limited to, soil testing, feasibility and marketing studies (excluding any fees or commissions directly related to the purchase or lease of such site). At the discretion of the agency a reasonable preapproved hourly rate may be established.
(3) Impact fees or one-time assessments for anticipated heavy utility usage, as determined necessary by the agency.
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-303, filed 8/14/89, effective 9/14/89.]
WAC 468-100-304 Fixed payment for moving expenses -- Nonresidential moves. (1) Business((:)). A displaced business((, defined in WAC 468-100-002(3)[(4)],)) may be eligible to choose a fixed payment in lieu of ((a)) the payments for actual moving and related expenses, and actual reasonable reestablishment expenses provided by WAC 468-100-301, 468-100-303, and 468-100-306. ((The)) Such fixed payment, except for payment to a nonprofit organization, shall equal the average annual net earnings of the business, as computed in accordance with subsection (5) of this section, but not less than one thousand dollars nor more than twenty thousand dollars. The displaced business is eligible for the payment if the agency ((determined)) determines that:
(a) The business owns or rents personal property which must be moved in connection with such displacement and for which an expense would be incurred in such move; and, the business vacates or relocates from its displacement site; ((and))
(b) The business cannot be relocated without a substantial loss of its existing patronage (clientele or net earnings). A business is assumed to meet this test unless the agency ((demonstrates)) determines that it will not suffer a substantial loss of its existing patronage; ((and))
(c) The business is not part of a commercial enterprise having more than three other entities which are not being acquired by the agency, and which are under the same ownership and engaged in the same or similar business activities((.));
(d) The business is not operated at a displacement dwelling solely for the purpose of renting such dwelling to others; ((and))
(e) The business is not operated at the displacement site solely for the purpose of renting the site to others; and
(f) The business contributed materially (defined in WAC 468-100-002(((3)[(4)])) (7)) to the income of the displaced person during the two taxable years prior to displacement.
(2) Determining the number of businesses((:)). In determining whether two or more displaced legal entities constitute a single business which is entitled to only one fixed payment, ((the displacing agency shall consider)) all pertinent factors shall be considered, including the extent to which:
(a) The same premises and equipment are shared;
(b) Substantially identical or interrelated business functions are carried out and business and financial affairs are commingled;
(c) The entities are held out to the public, and to those customarily dealing with them, as one business; and
(d) The same person((,)) or closely related persons own, control, or manage the affairs of the entities.
(3) Farm operation((:)). A displaced farm operation((,)) (defined in WAC 468-100-002(((9)[(10)])) (12)), may choose a fixed payment, in lieu of ((a)) the payments for actual moving and related expenses and actual reasonable reestablishment expenses, in an amount equal to its average annual net earnings as computed in accordance with subsection (5) of this section, but not less than one thousand dollars nor more than twenty thousand dollars. In the case of a partial acquisition of land, which was a farm operation before the acquisition, the fixed payment shall be made only if the agency determines that:
(a) The acquisition of part of the land caused the operator to be displaced from the farm operation on the remaining land; or
(b) The partial acquisition caused a substantial change in the nature of the farm operation.
(4) Nonprofit organization((:)). A displaced nonprofit organization may choose a fixed payment of one thousand to twenty thousand dollars in lieu of ((a)) the payments for actual moving and related expenses and actual reasonable reestablishment expenses, if the agency determines that it cannot be relocated without a substantial loss of existing patronage (membership or clientele). A nonprofit organization is assumed to meet this test, unless the agency demonstrates otherwise. Any payment in excess of one thousand dollars must be supported with financial statements for the two twelve-month periods prior to the acquisition. The amount to be used for the payment is the average of two years annual gross revenues less administrative expenses.
(5) Average annual net earnings of a business or farm operation((:)). The average annual net earnings of a business or farm operation are one-half of its net earnings before federal, state, and local income taxes during the two taxable years immediately prior to the taxable year in which it was displaced. If the business or farm was not in operation for the full two taxable years prior to displacement, net earnings shall be based on the actual period of operation at the displacement site during the two taxable years prior to displacement, projected to an annual rate. Average annual net earnings may be based upon a different period of time when the agency determines it to be more equitable. Net earnings include any compensation obtained from the business or farm operation by its owner, the owner's spouse, and dependents. The displaced person shall furnish the agency proof of net earnings through income tax returns, certified financial statements, or other reasonable evidence, which the agency determines is satisfactory.
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-304, filed 8/14/89, effective 9/14/89.]
WAC 468-100-305 ((Ineligible moving and related expenses.)) Discretionary utility relocation payments. ((A displaced person is not entitled to payment for:
(1) The cost of moving any structure or other real property improvement in which the displaced person reserved ownership. However, this section does not preclude the computation under WAC 468-100-401 (3)(d)(iii); or
(6) Any additional operating expenses of a business or farm operation, incurred because of operating in a new location except as provided in WAC 468-100-306 (1)(j); or
(10) Physical changes to the real property at the replacement location of a business or farm operation, except as provided in WAC 468-100-303 (1)(b)(iii) and (iv); or
(11) Costs for storage of personal property on real property already owned or leased by the displaced person.)) (1) Whenever a program or project undertaken by a displacing agency causes the relocation of a utility facility (WAC 468-100-002(31)) and the relocation of the facility creates extraordinary expenses for its owner, the displacing agency may, at its option, make a relocation payment to the owner for all or part of such expenses, if the following criteria are met:
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-305, filed 8/14/89, effective 9/14/89.]
AMENDATORY SECTION(Amending WSR 04-08-041, filed 3/31/04, effective 5/1/04)
WAC 468-100-306 Reestablishment expenses -- Nonresidential moves. In addition to the payments available under WAC 468-100-301 and 468-100-303, a small business, as defined in WAC 468-100-002(((17))) (24), farm or nonprofit organization ((may be eligible)) is entitled to receive a payment, not to exceed fifty thousand dollars, for expenses actually incurred in relocating and reestablishing such small business, farm((,)) or nonprofit organization at a replacement site.
(1) Eligible expenses. Reestablishment expenses must be reasonable and necessary, as determined by the agency. They ((may)) include, but are not limited to, the following:
(a) Repairs or improvements to the replacement real property as required by federal, state((,)) or local law, code((,)) or ordinance.
(d) ((Provision of utilities from right of way to improvements on the replacement site.
(e))) Redecoration or replacement of soiled or worn surfaces at the replacement site, such as paint, ((panelling)) paneling, or carpeting.
(((f) Licenses, fees, and permits when not paid as part of moving expenses.
(h))) (e) Advertisement of replacement location.
(((i) Professional services in connection with the purchase or lease of a replacement site.
(j))) (f) Estimated increased costs of operation during the first two years at the replacement site for such items as:
(((k) Impact fees or one-time assessments for anticipated heavy utility usage.
(l))) (g) Other items that the agency considers essential to the reestablishment of the business.
(c) ((Interior or exterior refurbishments at the replacement site which are for aesthetic purposes, except as provided in WAC 468-100-306 (1)(e).
(d))) Interest on money borrowed to make the move or purchase the replacement property.
(((e))) (d) Payment to a part-time business in the home which does not contribute materially to the household income.
(e) Interior or exterior refurbishments at the replacement site which are for aesthetic purposes, except as provided in WAC 468-100-306 (1)(d).
[Statutory Authority: Chapter 8.26 RCW. 04-08-041, § 468-100-306, filed 3/31/04, effective 5/1/04. Statutory Authority: Chapter 8.26 RCW and WSR 89-17-048 (Order 121). 01-02-027, § 468-100-306, filed 12/22/00, effective 1/22/01. Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-306, filed 8/14/89, effective 9/14/89.]
WAC 468-100-401 Replacement housing payment for one hundred eighty-day homeowner-occupants. (1) ((Entitlement:)) Eligibility: A displaced person is ((entitled to)) eligible for the replacement housing payment for a one hundred eighty-day homeowner-occupant if the person:
(i) The date the displaced person receives final payment for the displacement dwelling or, in the case of condemnation, the date the ((required)) full amount is deposited in the court; or
(a) ((Determination of price differential:)) Basic computation: The price differential to be paid under subsection (2)(a) of this section is the amount which must be added to the acquisition cost of the displacement dwelling and site (see WAC 468-100-002(11)) to provide a total amount equal to the lesser of:
(b) ((Mixed-use and multifamily properties: If the displacement dwelling was part of a property that contained another dwelling unit and/or space used for nonresidential purposes, and/or is located on a tract larger than a site that is typical for residential purposes, only that portion of the acquisition payment which is actually attributable to the displacement dwelling shall be considered its acquisition cost when computing the price differential.
(c) Insurance proceeds: To the extent necessary to avoid duplicate compensation, the amount of any insurance proceeds received by a person in connection with a loss to the displacement dwelling due to a catastrophic occurrence (fire, flood, etc.,) shall be included in the acquisition cost of the displacement dwelling when computing the price differential. (Also see WAC 468-100-003.)
(d))) Owner retention/salvage of displacement dwelling: If the owner retains ownership of, or obtains salvage rights to, the person's dwelling, moves it from the displacement site, and reoccupies it on a replacement site, the purchase price of the replacement dwelling shall be the sum of:
(i) The cost of moving and restoring the dwelling to ((retain the functional utility it had when situated on the displacement site)) a condition comparable to that prior to the move; and
(ii) The cost of making the unit a DSS replacement dwelling (defined in WAC 468-100-002(((6)[(7)])) (8)); and
(iii) The current ((fair)) market value for residential use of the replacement dwelling site (based on any reasonable evaluation method determined by the agency), unless the claimant rented the displacement site and there is a reasonable opportunity for the claimant to rent a suitable replacement site; and
(iv) The retention/salvage value of the displacement dwelling, ((as determined from the acquisition of the displacement dwelling)) if such retention value is reflected in the "acquisition cost" used when computing the replacement housing payment.
(((e))) (c) Owner constructs replacement dwelling: If the owner obtains a DSS replacement dwelling by contracting for or otherwise obtaining new construction, the purchase price of the replacement dwelling shall be the sum of:
(d) Professional home inspection, certification of structural soundness and termite inspection ((when required)).
(6) Rental assistance payment for one hundred eighty-day homeowner: A one hundred eighty-day homeowner-occupant who ((is)) could be eligible for a replacement housing payment under subsection (1) of this section but elects to rent a replacement dwelling, is eligible for a rental assistance payment ((not to exceed five thousand two hundred fifty dollars, computed and disbursed in accordance with WAC 468-100-402(2))). The amount of the rental assistance payment is based on a determination of market rent for the acquired dwelling compared to a comparable rental dwelling available on the market. The difference, if any, is computed in accordance with WAC 468-100-402 (2)(a), except that the limit of five thousand two hundred fifty dollars does not apply, and disbursed in accordance with WAC 468-100-402 (2)(c). Under no circumstances would the rental assistance payment exceed the amount that could have been received under WAC 468-100-401 (2)(a) had the one hundred eighty-day homeowner elected to purchase and occupy a comparable replacement dwelling.
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-401, filed 8/14/89, effective 9/14/89.]
WAC 468-100-402 Replacement housing payment for ninety-day occupants. (1) ((Entitlement:)) Eligibility: A tenant or owner-occupant displaced from a dwelling is entitled to a payment not to exceed five thousand two hundred fifty dollars for rental assistance, as computed in accordance with subsection (2) of this section, or downpayment assistance, as computed in accordance with subsection (3) of this section, if such displaced person:
(A) The date the owner-occupant receives final payment for the ((displacing interest)) displacement dwelling, or in the case of condemnation, the date the ((required)) full amount of the estimate of just compensation is deposited with the court; or
(a) Amount of payment: An eligible displaced person who rents a replacement dwelling is entitled to a payment not to exceed five thousand two hundred fifty dollars for rental assistance((.)) (see also WAC ((468-100-403(2))) 468-100-404).(())) Such payment shall be forty-two times the amount obtained by subtracting the base monthly rent or the fair market rent (in accordance with (b) of this subsection) of the displacement dwelling for a reasonable period prior to displacement, as determined by the agency, from the lessor of:
(ii) Thirty percent of the person's average gross household income. (((If the person refuses to provide appropriate evidence of income or is a dependent, the base monthly rental shall be established solely on the criteria in (b)(i) of this subsection.)) If the amount is classified as "low income" by the U.S. Department of Housing and Urban Development's Annual Survey of Income Limits for the Public Housing and Section 8 Programs*. The base monthly rental shall be established solely on the criteria in (b)(i) of this subsection for persons with income exceeding the survey's "low income" limits, for persons refusing to provide appropriate evidence of income, and for persons who are dependents. A full time student or resident of an institution may be assumed to be a dependent, unless the person demonstrates otherwise((.))); or
(c) Manner of disbursement: A rental assistance payment may, at the agency's discretion, be disbursed in either a lump sum or in installments. However, except as limited by WAC 468-100-403(((7))) (6), the full amount vests immediately, whether or not there is any later change in the person's income or rent, or in the condition or location of the person's housing.
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-402, filed 8/14/89, effective 9/14/89.]
WAC 468-100-403 Additional rules governing replacement housing payments. (1) Determining cost of comparable replacement dwelling: The upper limit of a replacement housing payment shall be based on the cost of a comparable replacement dwelling (defined in WAC 468-100-002(((4)[(5)])) (6)).
(a) Three-comparable method: If available, at least three comparable replacement dwellings (((defined in WAC 468-100-002(4)[(5)]))) shall be examined and the payment computed on the basis of the dwelling most nearly representative of, and equal to, or better than, the displacement dwelling. ((An adjustment shall be made to the asking price of any dwelling, to the extent justified by local market data (see also WAC 468-100-205 (1)(b)). An obviously overpriced or underpriced dwelling may be ignored.))
(c) Remainder offer: If the acquisition of a portion of a typical residential property causes the displacement of the owner from the dwelling and the remainder is a remnant of the displacement dwelling site or a buildable residential lot, the agency may offer to purchase ((that remainder)) the entire property. If such an offer is made and the owner refuses to sell the remainder to the agency, the value attributable to that remainder, shall be added to the acquisition price paid for the displacement dwelling for purposes of computing the price differential.
(f) Deductions from relocation payments: An agency shall deduct the amount of any advance relocation payment from the relocation payment(s) to which a displaced person is otherwise entitled. Similarly, where such a deduction would not prevent the displaced person from obtaining a comparable replacement dwelling as required by WAC 468-100-204, an agency may deduct from relocation payments any rent that the displaced person owes the agency. The agency shall not withhold any part of a relocation payment to a displaced person to satisfy an obligation to any other creditor.
(2) ((Applicability of last resort housing: Whenever a twenty-two thousand five hundred dollar replacement housing payment under WAC 468-100-401 or a five thousand two hundred fifty dollar replacement housing payment under WAC 468-100-402 would be insufficient to ensure that a comparable replacement dwelling is available on a timely basis to a person, the agency shall provide additional or alternative assistance under the last resort housing provisions in WAC 468-100-601 and 468-100-602, which may include increasing the replacement housing payment so that a replacement dwelling is within the displaced person's financial means as described in subsection (1)(g) of this section.
(3))) Inspection of replacement dwelling: Before making a replacement housing payment or releasing a payment from escrow, the agency or its designated representative shall inspect the replacement dwelling and determine whether it is a DSS dwelling as defined in WAC 468-100-002(((6)[(7)])) (8).
(((4))) (3) Purchase of replacement dwelling: A displaced person is considered to have met the requirement to purchase a replacement dwelling, if the person:
(((5))) (4) Occupancy requirements for displacement or replacement dwelling: No person shall be denied eligibility for a replacement housing payment solely because the person is unable to meet the occupancy requirements set forth in this chapter for a reason beyond the person's control, including:
(((6))) (5) Conversion of payment: A displaced person who initially rents a replacement dwelling and receives a rental assistance payment under WAC 468-100-402(2) is eligible to receive a payment under WAC 468-100-401 or 468-100-402(3) if the person meets the eligibility criteria for such payments, including purchase and occupancy within the prescribed one-year period. Any portion of the rental assistance payment that has been disbursed shall be deducted from the payment computed under WAC 468-100-401 or 468-100-402(3).
(((7))) (6) Payment after death: A replacement housing payment is personal to the displaced person and upon the person's death the undisbursed portion of any such payment shall not be paid to the heirs or assigns, except that:
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-403, filed 8/14/89, effective 9/14/89.]
WAC 468-100-404 Replacement housing of last resort. (1) Determination to provide replacement housing of last resort. Whenever a program or project cannot proceed on a timely basis because comparable replacement dwellings are not available within the monetary limits for owners or tenants, as specified in WAC 468-100-401 or 468-100-403, as appropriate, the agency shall provide additional or alternative assistance under the provisions of this subpart. Any decision to provide last resort housing assistance must be adequately justified either:
WAC 468-100-501 Applicability. ((WAC 468-100-501 through 468-100-505)) (1) General: This subpart describes the requirements governing the provision of relocation payments to a person displaced from a mobile home and/or mobile homesite who meets the basic eligibility requirements of this chapter. Except as modified by ((WAC 468-100-501 through 468-100-505)) this subpart, such a displaced person is entitled to a moving expense payment in accordance with WAC 468-100-301 through 468-100-306 and a replacement housing payment in accordance with WAC 468-100-401 through 468-100-403 to the same extent and subject to the same requirements as persons displaced from conventional dwellings. Moving cost payments to persons occupying mobile homes are covered in WAC 468-100-301 (7)(a) through (j).
(2) Partial acquisition of mobile home park. The acquisition of a portion of a mobile home park property may leave a remaining part of the property that is not adequate to continue the operation of the park. If the agency determines that a mobile home located in the remaining part of the property must be moved as a direct result of the project, the occupant of the mobile home shall be considered to be a displaced person who is entitled to relocation payments and other assistance under this part.
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-501, filed 8/14/89, effective 9/14/89.]
WAC 468-100-502 ((Moving and related expenses -- Mobile homes.)) Replacement housing payment for one hundred eighty-day mobile home homeowner displaced from a mobile home, and/or from the acquired mobile home site. ((A tenant or owner-occupant displaced from a mobile home or mobile homesite is entitled to a payment for the cost of moving his or her personal property on an actual cost basis in accordance with WAC 468-100-301 or, as an alternative, on the basis of a fixed payment under WAC 468-100-302. (However, if the mobile home is not acquired but the owner obtains a replacement housing payment under one of the circumstances described in WAC 468-100-503(3), the owner is not eligible for payment for moving the mobile home.) The following apply to payments for actual moving expenses under WAC 468-100-301:
(1) A displaced mobile homeowner, who moves the mobile home to a replacement site, is eligible for the necessary and reasonable cost of disassembling, moving, and reassembling any attached appurtenances (such as porches, decks, skirting, and awnings) which were not acquired, anchoring of the unit, and utility "hook-up" charges.
(2) If a mobile home requires repairs and/or modifications so that it can be moved and/or made decent, safe, and sanitary, and the agency determines that it would be practical to relocate it, the reasonable cost of such repairs and/or modifications is reimbursable.
(3) A nonreturnable mobile home park entrance fee is reimbursable, to the extent it does not exceed the fee at a comparable mobile home park, if the person is displaced from a mobile home park or the agency determines that payment of the fee is necessary to effect relocation.)) (1) Eligibility: A displaced owner-occupant from a mobile home or site is entitled to a replacement housing payment, not to exceed twenty-two thousand five hundred dollars under WAC 468-100-401 if:
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-502, filed 8/14/89, effective 9/14/89.]
WAC 468-100-503 Replacement housing payments for ((one hundred eighty-day)) ninety-day mobile home ((owner-))occupants. A displaced tenant or owner-occupant of a mobile home is ((entitled to)) eligible for a replacement housing payment, not to exceed ((twenty-two)) five thousand ((five)) two hundred fifty dollars under WAC ((468-100-401)) 468-100-402 if:
(1) The person ((both owned)) actually occupied the displacement mobile home ((and occupied it)) on the displacement site for at least the ((one hundred eighty)) ninety days immediately prior to the initiation of negotiations;
(2) The person meets the other basic eligibility requirements in WAC ((468-100-401)) 468-100-402(1); and
(3) The agency acquires the mobile home and/or mobile homesite, or the mobile home is not acquired by the agency but the owner or tenant is displaced from the mobile home because ((the agency determines that the mobile home:
(a) Is not and cannot economically be made decent, safe, and sanitary; or
If the mobile home is not actually acquired, but the agency determines that it is not practical to relocate it, the acquisition cost of the displacement dwelling used when computing the price differential amount, described in WAC 468-100-401(3), shall include the salvage value or trade-in value of the mobile home, whichever is higher)) of one of the circumstances described in WAC 468-100-502 (1)(c).
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-503, filed 8/14/89, effective 9/14/89.]
WAC 468-100-504 ((Replacement housing payments for ninety-day)) Additional rules governing relocation payment to mobile home occupants. ((A displaced tenant or owner-occupant of a mobile home is eligible for a replacement housing payment, not to exceed five thousand two hundred fifty dollars, under WAC 468-100-402 if:
(1) The person actually occupied the displacement mobile home on the displacement site for at least the ninety days immediately prior to the initiation of negotiations;
(2) The person meets the other basic eligibility requirements in WAC 468-100-402(1); and
(3) The agency acquires the mobile home and/or mobile homesite, or the mobile home is not acquired by the agency but the owner or tenant is displaced from the mobile home because of one of the circumstances described in WAC 468-100-503(3).)) (1) Replacement housing payment based on dwelling and site: Both the mobile home and mobile homesite must be considered when computing a replacement housing payment. For example, a displaced mobile home occupant may have owned the displacement mobile home and rented the site or may have rented the displacement mobile home and owned the site. Also a person may elect to purchase a replacement mobile home and rent a replacement site, or rent a replacement mobile home and purchase a replacement site. In such cases, the total replacement housing payment shall consist of a payment for a dwelling and a payment for a site, each computed under the applicable section in WAC 468-100-401 through 468-100-403. However, the total replacement housing payment under WAC 468-100-401 through 468-100-403 shall not exceed the maximum payment (either twenty-two thousand five hundred dollars or five thousand two hundred fifty dollars) permitted under the subsection that governs the computation for the dwelling.
(2) Cost of comparable replacement dwelling:
(a) If a comparable replacement mobile home is not available, the replacement housing payment shall be computed on the basis of the reasonable cost of a conventional comparable replacement dwelling.
(b) If the agency determines that it would be practical to relocate the mobile home, but the owner-occupant elects not to do so, the agency may determine that, for purposes of computing the price differential under WAC 468-100-401(3), the cost of a comparable replacement dwelling is the sum of:
(i) The value of the mobile home;
(ii) The cost of any necessary repairs or modifications; and
(3) General provisions: WAC 468-100-403 also applies.
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-504, filed 8/14/89, effective 9/14/89.]
((LAST RESORT HOUSING)) CERTIFICATION
WAC 468-100-601 ((Applicability.)) Purpose. (((1) Basic determination to provide last resort housing: A person cannot be required to move from the person's dwelling unless at least one comparable replacement dwelling is made available to the person. Whenever an agency determines that a replacement housing payment under WAC 468-100-401 through 468-100-403 would not be sufficient to provide a comparable replacement dwelling on a timely basis to the person, the agency is authorized to take appropriate cost-effective measures under WAC 468-100-601 and 468-100-602 to provide such a dwelling. The agency's obligation to ensure that a comparable replacement dwelling is available shall be met when such a dwelling, or assistance necessary to provide such a dwelling, is offered under the provisions of WAC 468-100-601 and 468-100-602.
(2) Basic rights of persons to be displaced:
(a) The provisions of WAC 468-100-601 and 468-100-602 do not deprive any displaced person of any rights the person may have under chapter 8.26 RCW or any implementing regulations. The agency shall not require any displaced person to accept a dwelling provided by the agency under the procedures in WAC 468-100-601 and 468-100-602 (unless the agency and the displaced person have entered into a contract to do so) in lieu of any acquisition payment or any relocation payment for which the person may otherwise be eligible. A one hundred eighty-day homeowner-occupant who is eligible for a payment under WAC 468-100-401 is entitled to a reasonable opportunity to purchase a comparable replacement dwelling.
(b) The actual amount of assistance shall be limited to the amount necessary to relocate to a comparable replacement dwelling within one year from the date the displaced homeowner-occupant is paid for the displacement dwelling or the date the person is initially offered a comparable replacement dwelling, whichever is later.
(c) The agency is not required to provide persons owning only a fractional interest in the displacement dwelling a greater level of assistance to purchase a replacement dwelling than the agency would be required to provide such persons if they owned fee simple title to the displacement dwelling. If such assistance is not sufficient to buy a replacement dwelling, the agency may provide additional purchase assistance or rental assistance.)) This subpart permits a state agency to fulfill its responsibilities under the Uniform Act by certifying that it shall operate in accordance with state laws and regulations which shall accomplish the purpose and effect of the Uniform Act, in lieu of providing the assurances required by WAC 468-100-004.
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-601, filed 8/14/89, effective 9/14/89.]
WAC 468-100-602 ((Methods of providing replacement housing.)) Certification application. ((Agencies shall have broad latitude in implementing WAC 468-100-601 and 468-100-602, but implementation shall be on a reasonable cost-effective basis.
(1) The methods of providing last resort housing include, but are not limited to:
(a) Rehabilitation of and/or additions to an existing replacement dwelling.
(b) The construction of a new replacement dwelling.
(c) The provision of a direct loan, which requires regular amortization or deferred repayment. The loan may be unsecured or secured by the real property. The loan may bear interest or be interest free.
(d) A replacement housing payment in excess of the limits set forth in WAC 468-100-401 or 468-100-402. A rental assistance subsidy under WAC 468-100-601 and 468-100-602 may be provided in installments or in a lump sum.
(e) The relocation and, if necessary, rehabilitation of a dwelling.
(f) The purchase of land and/or a replacement dwelling by the displacing agency and subsequent sale or lease to, or exchange with, a displaced person.
(g) The removal of barriers to the handicapped.
(h) The change in status of the displaced person from tenant to homeowner when it is more cost-effective to do so, as in cases where a downpayment may be less expensive than a last resort rental assistance payment.
(2) Under special circumstances, modified methods of providing housing of last resort permit consideration of:
(a) Replacement housing based on space and physical characteristics different from those in the displacement dwelling.
(b) Upgraded, but smaller replacement housing that is decent, safe, and sanitary and adequate to accommodate individuals or families displaced from marginal or substandard housing with probable functional obsolescence.
(c) The financial means of a displaced person who is not eligible to receive a replacement housing payment because of failure to meet length-of-occupancy requirements when comparable replacement rental housing is not available at rental rates within thirty percent of the person's gross monthly household income.)) An agency wishing to proceed on the basis of a certification may request an application for certification from the Lead Agency Director, Office of Real Estate Services, HEPR-1, Federal Highway Administration, 400 Seventh St., S.W., Washington, D.C. 20590. The completed application for certification must be approved by the governor of the state, or the governor's designee, and must be coordinated with the federal funding agency, in accordance with application procedures.
[Statutory Authority: Chapter 8.26 RCW. 89-17-048 (Order 121), § 468-100-602, filed 8/14/89, effective 9/14/89.]
WAC 468-100-603 Monitoring and corrective action. (1) The federal lead agency shall, in coordination with other federal agencies, monitor from time to time state agency implementation of programs or projects conducted under the certification process and the state agency shall make available any information required for this purpose.
WAC 468-100-505 Additional rules governing relocation payment to mobile home occupants.