reglab/housing_qa huggingface dataset:
26 PA Cons Stat § 512 (2021)
2021 Pennsylvania Consolidated & Unconsolidated Statutes|Title 26 - EMINENT DOMAIN|Chapter 5 - Procedure for Determining Damages|Section 512 - Report of viewers

§ 512. Report of viewers. The viewers shall file a report which shall include in brief and concise paragraph form:  (1) The date of their appointment as viewers. (2) A reference to the notices of the time and place of view and hearing with proof of service of notices, which shall be attached to the report.  (3) A copy of the plan showing the extent of the taking or injury upon which the viewers' award is predicated and a statement of the nature of the interest condemned.  (4) The date of the filing of the declaration of taking. (5) A schedule of damages awarded and benefits assessed, to and by whom payable, and for which property, separately stated as follows: general damages, moving and removal expenses, business dislocation damages and other items of special damages authorized by this title and the date from which damages for delay shall be calculated.  (6) In the case of a partial taking, a statement as to the amount of the general damages attributable as severance damages to the part of the property not taken if the apportionment has been requested in writing by the condemnee.  (7) Where there are several interests in the condemned property, a statement of the total amount of damages and the distribution between or among the several claimants.  (8) Whether there are other claimants to any interest or estate in the property condemned and the viewers' determination of the extent, if any, of each interest in the property and in the award.  (9) Their rulings on any written requests for findings of fact and conclusions of law submitted to them.  (10) Other matters they deem relevant.
26 PA Cons Stat § 513 (2021)
2021 Pennsylvania Consolidated & Unconsolidated Statutes|Title 26 - EMINENT DOMAIN|Chapter 5 - Procedure for Determining Damages|Section 513 - Disagreement

§ 513. Disagreement. If a majority of the viewers do not agree on a decision, three new viewers shall be appointed by the court upon application of any interested party.
26 PA Cons Stat § 514 (2021)
2021 Pennsylvania Consolidated & Unconsolidated Statutes|Title 26 - EMINENT DOMAIN|Chapter 5 - Procedure for Determining Damages|Section 514 - Filing of report of viewers

 § 514. Filing of report of viewers. (a) Time period for filing.--The viewers shall file their report within 30 days of their final hearing or within 30 days from the filing of the transcription of the stenographic notes of testimony. The transcription shall be filed within 30 days of the final hearing.  (b) Copy of report and notice to parties.--Ten days before the filing of their report, the viewers shall mail a copy of the report to all parties or their attorneys of record, with notice of the date of the intended filing and that the report shall become final unless an appeal is filed within 30 days from the date the report is filed.  (c) Correction of errors.--Prior to the filing of their report, the viewers may correct any errors in the report and give notice to the persons affected.  (d) Other entities to receive report.--A copy of the report, when filed, shall also be mailed to all mortgagees of record and other lienholders of record.
26 PA Cons Stat § 515 (2021)
2021 Pennsylvania Consolidated & Unconsolidated Statutes|Title 26 - EMINENT DOMAIN|Chapter 5 - Procedure for Determining Damages|Section 515 - Reports

 § 515. Reports. (a) Multiple properties or claims.--The viewers may include in one report one or more properties or claims under section 902 (relating to moving and related expenses of displaced persons) referred to them under the same or separate petitions if the properties are included in the same declaration of taking.  (b) Expenses and damages.--The viewers may file a separate report for expenses and damages under section 902.  (c) Finality.--Each report shall be final as to the property or properties included and subject to separate appeal.
26 PA Cons Stat § 516 (2021)
2021 Pennsylvania Consolidated & Unconsolidated Statutes|Title 26 - EMINENT DOMAIN|Chapter 5 - Procedure for Determining Damages|Section 516 - Right of appeal

 § 516. Right of appeal. (a) Extent of right.-- (1) Any party aggrieved by the decision of the viewers may appeal to the court. The appeal shall raise all objections of law or fact to the viewers' report.  (2) The appeal shall be signed by the appellant or an attorney or agent, and no verification shall be required.  (3) Any award of damages or assessment of benefits, as the case may be, as to which no appeal is taken shall become final as of course and shall constitute a final judgment.  (b) Consolidation.--The court, on its own motion or on application of any party in interest, may consolidate separate appeals involving only common questions of law as one proceeding.  (c) Cross appeals.--If a timely appeal is filed by a party, any other party may file an appeal within 15 days of the date on which the first appeal was filed. An appeal may be taken from less than all of an award.  (d) Withdrawal.--Prior to the beginning of testimony, any party may withdraw its appeal without the consent of the other parties.
26 PA Cons Stat § 517 (2021)
2021 Pennsylvania Consolidated & Unconsolidated Statutes|Title 26 - EMINENT DOMAIN|Chapter 5 - Procedure for Determining Damages|Section 517 - Appeals

 § 517. Appeals. (a) Contents.--The appeal shall set forth:  (1) The name of appellant and appellee. (2) A brief description or identification of the property involved and the condemnee's interest.  (3) A reference to the proceedings appealed from and the date of the filing of the viewers' report.  (4) Objections, if any, to the viewers' report, other than to the amount of the award. (5) A demand for jury trial, if desired. If the appellant desires a jury trial, the appellant shall at the time of filing the appeal endorse the appeal or file separately a written demand for jury trial, signed by the appellant or counsel.  (b) Jury trial.-- (1) If no demand for jury trial is made by the appellant, any other party may file a written demand for jury trial within 15 days after being served with a copy of the appeal.  (2) If no party makes a demand for a jury trial as provided in this section, the right to jury trial shall be deemed to have been waived, and the court shall try the case without a jury.  (c) Service.--The appellant shall serve a copy of the appeal on all other parties within five days after filing the appeal. Proof of service of a copy of the appeal shall be filed by the appellant.  (d) Other pleadings not required.--No other pleadings shall be required and the cause shall be deemed at issue.
26 PA Cons Stat § 518 (2021)
2021 Pennsylvania Consolidated & Unconsolidated Statutes|Title 26 - EMINENT DOMAIN|Chapter 5 - Procedure for Determining Damages|Section 518 - Disposition of appeal

§ 518. Disposition of appeal. An appeal shall be disposed as follows: (1) All objections, other than to the amount of the award, raised by the appeal shall be determined by the court preliminarily.  (2) The court may confirm, modify or change the report or refer it back to the same or other viewers. A decree confirming, modifying or changing the report constitutes a final order.  (3) The amount of damages shall be determined by the court unless a jury trial has been demanded.  (4) At the trial of the case, the condemnee shall be the plaintiff and the condemnor shall be the defendant.
26 PA Cons Stat § 519 (2021)
2021 Pennsylvania Consolidated & Unconsolidated Statutes|Title 26 - EMINENT DOMAIN|Chapter 5 - Procedure for Determining Damages|Section 519 - Allocation of damages

§ 519. Allocation of damages. (a) Severance damages.--Upon appeal from an award of viewers, the court upon the request of the plaintiff shall, after the jury or the court, if the trial is without jury, has returned its general verdict, make a specific finding and allocation of the amount of the general verdict attributable to severance damages to the part of the property not taken.  (b) Other damages.--The jury or the court in a trial without a jury shall make specific findings as to the portion of the verdict allocated to:  (1) general damages; (2) moving and removal expenses; (3) business dislocation damages; and (4) other items of special damages authorized by this title; except reasonable appraisal, attorney and engineering fees recoverable under sections 306 (relating to preliminary objections), 308 (relating to revocation of condemnation proceedings), 709 (relating to condemnee's costs where no declaration of taking filed) and 710 (relating to limited reimbursement of appraisal, attorney and engineering fees), which shall be determined by the court in an appropriate case.
26 PA Cons Stat § 520 (2021)
2021 Pennsylvania Consolidated & Unconsolidated Statutes|Title 26 - EMINENT DOMAIN|Chapter 5 - Procedure for Determining Damages|Section 520 - Waiver of viewers' proceedings and termination by stipulation

 § 520. Waiver of viewers' proceedings and termination by stipulation. (a) Waiver of viewers' proceedings.--The condemnor and condemnee may, by written agreement filed with and approved by the court, waive proceedings before viewers and proceed directly to the court on agreed issues of law or fact. The proceedings shall then be the same as on appeal from a report of viewers.  (b) Termination by stipulation.--At any time after filing of a petition for the appointment of viewers, the parties may, by stipulation filed with the prothonotary, terminate the viewers' proceedings as to all or part of the properties involved and stipulate that judgment may be entered for the amount of damages agreed on for each property interest covered by the stipulation. A copy of the stipulation shall be filed with the viewers.
26 PA Cons Stat § 521 (2021)
2021 Pennsylvania Consolidated & Unconsolidated Statutes|Title 26 - EMINENT DOMAIN|Chapter 5 - Procedure for Determining Damages|Section 521 - Liens and distribution of damages

 § 521. Liens and distribution of damages. (a) Liens.-- (1) Damages payable to a condemnee under sections 701 (relating to just compensation; other damages) through 707 (relating to removal of machinery, equipment or fixtures), 713 (relating to delay compensation), 714 (relating to consequential damages), 715 (relating to damages for vacation of roads) and 902(b)(1) and (2) (relating to moving and related expenses of displaced persons) shall be subject to a lien for all taxes and municipal claims assessed against the property and to all mortgages, judgments and other liens of record against the property for which the particular damages are payable, existing at the date of the filing of the declaration of taking.  (2) The liens shall be paid out of the damages in order of priority before any payment to the condemnee, unless released.  (3) In the case of a partial taking or of damages under sections 714 and 715, the lienholder shall be entitled only to an equitable pro rata share of the damages lienable under this section.  (b) Distribution of damages.-- (1) The condemnor shall distribute the damages properly. If the condemnor is unable to determine proper distribution of the damages, it may, without payment into court, petition the court to distribute the damages and shall furnish the court with a schedule of proposed distribution.  (2) Notice of the filing of the petition and schedule of proposed distribution shall be given to all condemnees, mortgagees, judgment creditors and other lienholders, as shown in the proposed schedule, in any manner as the court may direct by general rule or special order.  (3) The court may hear the matter or may appoint a master to hear and report or may order any issue tried by the court and jury as may appear proper under all the circumstances.  (4) The court shall then enter an order of distribution of the fund.   Cross References. Section 521 is referred to in section 522 of this title.
26 PA Cons Stat § 522 (2021)
2021 Pennsylvania Consolidated & Unconsolidated Statutes|Title 26 - EMINENT DOMAIN|Chapter 5 - Procedure for Determining Damages|Section 522 - Payment into court and distribution

 § 522. Payment into court and distribution. (a) Payment into court.-- (1) Upon refusal to accept payment of the damages or of the estimated just compensation under section 307 (relating to possession, right of entry and payment of compensation) or if the party entitled thereto cannot be found or if for any other reason the amount cannot be paid to the party entitled thereto, the court upon petition of the condemnor, which shall include a schedule of proposed distribution, may direct payment and costs into court or as the court may direct in full satisfaction.  (2) The condemnor shall give 20 days' notice of the presentation of the petition, including a copy of the schedule of the proposed distribution, to all parties in interest known to the condemnor in any manner as the court may direct by general rule or special order.  (3) If the court is satisfied in a particular case that the condemnor failed to use reasonable diligence in giving notice, the court may, upon petition of any party in interest adversely affected by the failure to give notice, order that compensation for delay in payment be awarded to the party for the period after deposit in court by the condemnor under this section until the time the party in interest has received a distribution of funds under this section.  (b) Distribution.--The court upon petition of any party in interest shall distribute the funds paid under subsection (a) or any funds deposited in court under section 307 to the persons entitled thereto in accordance with the procedure in section 521 (relating to liens and distribution of damages), but, if no petition is presented within a period of five years of the date of payment into court, the court shall order the fund or any balance remaining to be paid to the Commonwealth without escheat. No fee shall be charged against these funds.
26 PA Cons Stat § 701 (2021)
2021 Pennsylvania Consolidated & Unconsolidated Statutes|Title 26 - EMINENT DOMAIN|Chapter 7 - Just Compensation and Measure of Damages|Section 701 - Just compensation; other damages

§ 701. Just compensation; other damages. A condemnee shall be entitled to just compensation for the taking, injury or destruction of the condemnee's property, determined as set forth in this chapter. Other damages shall also be paid or awarded as provided in this title.    Cross References. Section 701 is referred to in section 521 of this title.
26 PA Cons Stat § 702 (2021)
2021 Pennsylvania Consolidated & Unconsolidated Statutes|Title 26 - EMINENT DOMAIN|Chapter 7 - Just Compensation and Measure of Damages|Section 702 - Measure of damages

 § 702. Measure of damages. (a) Just compensation.--Just compensation shall consist of the difference between the fair market value of the condemnee's entire property interest immediately before the condemnation and as unaffected by the condemnation and the fair market value of the property interest remaining immediately after the condemnation and as affected by the condemnation.  (b) Urban development or redevelopment condemnation.--In the case of the condemnation of property in connection with any urban development or redevelopment project, which property is damaged by subsidence due to failure of surface support resulting from the existence of mine tunnels or passageways under the property or by reason of fires occurring in mine tunnels or passageways or of burning coal refuse banks, the damage resulting from the subsidence or underground fires or burning coal refuse banks shall be excluded in determining the fair market value of the condemnee's entire property interest immediately before the condemnation.  (c) Value of property damaged by natural disaster.-- (1) In the case of the condemnation of property in connection with any program or project which property is damaged by any natural disaster, the damage resulting from the natural disaster shall be excluded in determining fair market value of the condemnee's entire property interest immediately before the condemnation.  (2) This subsection applies only where the damage resulting from the natural disaster has occurred within five years prior to the initiation of negotiations for or notice of intent to acquire or order to vacate the property and during the ownership of the property by the condemnee. The damage to be excluded shall include only actual physical damage to the property for which the condemnee has not received any compensation or reimbursement.    Cross References. Section 702 is referred to in section 521 of this title.
26 PA Cons Stat § 703 (2021)
2021 Pennsylvania Consolidated & Unconsolidated Statutes|Title 26 - EMINENT DOMAIN|Chapter 7 - Just Compensation and Measure of Damages|Section 703 - Fair market value

§ 703. Fair market value. Fair market value shall be the price which would be agreed to by a willing and informed seller and buyer, taking into consideration but not limited to the following factors:  (1) The present use of the property and its value for that use. (2) The highest and best reasonably available use of the property and its value for that use.  (3) The machinery, equipment and fixtures forming part of the real estate taken. (4) Other factors as to which evidence may be offered as provided by Chapter 11 (relating to evidence).    Cross References. Section 703 is referred to in section 521 of this title.
26 PA Cons Stat § 704 (2021)
2021 Pennsylvania Consolidated & Unconsolidated Statutes|Title 26 - EMINENT DOMAIN|Chapter 7 - Just Compensation and Measure of Damages|Section 704 - Effect of imminence of condemnation

§ 704. Effect of imminence of condemnation. Any change in the fair market value prior to the date of condemnation which the condemnor or condemnee establishes was substantially due to the general knowledge of the imminence of condemnation, other than that due to physical deterioration of the property within the reasonable control of the condemnee, shall be disregarded in determining fair market value.    Cross References. Section 704 is referred to in section 521 of this title.
26 PA Cons Stat § 705 (2021)
2021 Pennsylvania Consolidated & Unconsolidated Statutes|Title 26 - EMINENT DOMAIN|Chapter 7 - Just Compensation and Measure of Damages|Section 705 - Contiguous tracts and unity of use

§ 705. Contiguous tracts and unity of use. Where all or a part of several contiguous tracts in substantially identical ownership is condemned or a part of several noncontiguous tracts in substantially identical ownership which are used together for a unified purpose is condemned, damages shall be assessed as if the tracts were one parcel.    Cross References. Section 705 is referred to in section 521 of this title.
26 PA Cons Stat § 706 (2021)
2021 Pennsylvania Consolidated & Unconsolidated Statutes|Title 26 - EMINENT DOMAIN|Chapter 7 - Just Compensation and Measure of Damages|Section 706 - Effect of condemnation use on after value

 § 706. Effect of condemnation use on after value. (a) General rule.--In determining the fair market value of the remaining property after a partial taking, consideration shall be given to the use to which the property condemned is to be put and the damages or benefits specially affecting the remaining property due to its proximity to the improvement for which the property was taken.  (b) Future damages and general benefits.--Future damages and general benefits which will affect the entire community beyond the properties directly abutting the property taken shall not be considered in arriving at the after value.  (c) Special benefits.--Special benefits to the remaining property shall in no event exceed the total damages, except in cases where the condemnor is authorized under existing law to make special assessments for benefits.  (d) Partial taking.--A partial taking shall not extinguish a nonconforming use unless all or a substantial portion of the improvements on the property are within the area of the property taken.    Cross References. Section 706 is referred to in section 521 of this title.
26 PA Cons Stat § 707 (2021)
2021 Pennsylvania Consolidated & Unconsolidated Statutes|Title 26 - EMINENT DOMAIN|Chapter 7 - Just Compensation and Measure of Damages|Section 707 - Removal of machinery, equipment or fixtures

 § 707. Removal of machinery, equipment or fixtures. (a) Notice to condemnee.--In the event the condemnor does not require for its use machinery, equipment or fixtures forming part of the real estate, it shall so notify the condemnee.  (b) Condemnee election.-- (1) The condemnee may within 30 days of the notice elect to remove the machinery, equipment or fixtures unless the time is extended by the condemnor.  (2) If the condemnee so elects, the damages shall be reduced by the fair market value of the machinery, equipment or fixtures severed from the real estate.    Cross References. Section 707 is referred to in section 521 of this title.
26 PA Cons Stat § 708 (2021)
2021 Pennsylvania Consolidated & Unconsolidated Statutes|Title 26 - EMINENT DOMAIN|Chapter 7 - Just Compensation and Measure of Damages|Section 708 - Expenses incidental to transfer of title

§ 708. Expenses incidental to transfer of title. An acquiring agency shall, on the date of payment of the purchase price of amicably acquired real property or of payment or tender of estimated just compensation in a condemnation proceeding to acquire real property, whichever is earlier or as soon as is practicable, reimburse the owner for expenses necessarily incurred for:  (1) Recording fees, transfer taxes and similar expenses incidental to conveying the real property to the acquiring agency.  (2) Penalty costs for prepayment for any preexisting recorded mortgage entered into in good faith encumbering the real property.  (3) The pro rata portion of real property taxes paid which are allocable to a period subsequent to the date of vesting title in the acquiring agency or the effective date of possession of the real property by the acquiring agency, whichever is earlier.  (4) The pro rata portion of water and sewer charges paid to a taxing entity or a local authority allocable to a period subsequent to the effective date of possession of the real property by the acquiring agency.
26 PA Cons Stat § 709 (2021)
2021 Pennsylvania Consolidated & Unconsolidated Statutes|Title 26 - EMINENT DOMAIN|Chapter 7 - Just Compensation and Measure of Damages|Section 709 - Condemnee's costs where no declaration of taking filed

§ 709. Condemnee's costs where no declaration of taking filed. Where proceedings are instituted by a condemnee under section 502(c) (relating to petition for appointment of viewers), a judgment awarding compensation to the condemnee for the taking of property shall include reimbursement of reasonable appraisal, attorney and engineering fees and other costs and expenses actually incurred.    Cross References. Section 709 is referred to in sections 519, 710 of this title.