Opinion ID: 1764873
Heading Depth: 1
Heading Rank: 6

Heading: Commission Findings Lack Practical Value

Text: In addition to the factual findings of the commission as to heritage value being a legal nullity, remand will also result in commission findings that have no practical value. Relators contend that the factual findings by the commission as to heritage value will be practically relevant. They argue that these findings will impact the proceedings because the condemnor, the city, is required to pay to the clerk the amount assessed, which they assert includes heritage value. Review of section 523.040, however, demonstrates that the payment required by the condemnor to the clerk does not include heritage value. Chapter 523 is structured in such a way to allow the condemnor to gain possession of the property despite disputes over the amount of damages. See section 523.050. Following the commission's determination of damages, the condemnor must pay to the clerk the amount of damages assessed by the commission. Section 523.040. Once this payment is made, the condemnor is entitled to possession, despite the filing of exceptions by either party. See sections 523.050 and 523.055. In the event exceptions are filed, the determination of damages will then proceed to trial by jury for a determination of the final amount due. Sections 523.050 and 523.060. While the commission determines the damages and the factual findings relevant to heritage value, it does not determine heritage value. See section 523.061. As such, the damages assessed by the commission, which must be paid to the clerk, inherently cannot include heritage value. The commission determines damages, section 523.040, and makes the factual findings necessary to determine heritage value, section 523.039, but only the trial court makes the actual determination of heritage value. Section 523.061. The trial judge increases the commissioners' award after he establishes heritage value. Section 523.061. The amount due to the clerk, however, is based only on the commission's assessments, see section 523.040, not the findings of the commission, and, therefore, does not include heritage value. Because the amount of the commissioners' award to be paid to the clerk does not include heritage value, remand back to the commissioners will have no impact on any actions taken by either party. Therefore, there is no relevance to the commission's factual findings as they relate to heritage value unless the trial judge relies on those findings to determine an amount due. Here, as the trial judge will not be relying on the commission's findings due to the impending jury trial, the factual findings of the commission have no effect.