Pipeleine Easement Compensation

Hello everyone,

I have joined this forum in order to find out what fair easement compensation is in RURAL areas. I joined GoHaynesvilleShale for the same purpose. I got a lot of really good information on easement topics and things to look for and things to negotiate for in the actual document. I am really appreciative of that information but what I really need is information related to what a fair price is in RURAL areas of various states. Sabal Trail is seeking to acquire an easement adjacent to an existing Southern Natural Gas easement across a corner of our farm. The facts are as follows:

1) Easement is adjacent to an existing easement

2) Permanent easement is 1.16 acre

3) Temporary easement 1.03 acre

4) Pipeline length 987.4 feet

5) Land use is actively managed timberland

6) Both temporary and permanent easement area have been clearcut and site prep work (stumps sheared at ground level and raked away from easement for burning).

7) There are no improvements or personal property on the easement areas

8) There are no dwellings near the easement area

9) The total property is 245 acres

10) The property is 6 miles from the nearest town of about 40,000 people

11) The pipeline will be a 36 inch line operated at 900 to 1000 psi and will transport 1 billion cubic feet daily

Any information anyone is willing to share will be greatly appreciated. If anyone would like to share information privately, I am a CPA and accustomed to confidentiality issues and may be contacted via e-mail at a1@fn-cpa.com, by office phone at (229) 985-7900 or cell phone at (229) 891-1583.

Respectfully,

Al Funderburk

 

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Permalink Reply by Janice L. Hancharick on February 17, 2015 at 4:40pm

Verify the amt. on the next ridge before you start "talking turkey".  Lots of things to focus on besides #'s.  Get specifics on use for pipeline, the number of lines they will want to lay during the course of it's existence ... ONE is a good number w/o more compensation. If nat gas will the odor already be in the gas?   How wide is the easement being requested?  How much more land will be required to install the pipeline?  Restoration of land being disturbed spelled out in detail.  Depth of pipe?  Know the state and federal regs on this. Use the most current info available.

Most pipeline construction is subcontracted out.  FYI: The agreement struck w/pipeline company may or may not be honored (or even known in detail) by the subcontractors.  Then what?

 Income from the easement is taxed as a capital gain.

Can you see the projected direction on a map between the next ridge and your land?  Someone else has land that's needed  between that ridge, your place, and on your other side.  Why not have all 3 individuals (or more) sit in on this meeting?  Act as one for self-protection and negotiating strength.

 Knowledge is power. $90 for an unspecified time frame for 3  lines w/o renegotiating @ least for cost of living raise in 10 yrs. doesn't really sound so grand, does it?

No rush to have that meeting.  The gas and whatever else will be transported isn't going to flow tomorrow.  What I've mentioned is the tip of the iceberg.

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