The Concerned Citizens for a Safe Logan County recently contracted the Forensic Appraisal Group to conduct an assessment of the projected impacts of a wind project in Logan County, Colorado. The results...epic.
This document is one hundred and seventy-seven pages of pure gold. It covers many of the concepts and issues that we repeatedly share here. Most importantly, it validates our stance.
One story is that there is no impact on property value due to the presence of wind turbines regardless of the distance to the property. The authors of this position tend to be academicians using statistical analysis. This story is difficult to accept for if we were to take it at face value, we would have to conclude that viewsheds do not matter (Hoen et al refutes that position in their discussion of viewsheds) and no distance to a wind turbine is too close. Comments from Realtors through surveys, testimony, and letters refute that notion. Logic would also question that position. A survey of experienced appraisers who attended the Appraisal Institute webinar Wind Turbine Effects on Value (March 2015, Hoen & Jackson) 1
overwhelmingly stated that they believe wind turbines negatively impact property value. To add to the disbelief of the “no impact” position is that the wind farm developers consistently refuse to “guarantee” that there will be no property loss or purchase the properties from property owners who desire to leave the area due to the development. If the wind developers believed these studies, there would be no risk in taking such a position and it would effectively negate opposition. (As a side note, electrical transmission line developers in Minnesota must buy any property that is encumbered with a new electric transmission if the property owner claims the “buy the farm” provision. So, though rare, there is a precedent of energy developers buying properties that are impacted, or thought to be impacted, by their development.)
The other story is that there is a measurable negative impact on property value due to the presence of wind turbines and that this impact is in direct relation to the distance and viewshed of the turbines. The authors of this position are dominated by real estate appraisers and realtors, often utilizing comparative sales analysis as their method of study. The results of these studies (and others completed by some academicians) have cited losses from 10% to over 50% depending on the distance and viewshed factors. Additionally, they have concluded that these losses are found to begin at the wind farm announcement stage leading to the post-construction stage.
For the project that this document assesses, homes within the footprint will see a 35% reduction in property value. In total, Logan County is expected to see a value loss of $2,933,822. Catastrophic.
We have linked this document above, and we hope you take the time to look through the entire document. It does a beautiful job of not only assessing the concerns related to property values, but also discusses health impacts, hazards and other issues for those who live within close proximity to wind turbines are subjected to.
Local governments are advised to establish beyond reasonable doubt that the families’ right to respect for their homes and their private lives is not violated. If the State decides that the public interest in building wind turbines is greater than the individual private interest, then the violation is not proportionate without compensation for the individual.
So, the question we pose is: Who is responsible for the value loss of the homes in Schuyler and Adair Counties? Who is liable? Would it be the leaseholders who host turbines, as those turbines directly affect the value? Should it be The Commissioners for failing to protect all of their constituents? Could it be Terra-Gen and/or Ameren, as the companies who brought the wind turbines to these communities? Who should be held accountable?