§101-23  Damages assessed, how.  Infixing the compensation or damages to be paid for the condemnation of anyproperty, the value of the property sought to be condemned with allimprovements thereon shall be assessed, and if any of the improvements are separatelyowned, the value thereof shall be separately assessed.  If the property soughtto be condemned constitutes only a portion of a larger tract, the damages whichwill accrue to the portion not sought to be condemned by reason of itsseverance from the portion sought to be condemned, and the construction of theimprovements in the manner proposed by the plaintiff shall also be assessed,and also how much the portion not sought to be condemned will be specificallybenefited, if at all, by the construction of the improvement proposed by theplaintiff.  If the benefit shall be equal to the amount of compensationassessed for the property taken, and for damages by reason of its severancefrom another portion of the same tract, then the owner shall be allowed nocompensation, but if the benefits shall be less than the amount so assessed asdamages or compensation, then the former shall be deducted from the latter andthe remainder shall be the amount awarded as compensation or damages.  In caseof the exercise of the power of eminent domain by the city and county ofHonolulu in furtherance of any governmental power under section 46-74.2 and theimprovement ordinance of the city, the amount of damages or compensationassessed, or awarded, or agreed upon in any compromise approved by motion ofthe city council shall in no case be construed as limiting or affecting thepower of the city council to distribute any portion of the cost upon anyproperty found to be benefited thereby proportioned as provided by law in theexercise of their judgment whether under an improvement district or frontageimprovement created before or after the acquisition of any such land.  Ifcondemnation is for the purpose of widening or realigning any existing highwayor other public road, the owner of the property condemned shall be entitled tofull compensation for the property actually taken and special benefits shall beconsidered only insofar as the value of the benefits shall not exceed thedamages which will accrue to the portion not sought to be condemned by reasonof its severance from the portion sought to be condemned and the constructionof the improvements in the manner proposed by the plaintiff.  That is, if thespecial benefits shall be equal to the severance damages, then the owner of theparcel shall be allowed no compensation except the value of the portion taken,but if the special benefits shall be less than the severance damages, then theformer shall be deducted from the latter and the remainder shall be the onlydamages allowed in addition to the value of the land taken. [L 1896, c 45, §13;am L 1919, c 63, §2; RL 1925, §821; RL 1935, §63; RL 1945, §314; am L 1947, c200, §1(c); am L 1953, c 269, §1; RL 1955, §8-21; HRS §101-23; am L 1990, c 34,§9]

 

Case Notes

 

  Payment operates as consideration as well as damages.  126F.2d 4.

  Adequacy of expert witness' qualifications is matter ofdiscretion of the trial court.  54 H. 385, 507 P.2d 1084.

  Whether a taking is for a realignment is a matter of law.  55H. 190, 516 P.2d 1250.

 

Valuation.

  Rental value of lands in vicinity generally inadmissible.  74F.2d 596.  Cost of filling to level of highway irrelevant.  31 H. 184.  Nocompensation for business losses, leases.  72 F. Supp. 903.

  Capitalization of rental value is evidence of market value. 132 F.2d 699.  Rental value is evidence of market value.  91 F.2d 85.  Marketvalue may include adaptability of land for subdivision purposes.  43 H. 195.

  Landowner is generally held to be qualified to givelandowner's opinion as to value of landowner's land.  45 H. 144, 363 P.2d 979.

  Admissibility of comparable sales and leases.  48 H. 101, 395P.2d 932; 48 H. 444, 404 P.2d 373.  Other sales to condemnor.  49 H. 640, 426P.2d 324.

  Trial court's determination of admissibility of comparablesales will not be upset unless it is a clear abuse of discretion.  54 H. 167,504 P.2d 1223.

  Enhancement of value resulting from proposed publicimprovement project not allowed.  43 H. 167; 48 H. 101, 395 P.2d 932.

  Evidence may show reasonable use land may be put to in thefuture.  298 U.S. 342.

  Evidence as to valuation; expert testimony.  48 H. 444, 404P.2d 373.  Evidence of expenditures to prepare land for construction isadmissible to show enhancement of value.  50 H. 195, 436 P.2d 3.

  Partial taking for highway purposes; methods of valuationdiscussed.  45 H. 144, 363 P.2d 979; 48 H. 101, 395 P.2d 932.

  In highway widening case, where there is no issue as toseverance damages, evidence as to special benefits is inadmissible.  48 H. 101,395 P.2d 932.  Special benefits defined and distinguished from generalbenefits.  46 H. 83, 375 P.2d 6.  Special benefits may be offset against totaldamages.  Id.

  Before and after rule.  34 H. 859, criticized 45 H. 144, 363P.2d 979.  Applicability of the "Unit Rule".  42 H. 547.

  If taking does not affect value of remaining property,evidence as to its value is inadmissible.  122 F. 581.  Just compensationequals value of part taken plus damages to remainder.  34 H. 859. Determination of just compensation discussed.  42 H. 199.

  Land cannot be valued alone without buildings.  182 F.2d172.  Improvements have only such value as they add to land.  48 H. 444, 404P.2d 373.

  Evidence of cost of development of land for its best use isadmissible to show diminution of market value.  53 H. 582, 499 P.2d 663.

  Anticipated profits, when admissible to show enhancement ofvalue of land.  54 H. 385, 507 P.2d 1084.

  Development expenses, admissible to show enhancement of valueof land.  54 H. 385, 507 P.2d 1084.

  Opponent's expert appraisers, when use permitted.  54 H. 385,507 P.2d 1084.

  Test used in determining whether parcel to be condemned ispart of a larger tract of land is that there must be unity of title, physicalunity, and unity of use.  54 H. 523, 511 P.2d 163.

  Reasonable possibility of rezoning to higher use as result ofpartial taking may constitute special benefit.  55 H. 190, 516 P.2d 1250.

  The "before and after" valuation is prejudicialwhen used as a format by jury to determine special benefits.  55 H. 190, 516P.2d 1250.  "Before and after" method admissible as supportiveevidence of expert's valuation of special benefits.  55 H. 212, 517 P.2d 24.

  Valuation of property subject to several, independently heldinterests; allocation of compensation among the various interests.  55 H. 226,517 P.2d 7.

  In absence of evidence, value of land encumbered with roadwayeasement is nominal.  55 H. 305, 517 P.2d 779.

  Subdividability and potential use are factors to beconsidered in determining fair market value.  60 H. 393, 591 P.2d 1049.

  Admissibility of evidence of probable future uses of land;evidence as to compensation; admissibility; discretion of trial court; while anindividual owner is qualified to state opinion of the value of owner's land, anofficer of a corporate owner is not qualified unless officer is an expert.  63H. 322, 628 P.2d 192.

  County general plan map indicating possible redesignation ofsubject land, even though not adopted, was a document likely to be considered byinformed sellers and buyers and thus admissible; no error in admitting evidenceof development concept and plan for property adjoining condemned land; wherepaucity of comparable sales, allowance of discussion of transaction occurringseveral years after subject property's condemnation not necessarily an abuse ofdiscretion.  64 H. 168, 637 P.2d 1131.

 

Juries.

  Value of land sought to be taken by U.S. in the exercise ofeminent domain is triable by jury.  122 F. 581.  Verdict of jury--review,substantial evidence test.  45 H. 144, 363 P.2d 979.  Damage verdict must standunless so excessive as to have been brought about by passion or prejudice or isshocking to the conscience.  45 H. 144, 363 P.2d 979; 50 H. 195, 436 P.2d 3.

 

Damages.

  Generally, 1 U.S.D.C. Haw. 222.  To adjacent land.  31 H.787, aff. 61 F.2d 896.  To crops.  33 H. 379.  To lessee.  33 H. 647. Forfishing rights.  91 F.2d 93.  For easement.  39 H. 514.

 

Interest.

  30 H. 1; 40 H. 429.

 

Lessees.

  Lessee of land partly condemned under eminent domain entitledto have rent reduced proportionately.  6 H. 653.  On lessee's rights under acondemnation clause of a lease; access rights. 44 H. 343, 354 P.2d 981.

 

Cited.

  38 H. 592, 596.