The 5th Amendment states that the government can exercise the right to take private property for public use only if they provide just compensation. Does the thought of what constitutes “just compensation” interest you? Do you wonder what constitutes public use or public necessity?
There are of course benefits and drawbacks to the government being able to take private property. A road may be beneficial to the public good, but even “just compensation” may not feel like enough to someone whose land gets seized. If you want to fight for the rights of property owners, eminent domain might be the right practice area for you.
“The property: A small car dealership is located along a busy highway that is being widened. Cars can only be displayed to the highway in a single row along the highway in front of the building. All other inventory must be stored behind the building.
“The taking: A strip of land across the entire front of the property. The strip of land is all of the display area for cars.
“Obvious damages: Direct damages will equal the value of the land being taken.
“Hidden damages: The ability to view vehicles from a fronting roadway is critical to the operation of a car dealership. Severance damage occurs to the property because the remaining dealership can no longer display vehicles for motorists to see from the highway. The loss of this feature makes the remainder parcel much less valuable than the mere loss of the value of the land being taken” (Eminent Domain Case Studies).
Does this type of problem interest you? If you want to fight to keep government intrusion to a minimum, you might like this area of law.
Education and Background:
The best way to find out if you would like this area is to take a class in it! Law schools may offer eminent domain as a smaller subsection of a general property law class, or it might be offered as a class itself.
Getting a job:
It is hard to find eminent domain law at a large law firm, and if it exists, it is not the firm’s primary focus. Smaller “boutique” style firms may focus more exclusively on this area. According to Dan Biersdorf, “Most law firms that practice eminent domain just do it as a subset of a much larger area with eminent domain only making up about 20% of what they do, and they are state-limited or limited to 2-3 states. Road projects are most common for eminent domain, so it really varies how busy firms are with practicing eminent domain based on what projects are going on.” See interview below.
Certain geographical areas may be better suited to eminent domain law. For example, a 2016 article stated Texas, “is home to eight of the nation’s 15 fastest-growing cities and five of the country’s 10 largest cities overall. This kind of growth generally requires additional infrastructure such as roads, power lines and pipelines, and these projects often require privately owned land held by individuals or businesses” (Johns Marrs Ellis & Hodge LLP). This prompted two Texas law schools to begin offering courses focused entirely on eminent domain, and Texas is certainly a great geographical area to practice in. If you live in an area that is already extremely settled and that will not likely have government projects occurring on a frequent basis, realize that you may either have to move or practice a different area of law.
Average salary:
According to Law Crossing, the average salary of an eminent domain attorney is $117,667. Again, geographical location comes into play a lot with this. The top cities posting eminent domain attorney job listings were: Dallas, TX; Austin, TX; San Diego, CA; Houston, TX; Miami, FL; Minneapolis, MN; and Raleigh, NC.
Would you like this practice area?
Strengths/Weaknesses: Are you good at analyzing situations and advising people based on your results, using logic rather than emotion to appeal to them? Are you good at crunching numbers? Great! Are you artsy and have always struggled to think with the logical, “left side” of your brain? Maybe not the area for you.
Likes/Dislikes: Do you like to deal with emotional situations? Well, too bad, you won’t find much emotion involved in eminent domain law (unless you deal with single-family homes). Do you prefer research, mathematics, and document drafting? Great! If you want to work for a small firm and help it grow over time, this is a perfect area to allow you to do so.
Consider whether these articles interest you:
In Property Rights Cases, Justices Sharply Debate Power of Precedent (Liptak)
“Overturning a 1985 precedent, the Supreme Court on Friday ruled that plaintiffs may sue in federal court to seek compensation as soon as state and local governments take their property through eminent domain. The earlier ruling had required plaintiffs to sue in state court.”
Read more
Property Owners Protest Pipeline Procurement Process (Barakat)
“Much to Gary Erb’s chagrin, a natural gas pipeline now cuts across his 72-acre homestead in Conestoga Township, Pennsylvania. To his even greater chagrin, he remains unpaid for the 6 acres (2.4 hectares) of land that were taken from him under eminent domain to build the pipeline. With the help of a Virginia-based legal group, he is petitioning the U.S. Supreme Court to end what he and his lawyers say has become a common practice in the pipeline industry: taking the land first, and paying later.”
Read more
Rockland May Seize Property to Ensure Park Access (AP News)
“Officials in Rockland, Maine, say they’re prepared to seize a waterfront roadway by eminent domain to preserve one of the two routes that provide access to the city’s Harbor Park. City Manager Tom Luttrell tells the Bangor Daily News that the property owner’s plan to build a new restaurant caught officials by surprise.”
Read more
Eminent Domain Attorney Spotlight:
Dan Biersdorf is the lead attorney for
Biersdorf & Associates, an eminent domain law firm that represents property owners nationwide. They focus on, “challenging the right to take, recovery of additional damages, inverse condemnation claims, regulatory takings, land use issues and constitutional law issues related to real estate” (Biersdorf & Associates). Dan has extensive experience in this area of law and has some great advice for law students!
Dan’s Interview:
Q: How long have you been a lawyer?
A: 43 years
Q: Where did you go to law school?
A: University of Minnesota
Q: What practice areas do you practice?
A: I do real estate valuation litigation. This is split between eminent domain, which makes up over 90% of our cases and property tax appeals, which we take on an ‘as requested’ basis.
Q: What size is your firm?
A: We currently have 3 lawyers and 8 support staff
Q: Describe an average day at work…
A: I take care of a lot of office work on the administrative side. On the legal side I’m mostly reviewing appraisals; talking with property owners about potential cases; reviewing briefs, memorandum, motions, etc. (usually I don’t write things anymore but I do edit); reviewing opposing party’s documents; once in a while I spend part of the day in conference with a client and their employees answering questions they have with regards to potential testimony. Probably the biggest portion of my day is reviewing appraisals.
I do sometimes go to court. I’m licensed in a lot of states around the country, so if it’s a state where only I am licensed, I will go. Otherwise, my appearances are usually limited to around 4-5 trials per year. We’re the only law firm I know of that does this on a national basis. Most law firms that practice eminent domain just do it as a subset of a much larger area with eminent domain only making up about 20% of what they do and they are state-limited or limited to 2-3 states. Road projects are most common for eminent domain, so it varies how busy firms are with practicing eminent domain based on what projects are going on.
It’s sporadic how much I collaborate with others. Lawyers at the firm are self-sufficient. All files are assigned to one of the two lawyers, and I act as a resource for them and also do the business development. We collaborate in the sense that we talk about the files when we need to.
I wouldn’t really say I deal with difficult people. Eminent domain and property tax work is not a very emotional area. It’s pretty much just business stuff, so emotions rarely enter into these cases. Rarely is there a single-family residence where there could be more emotional attachment; it’s mostly investment, industrial, and commercial properties. Some clients are difficult if they don’t understand the expectations even when you spell it out to them and sometimes clients think they know more about the case than you.
Q: Did you practice in any other practice areas before deciding on this one?
A: Yes, I kind of fell into eminent domain work. I actually started out as a criminal prosecutor, even though in law school I said the one area I never wanted to work in was criminal law and I never wanted to work for the government. However, I started out working as the assistant prosecuting attorney for the Hennepin County Attorney’s Office in Minneapolis! I then became a litigator for a private firm. Because of my background in engineering and an element of mathematics that I always gravitated to, I shifted to eminent domain and went out on my own.
Q: How many hours a week do you typically work?
A: I work all hours of the day. I’ve been known to send memos at 2 or 3 am. I take a nap if I need to! I work a “full day,” but it isn’t a typical 9-5 day, for sure. I do most of my work at home, but usually go into the office about 3 days a week for about 2 hours each.
Q: What do you like most about your job/practice area?
A: I think what I like most is that I’m running a business. This may surprise you, but I never had any intention of being a lawyer, even when I was in law school. I wanted to run for public office and thought law would be a good background. I’ve always wanted to run a business, so I find the challenge of running a business a lot of fun. I also like going to trial. I’ve always done a lot of public speaking, so I find that fun! The other lawyers with me share the same views. Our perspective is that we assume from day one a client’s case is going to trial… unless you want to accept a settlement. So, we probably try a lot more cases than other firms in this area because we like going to trial. We’re not afraid of trying cases or of going on appeal. So that’s another fun part of the practice.”
Q: What do you least like about your job/practice area?
A: Well, I kind of got rid of it for me personally. I never was a very good creative writer, but I had to do it and didn’t enjoy it. Now, I’ve got good writers working for me. They write all the initial stuff, and I do the next steps.
Q: You will be a happy and successful eminent domain lawyer if…
A: …you are able to talk with property owners, analyze their cases for them, and explain to them how they have a good case or don’t have a good case.
Q: What advice would you give students interested in learning more about being a eminent domain lawyer?
A: Most of the firms that do this to a significant degree tend to be more boutique type firms or smaller firms, so if you really want to get into this area you may need to look to more of a small firm type of practice. If you don’t want to be in a small firm, this area might not be the best for you. If you want to be in large firm, it’s hard to find and as an eminent domain lawyer you won’t be the main “mover and shaker” of the firm. There’s of course pros and cons to large and small. I think it’s a critical question to ask yourself: large or small. I know a lot of people who started working for large firms and quit because it’s not the lifestyle they like. For a smaller firm, you might not make as much money at first, but you can help develop the business.
If you have lawyers who must develop their own ‘book of business’, marketing is a big, big deal (particularly for a boutique firm). Lawyers will do well to have an expansive background in other areas like marketing. Having such a background will really help you grow business. We actually have 40% of our staff devoted to marketing!
– Dan Biersdorf
Conclusion:
Although at first glance this area of law may seem more “boring” than others, when it comes down to dealing with individual cases, each one presents a unique, fascinating problem that requires a great deal of analyzing and research to solve.