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Condemnation & Eminent Domain in Minnesota ()


Probate Lawyers in Minnesota

Minnesota Condemnation, A Synopsis

Condemnation is the formal act of a governmental entity exercising its power of eminent domain, or its "taking" authority.  Eminent domain is an inherent and essential attribute or prerogative of sovereignty (government).  Private property is held subject to the control of the sovereign power of the state, exercised through the legislature, for public uses.  United States v. Federal Land Bank, 127 F.2d 505 (8th Cir. 1942).  This power is restricted by the United States Constitution and the Minnesota Constitution.  The Fifth Amendment to the United States Constitution provides:

...nor shall private property be taken for public use without just compensation.”  U.S. Const. Amend. V.

In certain ways mirroring this authority, while, perhaps, inherently providing more protection to landowners, the Minnesota Constitution reads:

Private property shall not be taken, destroyed, or damaged for public use without just compensation therefor, first paid or secured.”  Minn. Const. Art. I, Sec. 13.

Arguably, the Fifth Amendment does not specifically authorize the power of eminent domain, yet it alludes to a recognition that a pre-existing power is authorized to take private property for public use. United States v. Carmack, 329 U.S. 230, 241-42 (1946).

CONTENTS:
+ What constitutes a "taking" of private property?
+ What is a "regulatory taking" and "inverse condemnation"?
+ A quick look at a "quick-take" action.
+ "Minimum Compensation" - Eminent Domain Legislative Reform 2006.
+ Minnesota's Eminent Domain Statutes
+ Is it always necessary to hire a MN condemnation attorney?
+ Additional information on condemnation and eminent domain in Minnesota.

What constitutes a "taking" of private property?    
Any time private property is possessed or occupied by the government, there exists a “taking” of the property as defined by the constitution.  Physical possession or occupation will constitute a taking “no matter how minute the intrusion, and no matter how weighty the public purpose behind it...”  Lucas v. South Carolina Coastal Council, 505 U.S. 1003 (1992)

What is a "regulatory taking" and "inverse condemnation"?
It should be noted that a "taking" can also occur by intrusive legislative regulations to property.  While the government can regulate land use to some extent, if it goes too far, it may be deemed as a taking (aptly named a "regulatory taking") in which the landowner is entitled to just compensation.  A landowner whose property has been taken by legislation or zoning changes typically starts an inverse condemnation action to compel the government to begin eminent domain proceedings and compensate the owner.  A compensable regulatory taking may be temporary or permanent.  First English Evangelical Lutheran Church v. County of Los Angeles, 482 U.S. 304 (1987).

A quick look at a "quick-take" action.
A "quick take" action is a procedure used by the condemnor to expedite the private property taking.  Generally, this consists of the condemning authority depositing with the district court the good faith estimate of value of the condemned land.  The condemning authority then becomes the owner of the property.   A subsequent proceeding occurs to determine just compensation for the landowner of the condemned property.

"Minimum Compensation" - Eminent Domain Legislative Reform 2006.
As part of Minnesota's eminent domain reform in 2006, the Minnesota State Legislature adopted a new statute requiring minimum compensation as damages for property owners forced to relocate as a result of eminent domain.  The statute, in its entirety, reads:

Minn. Stat. § 117.187 - MINIMUM COMPENSATION.
"When an owner must relocate, the amount of damages payable, at a minimum, must be sufficient for an owner to purchase a comparable property in the community and not less than the condemning authority's payment or deposit under section 117.042, to the extent that the damages will not be duplicated in the compensation otherwise awarded to the owner of the property. For the purposes of this section, "owner" is defined as the person or entity that holds fee title to the property."

As welcoming as the minimum compensation idea sounds, it is a relatively new law, which in turn raises many questions.  Who really is an owner?  Does the owner have to physically occupy the property?  What is considered a comparable property in the community?  Moreover, who defines what "community" means to the owner? 

Nonetheless, this statute is a progressive step, advantageous to all landowners.  Whether through legislation or case law precedent, any questions raised by the new minimum compensation statute will likely become clearer in the coming years.

Minnesota's Eminent Domain Statutes
Eminent domain and condemnation in Minnesota are generally governed by Minnesota Statutes Ch. 117.

Is it always necessary to hire a MN condemnation attorney?
A Minnesota condemnation attorney can assist you with the process and help you obtain just compensation for the taking of your property.  You may be entitled to reimbursement for an appraisal of the property being condemned by the government, as well.  An experienced condemnation attorney can explain your rights to you when it comes to your property and eminent domain.  Typically, our fees for representation in condemnation matters are based on a contingency fee arrangement.  We will detail our fee arrangement and estimated costs prior to representation.




Trusted, experienced Minnesota condemnation attorneys.

Our attorneys have over 45 years of combined experience.  Since 1975, our firm has been committed to providing the highest level of legal representation to our clients.  At Taurinskas Law Firm, we treat our client's with courtesy and integrity.  We provide efficient and honest legal representation that achieves desirable results.

We offer the experience and resources of a large firm while at the same time providing our clients with the convenience, accessibility and reasonable fees typical of a small firm. 

Our attorneys have a convincing background of real estate experience.  Attorney Jim Taurinskas has served many years as a condemnation commissioner and attorney Brian Taurinskas is a Certified Real Property Law Specialists (Minnesota State Bar Association).  Both attorneys are also licensed real estate brokers. 

We estimate that more than 90 percent of our clientele is the result of repeat clients or referrals from clients.  We truly appreciate these referrals and will make every effort to ensure these positive referrals continue with you

If your property is condemned, you have certain statutory and constitutional protections and rights.  At Taurinskas Law Firm, we'll assist you with understanding your rights in the condemnation proceeding.  Our attorneys will fight, on your behalf, to ensure you receive the compensation you deserve for any property taking. Our office can assist you with any eminent domain or condemnation issues or questions you may have in Minnesota or Wisconsin.  Our office is located in northern Dakota County in South St. Paul, MN.  We provide a free initial consultation for condemnation matters so that you can determine whether we are a suitable fit for you and your legal matters. 

Please Note:  This site contains general information and not legal advice. It is based on Minnesota law in effect at the time of writing.  An experienced Minnesota condemnation lawyer can advise you about how the law applies to your specific situation.


Additional information on Minnesota Condemnation and Eminent Domain may be found at:

MN Condemnation Legislative Information
658 Cedar Street, Room 300
St. Paul, MN 55155
t: (651) 201-2499
f: (651) 296-3698

    Here you will find additional information on the following Minnesota Condemnation topics:
  • What is eminent domain in MN?
  • When can my property be taken for public purpose?
  • What are the rights of private property owners?
  • What is the eminent domain process?
  • What is just compensation?

320 Bremer Bank Building
633 South Concord Street
So. St. Paul, Minnesota 55075

Established 1975
Phone:  (651) 451 - 9743
Toll-free: (888) 451 - 9743
Fax:  (651) 451 - 3967



Condemnation & Eminent Domain
Eminent Domain | Condemnation | Inverse Condemnation | Constitutional Taking | Private Property Taking for Public Purpose & Use | Blighted Property | Regulatory Taking | Subdivision Exaction (Condition Imposed by the Government) | Diminution of Property Value | Physical Invasion | Condemnation Proceedings | Condemnation Petition | MN Condemnation Laws | Minnesota Condemnation Statutes | Condemnation Action | Condemnation Damages Award | Quick-take Action | Minimum Compensation as Damages - Relocation




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At Taurinskas Law Firm, P.A., in South Saint Paul, Minnesota, we proudly represent individuals and businesses throughout the Twin Cities Metro area, including: Afton 55001 | Albertville 55301 | Apple Valley 55124 | Baldwin 54002 | Balsam Lake 54810 | Basswood Grove | Bay City 54723 | Bayport 55003 | Becker 55308 | Beldenville 54003 | Belle Plaine 56011 | Big Lake 55306 | Birchwood Village 55110 | Blaine 55434 | Bloomington 55420, 55425, 55431, 55437, 55438 | Boyceville 54725 | Braham 55006 | Brooklyn Center 55429, 55430, 55443, 55444 | Brooklyn Park 55445 | Buffalo 55313 | Burnsville 55306, 55337 | Cambridge 55008 | Cannon Falls 55009 | Carver 55315 | Castle Rock 55010 | Cedar East Bethel 55011 | Center City 55012 | Centerville 55038 | Centuria 54824 | Champlin 55316 | Chanhassen 55317 | Chaska 55318 | Chisago City 55013 | Circle Pines 55014 | Clayton 54004 | Clear Lake 54005 | Coates 55068| Cologne 55322 | Columbia Heights 55421 | Coon Rapids 55433, 55448 | Cottage Grove 55016 | Crystal 55428 | Cushing 54006 | Dalbo 55017 | Dayton 55327 | Deer Park 54007 | Delano 55328 | Dellwood 55110 | Deronda 54001 | Downing 54734 | Dresser 54009 | Dundas 55019 | Eagan 55120, 55121, 55122, 55123  | East Bethel 55005, 55092 | Eden Prairie 55343, 55344, 55346, 55347 | Edina 55410, 55424, 55435, 55436, 55439 | Elk River 55330 | Elko 55020 | Ellsworth 54011 | Elmwood 54740 | Emerald 54012 | Excelsior 55331 | Farmington 55024 | Forest Lake 55025 | Fridley 55432 | Frontenac 55026 | Glenwood City 54013 | Golden Valley 55427 | Goodhue 55027 | Grant 55082 | Hager City 54014 | Ham Lake 55304 | Hamburg 55339 | Hamel 55340 | Hammond 54015 | Hampton 55031 | Hanover 55341 | Harris 55032 | Hopkins 55305 | Hudson 54016 | Hugo 55038 | Inver Grove Heights - Inver Grove Hts 55076, 55077 | Isanti 55040 | Jordan 55352 | Knapp 54749 | Lake Elmo 55042 | Lake St. Croix Beach 55043 | Lakeland 55043 | Lakeville 55044 | Landfall 55128 | Lauderdale 55108 | Lindstrom 55045 | Little Canada 55117 | Long Lake 55356 | Loretto 55357 | Luck 54853 | Mahtomedi 55115 | Maiden Rock 54750 | Maple Grove 55369 | Maple Lake 55358 | Maple Plain 55359 | Maplewood 55119 | Marine on Saint Croix - Marine on St. Croix 55047 | Mayer 55360 | Mendota 55150 | Mendota Heights - Mendota Hts 55118, 55120  | Miesville 55009 | Milltown 54858 | Minneapolis  Mpls 55401, 55402, 55403, 55404, 55405, 55406, 55407, 55408, 55409, 55411, 55412, 55413, 55414,55415, 55417, 55418, 55419, 55449, 55450, 55454, 55454, 55455 | Minnetonka 55345 | Montgomery 56069 | Monticello 55362 | Montrose 55363 | Mound 55364 | Nerstrand 55053 | New Brighton 55112 | New Germany 55367 | New Prague 56071 | New Richmond 54017 | New Trier 55031 | Newport 55055 | North Branch 55056 | North Saint Paul - North St. Paul - No. Saint Paul - No. St. Paul 55109 | Northfield 55057 | Norwood 55368 | Oak Park Heights - Oak Park Hts 55082 | Oakdale 55128 | Osceola 54020 | Osseo 55311 | Pine Springs 55115 | Plum City 54761 | Plymouth 55441, 55442, 55446, 55447 | Prescott 54021 | Princeton 55371 | Prior Lake 55372 | Ramsey 55303 | Randolph 55065 | Red Wing 55066 | Richfield 55423 | River Falls 54022 | Robbinsdale 55422 | Roberts 54023 | Rockford 55373 | Rogers 55374 | Rosemount 55068 | Roseville 55113 | Rush City 55069 | Saint Bonifacius - St. Bonifacius 55375 | Saint Croix Falls - St. Croix Falls 54024 | Saint Francis - St. Francis 55070 | Saint Joseph - St. Joseph 54082 | Saint Louis Park - St. Louis Park 55416, 55426 | Saint Marys Point - St. Marys Point 55043 | Saint Michael - St. Michael 55376 | Saint Paul - St. Paul 55101, 55102, 55103, 55104, 55105, 55106, 55114, 55116, 55129 | Saint Paul Park - St. Paul Park 55071 | Savage 55378 | Scandia 55073 | Shafer 55074 | Shakopee 55379 | Shoreview 55126 | Somerset 54025 | South Saint Paul - South St. Paul - So. Saint Paul - So. St. Paul 55075 | Spring Park 55384 | Spring Valley 54767 | Stacy 55079 | Stanchfield 55080 | Stanton 55018 | Star Prairie 54026 | Stillwater 55082, 55083 | Sunfish Lake 55077, 55118 | Taylors Falls 55084 | Vadnais Heights Vadnais Hts 55127 | Vermillion 55085 | Veseli 55046 | Victoria 55386 | Waconia 55387 | Watertown 55388 | Waverly 55390 | Wayzata 55391 | Webster 55088 | Welch 55033, 55089 | West Saint Paul - West St. Paul 55107, 55118 | White Bear Lake - White Bear Township 55110, 55115 | Willernie 55090 | Wilson 54027 | Twin Cities - Twin Cities MN Attorney - Twin Cities Minnesota Lawyer | Woodbury 55125, 55129 | Woodville 54028 | Young America 55397 | Zimmerman 55398

The following is a nonexclusive list of counties within and around the Twin Cities that Taurinskas Law Firm proudly serves: Aitkin County | Anoka County | Carver County |Chisago County | Crow Wing County |
Dakota County - Dakota County MN Attorney - Dakota County Minnesota Lawyer | Goodhue County | Hennepin County | Mahnomen County | Norman County | Pine County | Ramsey County | Washington County

The following is a nonexclusive list of counties in Wisconsin that Taurinskas Law Firm proudly serves: Ashland County | Barron County | Bayfield County | Buffalo County | Burnett County | Chippewa County | Clark County | Douglas County | Dunn County | Eau Claire County | Iron County | Jackson County | Jefferson County | La Crosse County | Pepin County | Pierce County | Polk County | Price County | Rusk County | St. Croix County | Sawyer County | Taylor County | Trempealeau County | Washburn County

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