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    Expropriation Appraisal in Collingwood - Professional commercial property appraisal services in Ontario

    Expropriation Appraisal in Collingwood

    Expropriation appraisal in Collingwood provides AACI-designated property owners with independent, CUSPAP-compliant market value opinions required when municipal, provincial, or federal authorities acquire private property for public use. These valuations protect landowners' rights to full compensation under Ontario's Expropriations Act by establishing defensible fair market value before and after a taking. Property owners, businesses, and legal counsel across Collingwood's resort-driven commercial corridor and surrounding areas rely on expropriation appraisals during infrastructure projects, road widenings, utility easements, and municipal redevelopment initiatives. Reports are typically delivered within 5–7 business days and meet all tribunal, court, and negotiation requirements for compensation proceedings.
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    Aerial view of Collingwood Ontario showing commercial corridors and residential growth areas subject to expropriation appraisal

    What Is Professional Expropriation Appraisal in Collingwood?

    Professional expropriation appraisal in Collingwood establishes the fair market value of property being acquired by government authorities, providing the independent evidence needed to secure full compensation under Ontario's Expropriations Act. AACI-designated appraisers prepare CUSPAP-compliant reports that meet the evidentiary requirements of the Ontario Land Tribunal and the Superior Court of Justice, covering all compensable heads of damage including market value, injurious affection, disturbance, and business loss. As a resort community with a population of approximately 24,390 residents experiencing sustained growth, Collingwood faces ongoing infrastructure demands that generate regular expropriation activity.

    Typical expropriation appraisals in Collingwood range from $4,000 to $15,000 depending on property complexity and the number of compensable items requiring analysis. Standard engagements involving single-property full takings are completed within 5–7 business days, while complex partial takings with multiple damage claims may extend to 10–15 business days. Reports prepared by AACI-designated professionals achieve acceptance at all levels of Ontario's compensation framework, from initial negotiation through formal tribunal proceedings.

    Property owners across Collingwood's commercial, resort, industrial, and agricultural sectors benefit from independent expropriation appraisals that ensure government compensation offers reflect true market value rather than conservative assessment-based estimates. The distinction matters significantly in Collingwood, where resort-driven market premiums can exceed assessment values by 30–50% for well-located properties.

    Collingwood Ontario viewed from Blue Mountain showing resort community landscape and property valuation context for expropriation

    How Does Collingwood's Growth Affect Expropriation Activity?

    Collingwood's transformation from a small Georgian Bay town into a major four-season resort destination has driven significant infrastructure investment requiring land acquisition from private property owners. The Town's capital works program regularly includes road widenings, intersection improvements, and utility upgrades along primary corridors such as Hurontario Street, First Street, Pretty River Parkway, and Highway 26. Each project potentially triggers expropriation proceedings that require professional property valuation.

    As of 2026, several major infrastructure initiatives continue to shape expropriation demand across the municipality. The expansion of water and wastewater capacity to serve new residential and commercial development areas requires utility easements across private lands. Simcoe County's ongoing regional road improvement program affects properties along County Road 124 and other arterial routes connecting Collingwood to Highway 400 and the broader southern Ontario transportation network. These county-level projects follow the same Expropriations Act framework and require independent AACI-designated valuations.

    The Town's recreational trail network expansion, including connections to the Georgian Trail and Bruce Trail systems, also generates expropriation and easement acquisitions. While trail easements may involve relatively small land areas, the impact on remaining property — particularly for waterfront and escarpment-edge parcels where land values can reach $150–$300 per square foot — can be financially significant. Professional appraisals ensure these impacts are fully quantified.

    Collingwood Terminals grain elevator heritage industrial property on Georgian Bay waterfront requiring specialized expropriation appraisal

    Why Does Collingwood's Resort Market Create Unique Expropriation Challenges?

    Collingwood's resort-driven real estate market introduces valuation complexities that standard expropriation approaches may not adequately capture. Properties near Blue Mountain Village, the Craigleith ski areas, and the Georgian Bay waterfront carry premiums directly tied to recreational amenity access, scenic views, and tourism-driven commercial revenue potential. An AACI-designated appraiser with local market knowledge must quantify these premiums using resort-area comparable sales rather than relying solely on general commercial benchmarks.

    Seasonal revenue patterns represent another challenge specific to Collingwood expropriation valuations. Commercial properties dependent on ski-season or summer tourism traffic may generate 60–70% of annual revenue during peak periods. When expropriation disrupts access, visibility, or parking during these critical months, the financial impact per day of disruption is substantially higher than annual averages would suggest. CUSPAP-compliant appraisals must account for these seasonal dynamics when calculating disturbance damages and business loss claims.

    Mixed-use resort properties combining retail, hospitality, and residential components require multi-faceted valuation approaches. A property near Blue Mountain Village might include ground-floor retail assessed on income capitalization at cap rates of 5.5%–7.0%, upper-floor short-term rental units valued on revenue projections, and common areas assessed on replacement cost. Partial takings that affect any component require analysis of cascading impacts on the entire operation.

    Downtown Collingwood Ontario Hurontario Street commercial district with properties subject to municipal expropriation and road widening appraisal

    What Types of Expropriation Are Most Common in Collingwood?

    Partial takings represent the most common form of expropriation in Collingwood, accounting for an estimated 65–75% of all proceedings in the municipality. Road widening projects along Hurontario Street and First Street typically require strips of land ranging from 2 to 8 metres in depth along the road frontage, reducing property size and potentially affecting building setbacks, parking areas, signage, and landscaping. While the area taken may be small, the impact on remaining property functionality can be disproportionately large.

    Utility easement acquisitions represent the second most common category, driven by Collingwood's infrastructure expansion to accommodate population growth. These easements grant permanent or temporary access across private land for water mains, sanitary sewers, stormwater management facilities, and utility corridors. Easement valuations require assessment of both the direct compensation for the easement area and any reduction in value to the remaining property caused by restrictions on future development or use.

    Full takings, while less frequent in Collingwood, occur when municipal projects require entire parcels for public facilities, stormwater management ponds, or parkland. These valuations must establish the property's highest and best use as of the expropriation date — which in Collingwood's growth context may reflect development potential significantly exceeding current use value. Properties zoned for mixed-use development near the downtown core or Blue Mountain corridor can carry development land values of $850,000–$2.5 million per acre that initial compensation offers may not reflect.

    Federal Building Collingwood Ontario historic government property representing public authority expropriation and institutional appraisal services

    What AACI Certification and Professional Standards Apply to Expropriation Appraisal?

    AACI (Accredited Appraiser Canadian Institute) designation represents the highest professional credential in Canadian property valuation, requiring completion of a rigorous post-secondary education program, a minimum of 2 years of supervised practical experience, successful completion of comprehensive professional examinations, and ongoing adherence to the Appraisal Institute of Canada's ethical standards. For expropriation work in Collingwood, AACI designation is effectively mandatory because tribunal and court proceedings require appraisal evidence from qualified experts.

    CUSPAP (Canadian Uniform Standards of Professional Appraisal Practice) governs all aspects of the expropriation appraisal process, from engagement acceptance through report delivery. These standards require appraisers to maintain independence from the parties, disclose all assumptions and limiting conditions, apply appropriate valuation methodology, and provide sufficient analysis to support their conclusions. CUSPAP-compliant expropriation reports must document the before-and-after methodology, identify all compensable heads of damage, and present comparable evidence in sufficient detail for cross-examination.

    The Ontario Land Tribunal maintains specific requirements for expert appraisal evidence submitted in expropriation compensation proceedings. Reports must demonstrate the appraiser's qualifications, explain the methodology applied, present comparable market evidence with adjustments, and provide clear reasoning supporting the value conclusion. AACI-designated appraisers familiar with tribunal procedures prepare reports structured to meet these requirements, reducing the risk of procedural challenges that could delay or undermine compensation claims. Aion Appraisals & Consulting maintains wide acceptance of its expropriation reports at all tribunal and court levels.

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    Lina Violo
    Lina Violo

    25 days ago

    Google

    We cannot say enough wonderful things about Ashita and the team at Aion Appraisals and Consulting. We own a waterfront property on Georgian Bay, and given the unique nature and value of a lakefront home, we knew we needed an appraiser who truly understood waterfront properties on a private road and the factors that can affect their value. From the beginning, Ashita was incredibly thorough, professional, knowledgeable, and genuinely committed to helping us through a very complicated situation. She took the time to understand not only our property, but also the circumstances surrounding the issues we were dealing with. Her appraisal report was exceptionally detailed and comprehensive. She went far beyond what we expected from an appraisal, taking the time to investigate the situation thoroughly and understand all of the factors affecting our property. What impressed us most was how far Ashita went above and beyond for us. She took the initiative to meet with township officials and made every effort to understand the situation from all sides. Her dedication, attention to detail, hard work, and professionalism were truly exceptional. We never felt like we were simply another appraisal client. Ashita genuinely cared about understanding our situation and making sure that our property and its unique circumstances were properly represented in her report. We are extremely grateful for all of Ashita’s hard work and efforts. Her knowledge of waterfront properties, combined with her thoroughness and dedication, gave us tremendous confidence during what has been a very stressful situation. We would highly recommend Aion Appraisals and Consulting, especially to anyone looking for an appraiser who understands the unique characteristics and value of waterfront property and is willing to truly go the extra mile for their clients. Thank you, Ashita, for everything you have done for us! ⭐⭐⭐⭐⭐

    Response from Aion Appraisals

    Thank you so much, Lina — this means a great deal to us. Waterfront properties on private roads bring a unique set of valuation factors, and we're glad Ashita's thoroughness gave you the confidence you needed during a stressful process. Her willingness to go the extra mile, including meeting directly with township officials, is exactly the standard we hold ourselves to at Aion Appraisals and Consulting. We'll be sure to pass along your kind words to her. Thank you for trusting us with your Georgian Bay property, and for taking the time to share such a detailed review! - The Aion Appraisals Team

    25 days ago

    Jeff Wright
    Jeff Wright

    about 1 month ago

    Google

    I recently worked with Aion Appraisals & Consulting Team for a commercial appraisal of my new office unit, and the experience was excellent. Ashita Chandra was fantastic throughout the entire process. She was very responsive, arranged a site visit quickly, and kept everything moving efficiently. Most importantly, she delivered all the required documentation within the timeframe she committed to. Her professionalism, reliability, and excellent communication made the process smooth and stress-free. I would highly recommend Ashita and the Aion Appraisals & Consulting Team to anyone in need of commercial appraisal services.

    Response from Aion Appraisals

    Thank you so much, Jeff. We're glad the appraisal of your new office unit went smoothly, and it's great to hear that Ashita kept things moving and delivered on the timeline she promised — that's exactly what we aim for on every commercial assignment. We'll be sure to pass your kind words along to her. Congratulations on the new space, and please don't hesitate to reach out if you need anything down the road. — The Aion Appraisals Team

    about 1 month ago

    Kyron Slazar
    Kyron Slazar

    about 2 months ago

    Google

    Needed a commercial appraisal done for a mortgage approval. Aion got me in pretty quick(week after I called) and was very communicative while the report was being done despite an impatient and confusing lending party.

    Response from Aion Appraisals

    Thank you, Kyron! We appreciate you taking the time to share your experience. Commercial appraisals for mortgage approvals often come with tight timelines and a lot of moving parts, so we're glad we could keep things on track and keep you informed throughout — even with the added complexity on the lending side. If you ever need another appraisal or have questions down the road, we're always happy to help. - The Aion Appraisals Team

    about 2 months ago

    Expertise You Can Bank On

    Aion Appraisals & Consulting is proudly directed by Ashita Chandra, AACI, P.App, a professional designated with the Appraisal Institute of Canada. With over two decades of experience within the real estate sector, we provide a profound depth of local insight, specializing in commercial valuation across Southern Ontario and the Greater Toronto Area.

    Our work is defined by its unwavering precision and reliability. Ashita prepares lender-ready commercial appraisals trusted by Canada's Big Six banks and leading private lending institutions. Every valuation engagement we manage is executed in strict accordance with the Canadian Uniform Standards of Professional Appraisal Practice (CUSPAP), ensuring that our clients receive a sophisticated product built to withstand the highest tier of professional scrutiny.

    Service Context

    Expropriation Appraisal in Collingwood

    How our services integrate with the local commercial real estate market

    What Is Expropriation Appraisal and Who Needs It in Collingwood?

    Expropriation appraisal determines the fair market value of property being acquired by a government authority, ensuring owners in Collingwood receive compensation that reflects the true worth of their land and improvements. Under Ontario's Expropriations Act, property owners are entitled to market value compensation plus damages for injurious affection, disturbance, and business losses, with professional appraisals typically costing $4,000–$15,000 depending on property complexity. AACI-designated appraisers provide the independent, CUSPAP-compliant valuations that form the foundation of any compensation claim or negotiation.

    • Service Scope: Expropriation appraisal covers full takings, partial takings, easement acquisitions, and temporary use of land by expropriating authorities. In Collingwood, these engagements frequently involve properties along arterial road corridors such as First Street, Hurontario Street, and Highway 26, where municipal and provincial infrastructure projects are common. Each report must comply with Canadian Uniform Standards of Professional Appraisal Practice (CUSPAP) and withstand scrutiny at the Ontario Land Tribunal or Superior Court of Justice. Valuations assess both the property taken and any diminution in value to the remaining lands.
    • Common Applications: Property owners in Collingwood typically need expropriation appraisals when the Town, Simcoe County, or the Province of Ontario initiates a taking for road widenings, utility corridor expansions, stormwater management infrastructure, or public trail development. Developers whose land is partially acquired for municipal services during subdivision approval also require independent valuations. Legal counsel representing affected owners rely on these appraisals to negotiate settlements or present evidence at compensation hearings, with approximately 70–80% of claims settling before formal tribunal proceedings.
    • Property Types Covered: Expropriation appraisals in Collingwood encompass commercial properties along the Hurontario Street corridor, resort and hospitality properties near Blue Mountain Village, industrial lands in the Heritage Drive employment area, agricultural parcels on the town's periphery, and residential properties affected by infrastructure expansion. Waterfront properties along Collingwood Harbour and the Georgian Bay shoreline present unique valuation challenges given their premium location and limited supply. Vacant development land targeted for municipal parkland or trail easements also represents a significant portion of local expropriation work.
    • Industry Context: As of 2026, Collingwood's continued growth as a four-season resort community has intensified infrastructure demands, generating increased expropriation activity for road improvements, water and sewer capacity upgrades, and recreational trail networks. The town's population of approximately 24,390 residents has grown substantially over the past decade, placing pressure on transportation corridors and municipal services that often require land acquisition. AACI-designated appraisers play a critical role in ensuring that this public benefit does not come at unfair private cost.

    How Does the Expropriation Appraisal Process Work?

    The expropriation appraisal process in Collingwood follows a structured four-phase approach typically completed within 5–7 business days for standard engagements, though complex partial takings or multi-parcel acquisitions may require 10–15 business days. Each phase builds toward a defensible opinion of market value that meets the evidentiary standards of Ontario's compensation framework.

    1. Initial Consultation: The engagement begins with a review of the expropriation documentation, including the Notice of Application for Approval to Expropriate, the Plan of Expropriation, and any offer of compensation from the expropriating authority. The appraiser identifies the scope of the taking — whether full or partial — and determines what additional damages such as injurious affection or business loss may apply. Preliminary assessment of the property's highest and best use establishes the valuation framework.
    2. Property Inspection: On-site inspection documents the physical characteristics of both the property being taken and any remaining lands. In Collingwood, inspections account for site-specific features such as Georgian Bay views, proximity to Blue Mountain resort amenities, topography, environmental conditions, and access configurations. The appraiser photographs all improvements, measures building areas, assesses site servicing, and notes any features that contribute to or detract from market value. Partial takings require detailed documentation of pre-taking and post-taking site conditions.
    3. Market Analysis: Comparable sales research draws on transactions across Collingwood, Wasaga Beach, The Blue Mountains, Clearview Township, and the broader southern Georgian Bay region. The appraiser applies the three traditional valuation approaches — cost, income, and direct comparison — as appropriate to the property type. For partial takings, before-and-after methodology quantifies the diminution in value to remaining lands. Market analysis must reflect the property's value as of the expropriation date, not the date of the appraisal report.
    4. Report Delivery: The final narrative appraisal report provides a comprehensive, CUSPAP-compliant opinion of market value with full supporting documentation suitable for negotiation, mediation, or tribunal proceedings. Reports detail the methodology, comparable evidence, adjustments, and final value conclusion. For complex matters, the appraiser may prepare a separate analysis of disturbance damages and business losses. All reports are prepared to withstand cross-examination and meet the Ontario Land Tribunal's evidentiary requirements.

    Why Is Expropriation Appraisal Important for Collingwood Property Owners?

    Without an independent expropriation appraisal, property owners in Collingwood risk accepting compensation offers that undervalue their land by 15–40% compared to true market value. The expropriating authority's initial offer typically reflects their own appraiser's opinion, which may not account for highest and best use potential, development premiums, or the full impact of a partial taking on remaining lands.

    • Financial Decisions: Expropriation compensation directly affects an owner's financial position, and the stakes in Collingwood's appreciating market can be substantial. Commercial properties along Hurontario Street have seen values increase by 25–35% over the past five years, meaning an outdated or conservative valuation can cost owners tens of thousands of dollars. Independent appraisals ensure compensation reflects current market conditions, including the resort-driven premiums that characterize the southern Georgian Bay market. Lenders holding mortgages on expropriated properties also require independent valuations to protect their security interests.
    • Risk Management: An AACI-designated appraiser provides an objective, defensible valuation that protects against lowball offers and ensures all compensable items are identified. Partial takings create particularly complex valuation issues — a road widening that removes frontage parking or reduces building setbacks can diminish the value of remaining lands well beyond the area physically taken. Professional appraisals quantify these impacts and preserve the owner's right to full compensation under the Expropriations Act.
    • Market Positioning: Collingwood's position as Ontario's premier four-season resort community means local property values reflect unique market dynamics not always captured by standardized assessment methods. Properties with Georgian Bay views, ski-hill proximity, or walkability to the downtown heritage district command premiums that require specialized market knowledge to quantify. An independent expropriation appraisal ensures these locational premiums are reflected in compensation calculations.
    • Regulatory Compliance: Ontario's Expropriations Act establishes specific rights and timelines for property owners, including the right to obtain an independent appraisal at the expropriating authority's expense for amounts up to $4,000 under current provisions. CUSPAP-compliant appraisals prepared by AACI-designated professionals meet the evidentiary standards required by the Ontario Land Tribunal and the courts. Failure to obtain qualified appraisal evidence can severely limit an owner's ability to challenge inadequate compensation offers.

    What Should Collingwood Property Owners Know Before Ordering an Expropriation Appraisal?

    The single most important consideration is timing — property owners should engage an AACI-designated appraiser immediately upon receiving a Notice of Application for Approval to Expropriate, well before accepting any compensation offer. Early engagement preserves evidence, documents pre-taking conditions, and strengthens the owner's negotiating position from the outset.

    • Valuation Factors: Key factors affecting expropriation values in Collingwood include the property's highest and best use, which may differ from its current use in a rapidly developing resort market. A parcel currently used for low-density commercial may have highest and best use as mixed-use development given Collingwood's intensification policies. Waterfront proximity, mountain views, walkability scores, and servicing capacity all influence market value. Environmental constraints such as Nottawasaga River floodplain restrictions or Niagara Escarpment Plan designations can also affect compensable value.
    • Market Trends: As of 2026, Collingwood's commercial property market continues to benefit from population growth, tourism expansion, and the town's emergence as a year-round lifestyle destination. Average commercial land values along primary corridors have reached $45–$85 per square foot for serviced parcels, while resort-adjacent commercial properties command premiums of 20–30% above comparable non-resort locations. These market dynamics must be accurately reflected in expropriation valuations to ensure fair compensation.
    • Professional Standards: AACI-designated appraisers are governed by the Appraisal Institute of Canada (AIC) and must adhere to CUSPAP standards that establish rigorous requirements for independence, competence, and reporting. In expropriation matters, the appraiser must remain independent regardless of who retains them — owner, legal counsel, or the expropriating authority. Reports must disclose all assumptions, limiting conditions, and the appraiser's relationship to the parties. The AACI designation represents the highest credential in Canadian property valuation.
    • Best Practices: Property owners should photograph their property thoroughly before any construction or demolition begins, preserve all financial records including rent rolls and business income statements, and maintain documentation of any capital improvements made within the preceding 5–10 years. Engaging both an appraiser and legal counsel specializing in expropriation law creates the strongest advocacy team. Owners should be aware that the Expropriations Act entitles them to reimbursement of reasonable appraisal and legal costs, reducing the financial burden of mounting a proper compensation claim.

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    Frequently Asked Questions about Expropriation Appraisal in Collingwood

    What does expropriation appraisal involve in Collingwood?

    Expropriation appraisal in Collingwood involves property inspection, market research, comparable analysis, and AACI-certified report preparation meeting CUSPAP standards for Ontario Land Tribunal and court proceedings. Reports cover full takings, partial takings, and easement acquisitions. Appraisers assess both the property taken and any diminution in value to remaining lands using before-and-after methodology.

    How long does an expropriation appraisal take in Collingwood?

    Expropriation appraisals in Collingwood typically take 5–7 business days from inspection to final report delivery, with 2–3 days for site inspection and 3–4 days for market analysis and report preparation. Complex partial takings involving multiple parcels or business loss claims may require 10–15 business days. Rush services are available for urgent tribunal deadlines.

    Which Collingwood properties require expropriation appraisals?

    Properties requiring expropriation appraisal in Collingwood include commercial buildings on Hurontario Street, resort-adjacent properties near Blue Mountain, industrial lands on Heritage Drive, waterfront parcels, and agricultural land on the town periphery. Any property subject to a Notice of Application for Approval to Expropriate under Ontario's Expropriations Act requires an independent valuation.

    What factors affect expropriation appraisal costs in Collingwood?

    Expropriation appraisal costs in Collingwood range from $4,000 for straightforward full takings to $15,000+ for complex partial takings with injurious affection and business loss analysis. Factors include property size, complexity of the taking, number of compensable heads of damage, and whether expert testimony at tribunal proceedings is required.

    How much does an expropriation appraisal cost in Collingwood?

    Expropriation appraisals in Collingwood range from $4,000 for standard single-property takings to $15,000+ for complex partial takings involving business loss, with most commercial property engagements averaging $5,500–$8,000. Ontario's Expropriations Act entitles owners to reimbursement of reasonable appraisal costs from the expropriating authority.

    What documentation is required for expropriation appraisal in Collingwood?

    Documentation required includes the Notice of Application for Approval to Expropriate, Plan of Expropriation, property surveys, tax assessment notices, rent rolls, financial statements, and records of capital improvements made within the past 5–10 years. Title search documents and zoning certificates should also be provided to support highest and best use analysis.

    How does expropriation appraisal differ from standard commercial appraisal in Collingwood?

    Expropriation appraisal applies before-and-after methodology and assesses multiple heads of damage including market value, injurious affection, disturbance damages, and business loss under Ontario's Expropriations Act. Standard commercial appraisals determine current market value only. Expropriation reports must meet higher evidentiary standards suitable for tribunal and court proceedings.

    When is expropriation appraisal typically needed in Collingwood?

    Expropriation appraisal is needed upon receiving a Notice of Application for Approval to Expropriate from the Town of Collingwood, Simcoe County, or the Province of Ontario for road widenings, utility corridors, or public infrastructure. Property owners should engage an AACI-designated appraiser immediately to preserve evidence and document pre-taking conditions before construction begins.

    What are the legal requirements for expropriation appraisal in Ontario?

    Ontario's Expropriations Act requires expropriating authorities to offer fair market value compensation based on AACI-certified, CUSPAP-compliant appraisals, with property owners entitled to independent valuations at the authority's expense up to $4,000. Reports must meet Ontario Land Tribunal evidentiary standards and withstand cross-examination in compensation hearings.

    What qualifications do appraisers need for expropriation work in Collingwood?

    AACI (Accredited Appraiser Canadian Institute) designation is required for expropriation appraisals in Collingwood, ensuring appraisers meet rigorous education, experience, and ethical standards under AIC governance and CUSPAP compliance. Expropriation appraisers should have demonstrated experience with partial takings methodology and Ontario Land Tribunal proceedings.

    Can Collingwood property owners challenge expropriation compensation offers?

    Property owners in Collingwood can challenge compensation offers by filing a claim with the Ontario Land Tribunal within one year of the expropriation, supported by an independent AACI-certified appraisal. Approximately 70–80% of claims settle through negotiation before formal hearings. Independent appraisals frequently identify compensation shortfalls of 15–40% in initial government offers.

    Are there seasonal considerations for expropriation appraisals in Collingwood?

    Seasonal timing affects Collingwood expropriation appraisals because resort-driven property values fluctuate with tourism cycles, and winter site inspections may limit access to terrain features and property boundaries. Spring and summer inspections provide the most complete property documentation. However, the valuation date is fixed by the expropriation notice regardless of inspection timing.

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