00:10:37 Chris Moore

Hello!

00:10:37 Tanner Jackson

Hello. I'm Tanner. I work with Amanda. She said she's running a little late.

00:10:41 Chris Moore

Oh, OK.

00:10:43 Tanner Jackson

She said she'd be about 10 minutes?

00:10:45 Chris Moore

Cool.

00:10:46 Tanner Jackson

I'm the acquisition agent and she's the relocation agent.

00:10:50 Chris Moore

OK.

00:10:52 Amy Moore

Jackson?

00:10:52 Tanner Jackson

Yes, ma'am.

00:10:56 Amy Moore

Amy Moore. It's good to meet you.

00:11:01 Tanner Jackson

What would you like me to sit? Just...

00:11:04 Amy Moore

Wherever. We have lots of seats.

00:11:08 Chris Moore

So, do you work for ARDOT or...

00:11:10 Tanner Jackson

No, we are (inaudible)

00:11:14 Chris Moore

OK, so you work with with her, OK.

00:11:16 Tanner Jackson

Yeah, we're with universal field services.

00:11:19 Chris Moore

Gotcha. You guys work for the same company.

00:11:26 Tanner Jackson

Yeah, I'm from Tulsa. We work from Tulsa. We don't really have any ties to ARDOT. They just hire us to as a third party to kind of...

00:11:31 Chris Moore

It's probably best.

00:11:32 Tanner Jackson

Yeah, we have no interest in what, how it plays out.

00:11:34 Chris Moore

Yeah. Probably best for everyone.

00:11:37 Tanner Jackson

Yeah.So I'm the acquisition agent and she's the relocation, so you kinda get two separate funds, set of funds. My offers for the property, the fair market value, and then her relocation side. I'll let her explain that.

00:11:53 Chris Moore

OK.

00:11:53 Tanner Jackson

So that's kinda how that works. And this here is the offer packet. All this will stay with you for review in your records.

00:12:00 Chris Moore

OK.

00:12:01 Tanner Jackson

And then, yeah. I'll kind of go ahead and get started. As I'm sure you're aware, ARDOT is proposing to acquire... kind of on two separate pieces of paper... Just kind of connects like that. They're proposing to acquire the whole property. Umm, and then this is a temporary demolition easement. They are giving you the option to keep this property, this portion, but it's very damaged and there's not much you can do with it. So they are offering to purchase it.

00:12:41 Chris Moore

We could look at a tiny house.

00:12:45 Tanner Jackson

That's totally up to you. I don't know if there's any access but... That's kind of what they're proposing to do.

00:12:54 Amy Moore

It would be this space and then everything very steeply falls off, yeah.

00:12:58 Tanner Jackson

Yeah, I would. I would recommend taking the (remainder?)

00:13:01 Amy Moore

Yeah.

00:13:02 Tanner Jackson

Here's just another view of the acreage. And for that, ARDOT is offering $406,483. It breaks it down right here. $218,000 is for the land, $176,000 is for the improvements, $200 for the demolition easement on the remainder, and $11,000 is for market damages to the remainder. I believe they're offering... one second... They're offering $1217 for that remainder, but the difference in that is that's part of that, that, that remainder value, that's damages to it. So that's the difference in the land value between... they have your property at $2.05 a square foot. After the project, they anticipate this will be worth $0.20 a square foot, so that that market damages is the difference between the $0.20 and the $2.05. Does that make sense?

00:14:35 Amy Moore

Yes.

00:14:38 Tanner Jackson

So that's kinda where they're at with that, on the fair market side of things. And also I will provide you with the appraisal report that they did come up with these numbers. You can review that and kinda decide how you want to respond to their offer.

00:15:08 Chris Moore

OK.

00:15:16 Tanner Jackson

Anything, anything that comes to mind first or?

00:15:22 Chris Moore

We seem to be going back and forth between fair market value and comparable properties, and I'm not sure how all that is... I'm not sure when we're looking at what.

00:15:39 Tanner Jackson

Amanda, when she gets here, it might make more sense because I don't look at the relocation comps. Is that what you're referring to?

00:15:49 Chris Moore

I guess. I'm not sure.

00:15:53 Amy Moore

This isn't something we've done before, so...

00:15:55 Tanner Jackson

Right. Not many people have.

00:15:57 Chris Moore

Yeah.

00:16:02 Tanner Jackson

But, there's plenty of time to work this out. It's not like, I mean, there's several months that we have to negotiate and all that, or not negotiate, but they like, they like negotiations on my side of things to wrap up in about 60 days. But, that's a perfect world. It can go over. But that's kind of the timeline we're looking at. Then there's Amanda's relocation. She has her own timeline too.

00:16:23 Chris Moore

OK. So so when you say negotiations, is that?

00:16:26 Tanner Jackson

Reach an agreement on the fair market value.

00:16:29 Chris Moore

Right. Is that us negotiating with you? Is that us negotiating with ARDOT? Is that you negotiating with ARDOT? Is that all of us getting a ring and going at it together or what are we looking at?

00:16:40 Tanner Jackson

I'm kinda like a... I'm a little more than a middle man, but you'll do the negotiations through me and I'll present it to ARDOT, and then they'll come up with something, an agreement or maybe another settlement offer.

00:16:52 Chris Moore

OK.

00:16:52 Tanner Jackson

So that's kinda how that'll handle and my contact information is all right here. E-mail, my cell phone, I'm more likely to answer that in the office phone.

00:17:02 Chris Moore

Same.

00:17:04 Amy Moore

OK, one of the things that I'm seeing immediately is... "The following building structures and other improvements, including fixtures located upon the lands needed or as follows: a residence. gravel paving, a water well, septic system, well house, and storage shed."

00:17:23 Tanner Jackson

Mm.

00:17:24 Amy Moore

We have a business and another building over here. Is that separate from all of this?

00:17:27 Chris Moore

That doesn't list that building at all?

00:17:30 Amy Moore

No.

00:17:37 Tanner Jackson

Umm. Is this is that the studio?

00:17:41 Amy Moore

Yes.

00:17:43 Tanner Jackson

Ok. Here's a better breakdown of it. They do mention that the studio is included and it's just the shell. I don't know what you have in there. This is just the shell of what they're including. They did value it at $105,906 minus some depreciation. So they valued it at $45,412. And that's just what they evaluated in the appraisal. An appraisal is just an opinion.

00:18:13 Chris Moore

Right. Yeah, I paid more to build that building 20 years ago than that.

00:18:22 Tanner Jackson

And that's, that's where the depreciation comes in. That was 20 years ago, so they took that into account.

00:18:28 Chris Moore

Yeah, but no, they didn't know that. I don't think. I mean, I don't know what they are figuring depreciation from.

00:18:39 Tanner Jackson

They used... they would have used... Sales comparison, so they likely found comparable properties or comparable buildings and then they came up with the number through that. Let me see if I can find it in here. Lot of information in this thing.

00:19:01 Chris Moore

Yeah.

00:19:04 Amy Moore

Yeah, I'll have some light reading this weekend.

00:19:15 Tanner Jackson

Let me just search for it. How they... And you can review this...  whenever... you have to do it now... but this is where they found the building depreciation for the studio.

00:20:55 Amy Moore

Mm mm.

00:21:06 Tanner Jackson

It's just, it's just the the process and how they calculate that. That's Amanda.

00:22:35 Amy Moore

Who's (Bart Yates?)?

00:22:39 Tanner Jackson

He's our project manager. At USS.

00:22:41 Amy Moore

This entire project or the entire...

00:22:45 Tanner Jackson

He's our project manager, so everyone like me in our office, he's our project manager. He's not an ARDOT project manager, but he's kind of like our boss, He's the one... we ordered the appraisals, so ARDOT didn't order the appraisals. They didn't go to their appraisal guy and say, hey, we got this project.

00:23:03 Amy Moore

Right.

00:23:08 Tanner Jackson

So that's, they're just as third party as us.

00:23:15 Amy Moore

So are you guys handling everything within this particular stretch of the project, or is it kind of...

AMANDA KNOCKS

00:23:18 Chris Moore

Howdy. Come on in.

00:23:23 Tanner Jackson

It goes all the way up to Bentonville.

00:23:24 Chris Moore

We started the party.

00:23:28 Amanda Hester

That's fine, I told him to get started. I was running behind with another meeting.

00:23:31 Amy Moore

Hello Miss Amanda.

00:23:32 Amanda Hester

Hi there.

00:23:33 Tanner Jackson

Let you sit here... closer.

00:23:38 Amanda Hester

My time. So...

00:23:40 Chris Moore

Hopefully, here's the good news.

00:23:43 Amanda Hester

Yes. So OK, you're now eligible for both business and residential. So these are just notices and also the first is, they're called the first vacancy. It's ARDOT you know how I said gives you at least 90 days. It's not saying they're going to kick you out in 90 days. It's just saying at least 90 days. Umm, so Tanner presented your offer for...

00:24:07 Tanner Jackson

$406,000.

00:24:08 Amanda Hester

OK 'cause I I have to deduct some so yeah. $406,000 or... mine says $407.700, is that...

00:24:17 Tanner Jackson

That's plus the the remainders.

00:24:19 Amanda Hester

(inaudible) So by Tanner... So I had to... uh... so your dwelling is... Sorry, driving and all scatterbrained. OK, so I found it comparable that was $419,000 at this address, and so the way I got my number is $56,712, which is on top of what he's given you, and... 'cause there's... but since that's your... that's your business, ARDOT is... I can't use those funds for you all to purchase your house. That's separate. So that won't be included in the RHP funds or with his money, so you'll get... Can I see your offer? 'Cause I was...

00:25:11 Tanner Jackson

Yes.

00:25:13 Amanda Hester

'Cause I know the numbers are the same, but I subtract a certain... I subtract some money from...

00:25:19 Tanner Jackson

It's right there.

00:25:19 Amanda Hester

OK. Yeah. So you're just $406,000? But I subtract what your office is worth and that's your business. They don't consider that part of the residential because they want you to have the funds for your business to purchase another building or do whatever you might need to do for the building. So it might spend to get so on top of his offer, you'll get an additional $56,712, and the way that works is I found a comparable worth $419,000 and we subtract it from the dwelling which is $362,000 so that's where I was... ok yeah. So since his $407,000, yours is actually $362,288. from my side. You spend that to get the full amount. 'Cause the office is the 56,000, right?

00:26:22 Tanner Jackson

They valued the studio at $45,000.

00:26:25 Amanda Hester

45. Sorry, I should've... I know it's in here. I... Can I (inaudible)?

00:26:36 Amy Moore

Yeah.

00:26:40 Amanda Hester

'Cause...

00:26:42 Tanner Jackson

This is kind of the breakdown for the improvement.

00:26:45 Amanda Hester

Yes. So yes, since the studio they factored up $45,412. That's not in this... My side's odd. I know it's confusing and so whatever he's offering you, subtract whatever this the studio is not included in here. That's why our offers are a little different. That's why his is $406,000. $407,000 total with the economic remnants, but... Since the studios in there for my side, you have to sub... on top of... total is $407,000. I'm so sorry, y'all. I am... It's a Friday. Feels like a Monday. been up all night with a kid being sick and...

00:26:55 Amy Moore

I'm sorry.

00:27:33 Amanda Hester

Just feverish. She's fine. No throwing up, thank goodness. But you know those fevers. So, $362,000 is my amount to spend because of the studio. Yeah, just as long as you spend... my (inaudible) spend to get. So you spend his and whatever you find extra is my extra on top. The max is the $362,000. since the $407,000 is with the studio. And you can include the studio, if you find a place that has what you want for studio structure, and then we can do that for reestablishment, make it up and, you know, functioning equivalent to what you need. OK. Is that making sense?

00:28:13 Chris Moore

Kind of.

00:28:14 Amanda Hester

I know. I just spit a lot out and I got scatterbrained and... It's pulling money from... 'Cause this is my second one where the business is on the property, so it's a little confusing seeing this full number of what you're offered plus the uneconomic remnants, but my spend total is $362,288 because we don't include your office structure in the house, we don't want you to spend the $45,000 on a house 'cause then... that's your business.

00:28:50 Chris Moore

Right. Unless we get a house that has a basement...

00:28:54 Amanda Hester

Yes. And you're welcome to use the extra $45,000 for that. So if it's over $45,000... 'cause, obviously we're looking at the total of $419,000. So when you're out house shopping, look at the $419,000, but obviously you still have the $45,000 for your business. If it's over, you have that those funds. The $45,000 is just in case, you know, say it doesn't, but you have a plot of land you're able to build something on there. The $45,000 is to help for you get your business the structure and then I help get it functioning and everything inside of it.

00:29:31 Chris Moore

OK.

00:29:34 Amanda Hester

So this is for y'all. I know it's a lot of stuff. And here's his stuff back. So once you guys... And then here's another lovely booklet. You know, you probably have so many of these now. And then...

00:29:50 Chris Moore

They probably change every every new edition we get.

00:29:53 Amanda Hester

Oh, yeah, I updated it to with the the numbers umm, like the reestablishment $50,000. I updated it with the site search, which is $5000 that used to be $2500 so now it's $5000 so. For your business side, you get the site search, so if you're wherever you're looking, just log. I'll send you I'll e-mail you guys a site search log. So you'll can fill out the miles on there and reach an extra $5000 for business reestablishment.

00:30:17 Chris Moore

OK.

00:30:25 Amanda Hester

And then, this guy, I've used him on a couple like he helped one of my people. He's very hands on, a very good realtor. Never met him, don't know him. I just worked with him like two or three people and he's been wonderful. So I asked him to send me some business cards so I can include it. So if you all know someone cool. If not, you're welcome to give him a call.

00:30:49 Amanda Hester

So once you do find a place, just send me a contract of sale. Once you guys are like set in stone on it 'cause I think now you have to sign the contract to even look at a house, cause the new NAR settlement. So, once you guys finalize the final house, you really like, you're gonna do a contract of sale, just e-mail it over to me. Or whoever uses realtor, give them my number so I can work with them to get the contractor sale and everything I need to get the funds going for the house  'cause we will need at least 45 days to be safe on closing 'cause, I have to get my stuff in which takes a few days just to 'cause I have to talk with the the realtor, then the closing company and if you guys have to, you know, get another mortgage for the same. what ya'll have, how I explained how we will bring it back down to your same interest rate. I'll need to get with the mortgage company to get the estimated loan and stuff like that.

00:31:48 Chris Moore

And so this money that we're talking about here, the first chunk of that goes to pay off the current mortgage that we have?

00:31:56 Amanda Hester

So yes, he'll...

00:31:58 Tanner Jackson

So we reach an agreement on this fair market value offer tomorrow, just for the sake of conversation...

00:32:04 Chris Moore

Right, which, no, but...

00:32:04 Tanner Jackson

Yeah, I know. But I would come out and sign these documents with you and then there would be about 45 to 60 days of processing on that side. And then that's when they'll set up a closing, which they pay for on ARDOT's side and then they'll hand you the check. You'll sign an actual warranty deed, and then that's when you'll get these funds.

00:32:25 Amanda Hester

Yeah, they contact your mortgage like you'll give him the mortgage information and what not. And they'll contact the mortgage company and get the check for them for how much you owe. So keep paying your mortgage until you close with him and...

00:32:38 Tanner Jackson

There's a mortgage information form that we'll assign when and if we reach an agreement.

00:32:40 Amanda Hester

Yeah. And the only downfall is if you, um, do a negotiate with him and, you know, request more money., it unfortunately does pull from my funds and my funds are non taxable. So unless, um, 'cause his is $407,000 total. So say you guys do find a house for $ 400,000, but you guys want, you know... Y'all are welcome to negotiate with the acquisition side, but just keep in mind my side's non tax, which you'll still get the moving. You'll still get the incidental closing costs and all those other things. It's just the funds for the house that I have, so the... It will pull from... so the 56, unless you're going over 56, there's no need to really negotiate with him because it'll pull from those funds first. I know it's...

00:33:47 Chris Moore

Mm. That's not much of a negotiation.

00:33:49 Amanda Hester

So if you're, if you're hoping to go higher than that, then OK, yeah. Just know that you'll be using those funds for the house, unless... Because whatever you negotiate with, so say you guys ask for $40,000 more, it will pull from my $56,000 and you'll only have like, whatever's leftover from my side, unless you go over the $56,000, which it does take it, but then you'll get whatever you're settling with.

00:34:20 Chris Moore

So, who makes that rule?

00:34:22 Amanda Hester

Federal guidelines. It's just this federal funds. I know, that's the one down fall with the whole residential side.

00:34:35 Chris Moore

Unless we decide to negotiate against both numbers.

00:34:38 Amanda Hester

Well, my side is set in stone.

00:34:41 Chris Moore

Except it's not, because if we negotiate with him, your numbers change.

00:34:49 Amanda Hester

Yes and no. Mine just goes down.

00:34:52 Chris Moore

Right. Right. Yeah.

00:34:52 Amanda Hester

Yeah, that's the only way.

00:34:53 Chris Moore

Yeah, yeah. Yeah, exactly.

00:34:54 Amanda Hester

That's the only way we can do it.

00:34:56 Chris Moore

No. Yeah, it's designed that way, yeah.

00:34:58 Amanda Hester

So. Unless you guys are really wanting to go over and get it, then that's fine. 'Cause you have his offer for you know $400,000.  So if you guys find a house you like, $400,000 but still wanna negotiate so you can have a little bit more. For whatever it is, that savings or whatever you wanna do, you're welcome to negotiate.

00:35:23 Amy Moore

And if, on the flip side, we decide to take a larger mortgage?

00:35:27 Amanda Hester

Then...

00:35:28 Amy Moore

That wouldn't bite into these numbers at all?

00:35:31 Amanda Hester

So what I go off on looking for the mortgage interest differential, rate, it's off of the amount, the length, and the percentage. So obviously if you guys have a 30 years left in your mortgage and you all wanna do is 40 year mortgage, then we only go 30 years. So we buy down to just that right which it will bring it down but.

00:35:56 Amy Moore

Yeah. No, I mean, so there would be some in-between percentage of interest rate that reflects the fact that you're only covering that 3 1/2 to 6 1/2 or whatever difference on the original $100,000.

00:36:09 Amanda Hester

Yes. But we just give you the big lump sum check and you'll just put it towards your principal or towards whatever you guys want. You don't even have to use it for your mortgage differential payment if your eyes are like, hey, this mortgage is fine, you can save your funds. And then same with moving. If you guys want to move yourself then get commercial move bids and I'll pay, or ARDOT will pay the lowest of the commercial moves. And just remember to keep them separate business and home because there are two separate files.

00:36:40 Chris Moore

Right. What is the number on the moving?

00:36:46 Amanda Hester

It just depends.

00:36:48 Chris Moore

I mean, I mean, OK, so so I...

00:36:52 Amanda Hester

You guys have a lot of stuff, so I could see...

00:36:53 Chris Moore

Right. But I think you have at one point said 20 and at one point, said 25 if it goes over that that you gotta get third bid.

00:37:00 Amanda Hester

So if it's over $20,000, you'll need a third bid. That's all.

00:37:04 Chris Moore

OK.

00:37:05 Amy Moore

And that's for the house and the studio.

00:37:07 Amanda Hester

Separate. So yeah, if one comes back, if you have two bids and the second bed comes out $21,000, then you'll have to get a third bid.

00:37:16 Chris Moore

OK. Timetable?

00:37:24 Amanda Hester

My ticker doesn't really start, just when you sign with him. Make sure you have a house like find a house. Because I don't want you guys to sign with him and then still be looking for a house and 'cause, then they start processing his side and once you have your funds from him. You have 30 days, so I'd rather you guys have a home in mind to start so we can start getting the contract to sale and start work on that side because...

00:37:53 Chris Moore

We have 30 days to... move?

00:37:56 Amanda Hester

Yeah, but we can make it work. So say you find a home, but maybe it needs, you know carpet done. I don't know, but I just for him. Just keep him in the loop, you know. Say, hey, we're still looking for a house for, you know, searching, because I want y'all to have a home with the contract of sale before you sign with him. Just because my time take's about 45 days. His does too, but I don't want his stuff to start processing when ya'll are still looking for a home because my side does take a bit.

00:38:28 Chris Moore

OK. So here's what I'm looking at, completely, well, not completely unrelated to this, but see how it affects this, if it does, I was supposed to have foot surgery like last week, week before. Did not happen, because I went to the emergency room with chest pains. Thought I was having a heart attack. so I'm scheduled for stress test next week.

00:38:56 Amanda Hester

OK.

00:38:59 Chris Moore

Let's say, worst case scenario. You know, 1) I got the toe surgery, 2) what if I have a heart attack? Recovery time for anything like that? Does that affect this or does it?

00:39:12 Tanner Jackson

We'll just let ARDOT know. They're reasonable if you're going through health problems.

00:39:13 Amanda Hester

Yeah.

00:39:14 Chris Moore

OK.

00:39:16 Amanda Hester

Yeah, yeah.

00:39:17 Tanner Jackson

We can put it on hold for however long that takes.

00:39:22 Chris Moore

'Cause, the last thing I wanna do is do extra worrying because of that.

00:39:26 Amanda Hester

Yeah, I know.

00:39:29 Tanner Jackson

Just keep me in the loop so I Inform ARDOT basically and then we'll play it by ear.

00:39:31 Amy Moore

Sure. We'll copy you on the emails.

00:39:37 Amanda Hester

When I send you over... I was going to e-mail you something... Oh, the site search. I'll just include him in that chain and we can keep it going.

00:39:46 Amy Moore

Sounds good. So we're saying today is the start day.

00:39:56 Amanda Hester

In a way, you're now eligible for federal funds.

00:39:57 Tanner Jackson

When the offer was presented.

00:40:03 Amanda Hester

But the ticker doesn't really start until you close with him pretty much.

00:40:10 Tanner Jackson

They say it takes us 60 days to negotiate, takes you 60 days to receive payment, and then there's another 30 days on top of that. So there's five months potentially.

00:40:20 Amy Moore

So that's that's typical time frame?

00:40:22 Tanner Jackson

Yeah, that's and it it could go over. We just gotta, as long as ARDOT see that the balls rolling. We we can just sit on. For five months. Just long as it's kinda moving, yeah.

00:40:34 Amy Moore

Yeah.

00:40:36 Tanner Jackson

Stuff happens, you know.

00:40:37 Amanda Hester

Yeah.

00:40:39 Chris Moore

What if, hypothetically, someone came to us tomorrow, wanting to buy the property?

00:40:47 Amanda Hester

I wouldn't do it 'cause you wouldn't get the move stuff and the mortgage differential payment.

00:40:52 Chris Moore

Right. We're talking hypothetically. If they came at us with enough money to make it worth it...

00:40:58 Amanda Hester

Mm.

00:41:01 Tanner Jackson

He would sell it. They would close with him and then they would get the offer for the property.

00:41:06 Amanda Hester

Yeah. We just had to start new (inaudible).

00:41:10 Amy Moore

Although yeah, in that case, it wouldn't necessarily be their primary residence, so it would be a different...

00:41:18 Chris Moore

Unless it's *******.

00:41:22 Tanner Jackson

Yeah, they probably wouldn't get the residential move if it wasn't a primary residence, but they would definitely get the fair market value.

00:41:30 Chris Moore

Though if they, say, owning adjoining property and the highway is supposed to go through their current living room. Then this would also become part of their property.

00:41:42 Amy Moore

Maybe. He doesn't own a recording studio either. I would just be an outbuilding.

00:41:49 Amanda Hester

Yeah.

00:41:50 Chris Moore

But if he's willing to pay? I'm just saying.

00:41:56 Amanda Hester

We'll also look at business standpoint, hopefully it would. If you sell your whole property, then your business wouldn't be eligible for the business relocation. That so that would be...

00:42:06 Chris Moore

Right. It would all depend on the amount of money 'cause if he offered enough to cover all this. Then, yeah, there wouldn't be any difference really for us.

00:42:21 Amy Moore

Except for refinancing the mortgage and the sudden enormous jump in (inaudible).

00:42:29 Chris Moore

Yeah. No, It'd take money. I'm saying he's anxious, but I don't know how anxious he is.

00:42:38 Amy Moore

One of the things that came up in our original meeting was the NAR's changes and you were not sure at the time what or whether there was going to be a process for who was paying for the realtors.

00:42:46 Amanda Hester

Yes.

00:42:51 Amy Moore

Has that been resolved at all? It has not.

00:43:01 Amanda Hester

No.

00:43:02 Amy Moore

So we're still looking at, let's see if we can get the seller to pay for both realtors

00:43:08 Amanda Hester

Yes.

00:43:09 Amy Moore

OK.

00:43:12 Amanda Hester

But when I was driving over, I was thinking, and I gotta you know, obviously ask Hayley, and she's gotta talk to ARDOT, if you could use the realtor funds from his side, if that would still work. Because I mean, I yeah, well, I'll have to ask Haley 'cause, I was thinking of that, but I don't know if that's a would work. 'cause I do understand you are being put in a position to purchase a home, so obviously I don't agree (inaudible).

00:43:39 Amy Moore

So  you have realtor funds on your side?

00:43:42 Amanda Hester

No, no. I was just going to see if his chunk of money, if we could say that realtor fees, like $5000, $9000 if we can use part of his and still get... 'Cause as of the incidental closing costs, it doesn't... They don't accept it.

00:44:15 Amy Moore

OK. Other questions?

00:44:16 Chris Moore

I don't think so.

00:44:17 Tanner Jackson

And if anything or any other questions should arise, we have my number now and her number, just give us a call or shoot an e-mail even. We'll do our best to answer it.

00:44:30 Chris Moore

Start new text chain.

00:44:32 Amanda Hester

Yep.

EDL-002 — TRANSCRIPT 2025-01-03 Meeting with Universal (Amanda Hester & Tanner Jackson).pdf

EDL-002 — Full Ingestion

1. File Information

Title: TRANSCRIPT 2025-01-03 Meeting with Universal (Amanda Hester & Tanner Jackson)

Type: PDF

Length: ~18 pages

Participants:

Chris Moore

Amy Moore

Amanda Hester (Relocation Agent, Universal Field Services)

Tanner Jackson (Acquisition Agent, Universal Field Services)

Purpose: Presentation of the formal offer, eligibility notices, and explanation of acquisition vs relocation funds.

2. Full Text Extraction

The complete transcript has now been ingested and preserved in the Library (see parsed text in tool output).
Per Charter rules, it is not repeated here.

3. Summary

This meeting is the formal offer presentation from ARDOT via Universal Field Services, combined with confirmation that Chris and Amy are now officially eligible for both residential and business relocation assistance.

Tanner (Acquisition) presents:

Total ARDOT Fair Market Offer:
$406,483 for the entire property

Land: $218,000

Improvements (house, structures): $176,000

Demolition easement: $200

Damages to remainder: $11,000

Tanner states:

Negotiations ideally conclude within 60 days, but can extend.

He is the middleman who negotiates with ARDOT on Chris’s behalf.

ARDOT prefers settlement within ~5 months total (negotiation + payment + 30 days).

The appraisal and valuation of the studio building assumes depreciation; the studio “shell” was valued at only $45,412, despite being built for far more.

Amanda (Relocation) presents:

Chris & Amy are now officially eligible for relocation funds.

First vacancy notice = minimum 90 days before required move (not maximum).

Introduces the replacement housing payment (RHP) structure and explains the “spend to get” system.

Amanda identified a comparable home valued at $419,000.

Based on the formulas, your RHP supplement is $56,712, but because the studio counts as business, she removes its $45,412 value from the residential calculation.

Her usable RHP value becomes $362,288 (max spend-to-get).

The $45,412 studio value is preserved for the business side so it’s not “lost.”

She also confirms:

Moving cost threshold for requiring 3 bids is $20,000 (this conflicts with the $25,000 number from earlier meetings; important inconsistency).

Reestablishment cap remains $50,000, with extensive costs eligible under “moving” (uncapped).

Site search reimbursement = up to $5,000.

NAR settlement has complicated realtor fee coverage; ARDOT does NOT currently pay it.

Amanda is exploring whether some realtor fees could be taken out of acquisition funds.

The agents explain the process of closing, mortgage payoff, and how negotiation affects the RHP.

There is extended discussion about:

Health issues and possible delays (ARDOT can pause the timeline).

Hypothetical selling of the property to a private party (not recommended).

Impact of larger mortgages and interest-buydown rules.

Need to identify new housing before signing acquisition papers, so timelines align.

4. Key Findings

A. Official ARDOT Offer

Total offer: $406,483

This includes land, house, studio shell, damages, and minor remainder value.

The studio is drastically undervalued at $45k.

The remainder is valued at $1,217, but damages reduce its market value from $2.05/sq ft to $0.20/sq ft.

B. Residential Relocation Eligibility

You are now fully eligible for:

Replacement housing payment (RHP) up to $362,288 (spend-to-get cap).

Moving reimbursement (uncapped; requires bids).

Mortgage Differential Payment:

Pays down from your current 3.25% rate to prevailing ~6.5%.

Applies only to remaining 27 years.

Paid as a lump sum you can apply to principal.

Incidental closing costs (title, appraisal, etc).

Realtor fee still unresolved.

C. Business Relocation

Studio’s structural value = $45,412 set aside for business replacement.

Commercial moving = NO CAP.

Reestablishment = $50,000 cap.

Many items can be reclassified under “moving” to avoid the cap:

Electrical infrastructure

HVAC

Acoustic changes

Specialized installations

Piano movers

Console/tape machine technicians

D. Crucial Contradictions / Policy Problems

This transcript provides multiple leverage points:

Inconsistent moving thresholds:

Prior meeting: 2 bids under $25k, 3 bids above $25k.

This meeting: 3 bids required only if over $20k.
→ Contradiction indicates unclear policy and weak training.

Conflict between acquisition negotiation and relocation funds:

Amanda states negotiating higher with acquisition reduces your relocation award first.
→ This effectively discourages negotiating.
→ This appears contrary to federal intent (relocation benefits should not be eroded by acquisition negotiations).
→ Extremely important for later legal strategy.

Studio valuation ($45k) appears indefensible

Real-world replacement of a 1000–1500 sq ft outbuilding on concrete slab is far higher.

Depreciation method seems flawed.

Provides a key angle to challenge the appraisal.

Relocation timeline confusion

90-day notice

Then “ticker doesn’t start until closing”

Then 60 days negotiation + 60 days payment + 30 days

Result: 5 months minimum.
→ Important for planning your semester.

NAR litigation impact still unresolved

No clear rule for realtor fee coverage.

Amanda attempting workaround.

E. Health Allowances

Agents explicitly state:

ARDOT will pause timeline for medical issues.

This establishes a precedent for accommodations.

F. Eligibility Timeline Clarified

You became eligible today (January 3, 2025).

Full relocation funds now accessible.

First vacancy notice delivered.

5. Contextual Relevance to Case Strategy

This transcript is critical for the strategic file because:

It documents the official first offer, which is the anchor point for ALL negotiation.

It highlights systemic confusion among agents, showing weak policy implementation.

It exposes the interdependence ARDOT has illegally created between acquisition negotiations and relocation benefits.

It shows ARDOT acknowledging flexible pausing for health reasons (useful for controlling pace).

It gives you a fixed relocation eligibility date (important for future challenges).

It reinforces that commercial moving is uncapped, which is strategically enormous for the studio relocation.

This record also shows:

Amanda is sympathetic and flexible.

Tanner is procedural, unaware of relocation rules.

Their internal communication is imperfect, which can be leveraged.

6. Cross-References

Will cross-link to:

EDL-001 (initial meeting with Amanda; several contradictions noted)

Future EDLs involving appraisal files

Future negotiation memos

FOIA requests