Professor Richard Epstein, Laurence A. Tisch Professor of Law at the New York University School of Law, visiting scholar at the Manhattan Institute, and senior fellow at the Hoover Institution, addresses takings law and jurisprudence in an article published in Stanford Law Review Online titled Physical and Regulatory Takings: One Distinction Too Many.
Professor Epstein discusses how the Supreme Court's takings decisions deal with divided interests in land and the default distinction between physical and regulatory takings.
The judicial application of takings law to these four different partial interests in land thus destroys the social value created by private transactions that create multiple interests in land. The unprincipled line between occupation and regulation is then quickly manipulated to put rent control, mineral rights, and air rights in the wrong category, where the weak level of protection against regulatory takings encourages excessive government activity. The entire package lets complex legal rules generate the high administrative costs needed to run an indefensible and wasteful system. There are no partial measures that can fix this level of disarray. There is no intellectual warrant for making the categorical distinction between physical and regulatory takings, so that distinction should be abolished. A unified framework should be applied to both cases, where in each case the key question is whether the compensation afforded equals or exceeds the value of the property interest taken. The greatest virtue of this distinction lies not in how it resolves individual cases before the courts. Rather, it lies in blocking the adoption of multiple, mischievous initiatives that should not have been enacted into law in the first place. But in the interim, much work remains to be done. A much-needed first step down that road depends on the Supreme Court granting certiorari in Harmon v. Kimmel.