The mechanism: For three years the LNG story was permitting risk — DOE export authorizations, FERC certificates, a 2024 pause that spooked the whole sector. That risk is fading. FERC is issuing certificates on faster clocks and DOE has resumed approvals. But a certificate isn't a pipeline. Under Section 717f(h) of the Natural Gas Act, a FERC certificate lets a company condemn right-of-way — it does not make landowners, county courts, or state agencies agree on when. The Supreme Court settled the constitutional question in PennEast v. New Jersey (2021): certificate-holders can condemn state-owned land too. What it didn't settle is timing, and timing is now the whole ballgame. The DC Circuit's 2024 vacatur of FERC's approval for Williams' $950 million Regional Energy Access project — kicked back over inadequate need analysis, not eminent domain per se — showed how a single appellate loss can freeze a project that already had its certificate in hand. Multiply that by dozens of county-level "quick take" condemnation fights (Pennsylvania's Erb/Hoffman litigation against Transco is the template) and the real project-timeline variable isn't in the Federal Register. It's in state and circuit court dockets nobody prices in.