99TH GENERAL ASSEMBLY
State of Illinois
2015 and 2016
SB1401

 

Introduced 2/20/2015, by Sen. Patricia Van Pelt

 

SYNOPSIS AS INTRODUCED:
 
735 ILCS 5/9-102.5 new
735 ILCS 5/9-104.2  from Ch. 110, par. 9-104.2

    Amends the Forcible Entry and Detainer Article of the Code of Civil Procedure. Provides that eviction proceedings shall be sealed and remain so unless a final order of possession in favor of the plaintiff is entered. Provides that unsealed records shall remain unsealed for a period of 7 years. Provides that after 7 years, access to the court records may be obtained only by specified parties. Provides that if a case is filed by a board of managers of a condominium association and names or joins a tenant of a condominium unit to the proceedings, the tenant's name shall be permanently suppressed by order of the court. Effective 90 days after becoming law.


LRB099 08364 HEP 31073 b

 

 

A BILL FOR

 

SB1401LRB099 08364 HEP 31073 b

1    AN ACT concerning civil law.
 
2    Be it enacted by the People of the State of Illinois,
3represented in the General Assembly:
 
4    Section 5. The Code of Civil Procedure is amended by
5changing Section 9-104.2 and by adding Section 9-102.5 as
6follows:
 
7    (735 ILCS 5/9-102.5 new)
8    Sec. 9-102.5. Sealing of records. Once an action under this
9Article is initiated, the clerk shall hold under seal all
10records under the action. The records shall be unsealed if the
11court enters a final order of possession in favor of the
12plaintiff or plaintiffs and against the defendant or
13defendants. Once the records are unsealed, they shall remain
14part of the public record for a period of 7 years, at which
15time the clerk shall place the records under seal. The clerk
16shall provide access to the sealed files to:
17        (1) a named party to the action, including a party's
18    attorney;
19        (2) any person who provides the clerk with the names of
20    at least one plaintiff and one defendant and the address of
21    the premises, including the apartment or unit number, if
22    any;
23        (3) a resident of the premises who provides the clerk

 

 

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1    with the name of one of the parties or the case number and
2    shows any proof of residency of the premises; and
3        (4) any person by order of the court upon a showing of
4    good cause.
 
5    (735 ILCS 5/9-104.2)  (from Ch. 110, par. 9-104.2)
6    Sec. 9-104.2. Demand - Notice - Termination of Lease and
7Possession of a Condominium.
8    (a) Unless the Board of Managers is seeking to terminate
9the right of possession of a tenant or other occupant of a unit
10under an existing lease or other arrangement with the owner of
11a unit, no demand nor summons need be served upon the tenant or
12other occupant in connection with an action brought under
13paragraph (7) of subsection (a) of Section 9-102 of this
14Article.
15    (a-5) The Board of Managers may seek to terminate the right
16of possession of a tenant or other occupant of a unit under an
17existing lease or other arrangement between the tenant or other
18occupant and the defaulting owner of a unit, either within the
19same action against the unit owner under paragraph (7) of
20subsection (a) of Section 9-102 of this Article or
21independently thereafter under other paragraphs of that
22subsection. If a tenant or other occupant of a unit is joined
23within the same action against the defaulting unit owner under
24paragraph (7), only the unit owner and not the tenant or other
25occupant need to be served with 30 days prior written notice as

 

 

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1provided in this Article. The tenant or other occupant may be
2joined as additional defendants at the time the suit is filed
3or at any time thereafter prior to execution of judgment for
4possession by filing, with or without prior leave of the court,
5an amended complaint and summons for trial. If the complaint
6alleges that the unit is occupied or may be occupied by persons
7other than or in addition to the unit owner of record, that the
8identities of the persons are concealed and unknown, they may
9be named and joined as defendant "Unknown Occupants". Summons
10may be served on the defendant "Unknown Occupants" by the
11sheriff or court appointed process server by leaving a copy at
12the unit with any person residing at the unit of the age of 13
13years or greater, and if the summons is returned without
14service stating that service cannot be obtained, constructive
15service may be obtained pursuant to Section 9-107 of this Code
16with notice mailed to "Unknown Occupants" at the address of the
17unit. If prior to execution of judgment for possession the
18identity of a defendant or defendants served in this manner is
19discovered, his or her name or names and the record may be
20corrected upon hearing pursuant to notice of motion served upon
21the identified defendant or defendants at the unit in the
22manner provided by court rule for service of notice of motion.
23If however an action under paragraph (7) was brought against
24the defaulting unit owner only, and after obtaining judgment
25for possession and expiration of the stay on enforcement the
26Board of Managers elects not to accept a tenant or occupant in

 

 

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1possession as its own and to commence a separate action,
2written notice of the judgment against the unit owner and
3demand to quit the premises shall be served on the tenant or
4other occupant in the manner provided under Section 9-211 at
5least 10 days prior to bringing suit to recover possession from
6the tenant or other occupant.
7    (b) If a judgment for possession is granted to the Board of
8Managers under Section 9-111, any interest of the unit owner to
9receive rents under any lease arrangement shall be deemed
10assigned to the Board of Managers until such time as the
11judgment is vacated.
12    (b-1) If a case filed under this Section names a tenant or
13joins a tenant of the condominium unit, that tenant's name
14shall be permanently suppressed by order of the court.
15    (c) If a judgment for possession is entered, the Board of
16Managers may obtain from the clerk of the court an
17informational certificate notifying any tenants not parties to
18the proceeding of the assignment of the unit owner's interest
19in the lease arrangement to the Board of Managers as a result
20of the entry of the judgment for possession and stating that
21any rent hereinafter due the unit owner or his agent under the
22lease arrangement should be paid to the Board of Managers until
23further order of court. If the tenant pays his rent to the
24association pursuant to the entry of such a judgement for
25possession, the unit owner may not sue said tenant for any such
26amounts the tenant pays the association. Upon service of the

 

 

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1certificate on the tenant in the manner provided by Section
29-211 of this Code, the tenant shall be obligated to pay the
3rent under the lease arrangement to the Board of Managers as it
4becomes due. If the tenant thereafter fails and refuses to pay
5the rent, the Board of Managers may bring an action for
6possession after making a demand for rent in accordance with
7Section 9-209 of this Code.
8    (c-5) In an action against the unit owner and lessee to
9evict a lessee for failure of the lessor/owner of the
10condominium unit to comply with the leasing requirements
11prescribed by subsection (n) of Section 18 of the Condominium
12Property Act or by the declaration, bylaws, and rules and
13regulations of the condominium, or against a lessee for any
14other breach by the lessee of any covenants, rules,
15regulations, or bylaws of the condominium, the demand shall
16give the lessee at least 10 days to quit and vacate the unit.
17The notice shall be substantially in the following form:
18        "TO A.B. You are hereby notified that in consequence of
19    (here insert lessor-owner name) failure to comply with the
20    leasing requirements prescribed by Section 18(n) of the
21    Condominium Property Act or by the declaration, bylaws, and
22    rules and regulations of the condominium, or your default
23    of any covenants, rules, regulations or bylaws of the
24    condominium, in (here insert the character of the default)
25    of the premises now occupied by you, being (here described
26    the premises) the Board of Managers of (here describe the

 

 

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1    condominium) Association elects to terminate your lease,
2    and you are hereby notified to quit and vacate same within
3    10 days of this date.".
4    The demand shall be signed by the Board of Managers, its
5agent, or attorney and shall be served either personally upon
6the lessee with a copy to the unit owner or by sending the
7demand thereof by registered or certified mail with return
8receipt requested to the unit occupied by the lessee and to the
9last known address of the unit owner, and no other demand of
10termination of such tenancy shall be required. To be effective
11service under this Section, a demand sent by certified mail,
12return receipt requested, to the unit occupied by the lessee
13and to the last known address of the unit owner need not be
14received by the lessee or condominium unit owner.
15    (d) Nothing in this Section 9-104.2 is intended to confer
16upon a Board of Managers any greater authority with respect to
17possession of a unit after a judgment than was previously
18established by this Act.
19(Source: P.A. 90-496, eff. 8-18-97; 91-196, eff. 7-20-99.)
 
20    Section 99. Effective date. This Act takes effect 90 days
21after becoming law.