SB2052 EngrossedLRB101 09907 AWJ 55009 b

1    AN ACT concerning local government.
 
2    Be it enacted by the People of the State of Illinois,
3represented in the General Assembly:
 
4    Section 5. The Local Government Property Transfer Act is
5amended by changing Sections 1 and 2 as follows:
 
6    (50 ILCS 605/1)  (from Ch. 30, par. 156)
7    Sec. 1. When used in this Act:
8    (a) The term "transferor municipality" shall mean a
9municipal corporation transferring real estate or any interest
10therein, under the provisions of this Act.
11    (b) The term "transferee municipality" shall mean a
12municipal corporation or 2 or more school districts operating a
13cooperative or joint educational program pursuant to Section
1410-22.31 of the School Code receiving a transfer of real estate
15or any interest therein under provisions of this Act.
16    (c) The term "municipality" whether used by itself or in
17conjunction with other words, as in (a) or (b) above, shall
18mean and include any municipal corporation or political
19subdivision organized and existing under the laws of the State
20of Illinois and including, but without limitation, any city,
21village, or incorporated town, whether organized under a
22special charter or under the General Act, or whether operating
23under the commission or managerial form of government, county,

 

 

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1school districts, trustees of schools, boards of education, 2
2or more school districts operating a cooperative or joint
3educational program pursuant to Section 10-22.31 of the School
4Code, sanitary district or sanitary district trustees, forest
5preserve district or forest preserve district commissioner,
6park district or park commissioners, airport authority and
7township.
8    (d) The term "restriction" shall mean any condition,
9limitation, qualification, reversion, possibility of
10reversion, covenant, agreement or restraint of whatever kind or
11nature, the effect of which is to restrict the use or ownership
12of real estate by a municipality as defined in (c) above.
13    (e) The term "corporate authorities" shall mean the members
14of the legislative body of any municipality as defined in (c)
15above.
16    (f) The term "held" or any form thereof, when used in
17reference to the interest of a municipality in real estate
18shall be taken and construed to refer to and include all of the
19right, title and interest of such municipality of whatever kind
20or nature, in and to such real estate.
21    (g) Each of the terms above defined and the terms contained
22in the definition of each of said terms shall be taken and
23construed to include the plural form thereof.
24    (h) The term "Local Improvement Act" shall mean an Act of
25the General Assembly of the State of Illinois entitled "An Act
26concerning local improvements," approved June 14, 1897, and the

 

 

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1amendments thereto.
2    (i) The term "State of Illinois" shall mean the State of
3Illinois or any department, commission, board or other agency
4of the State.
5    (j) "Public agency" means a municipality or county of the
6State of Illinois and any combination of municipalities and
7counties pursuant to an intergovernmental agreement that
8includes provisions for a governing body of the agency created
9by the agreement.
10(Source: P.A. 96-783, eff. 8-28-09.)
 
11    (50 ILCS 605/2)  (from Ch. 30, par. 157)
12    Sec. 2. If the territory of any municipality shall be
13wholly within, coextensive with, or partly within and partly
14without the corporate limits of any other municipality, or if
15the municipality is a school district and the territory of the
16school district is adjacent to the boundaries of any other
17school district, and the first mentioned municipality (herein
18called "transferee municipality"), shall by ordinance declare
19that it is necessary or convenient for it to use, occupy or
20improve any real estate held by the last mentioned municipality
21(herein called the "transferor municipality") in the making of
22any public improvement or for any public purpose, the corporate
23authorities of the transferor municipality shall have the power
24to transfer all of the right, title and interest held by it
25immediately prior to such transfer, in and to such real estate,

 

 

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1whether located within or without either or both of said
2municipalities, to the transferee municipality upon such terms
3as may be agreed upon by the corporate authorities of both
4municipalities, in the manner and upon the conditions
5following:
6    (a) If such real estate shall be held by the transferor
7municipality without restriction, the said municipality shall
8have power to grant or convey such real estate or any portion
9thereof to the transferee municipality upon such terms as may
10be agreed upon by the corporate authorities of both
11municipalities, by an instrument of conveyance signed by the
12mayor, president or other chief executive of the transferor
13municipality, attested by its clerk or secretary and sealed
14with its corporate seal, all duly authorized by a resolution
15passed by the vote of 2/3 of the members of the legislative
16body of the transferor municipality then holding office, and
17duly recorded in the office of the recorder in the county in
18which said real estate is located. Provided, however, that any
19municipality may, in the manner above provided, convey real
20estate to a Public Building Commission organized and existing
21pursuant to "An Act to authorize the creation of Public
22Building Commissions and to define their rights, powers and
23duties", approved July 5, 1955, as amended, when duly
24authorized by a majority vote of the members of the legislative
25body of such municipality then holding office whenever
26provision is made in the conveyance for a reverter of the real

 

 

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1estate to such transferor municipality. The transferee
2municipality shall thereafter have the right to use, occupy or
3improve the real estate so transferred for any municipal or
4public purpose and shall hold said real estate by the same
5right, title and interest by which the transferor municipality
6held said real estate immediately prior to said transfer.
7    (b) If any such real estate shall be held by the transferor
8municipality subject to or limited by any restriction, and the
9transferee municipality shall desire the use, occupation or
10improvement thereof free from said restriction, the transferor
11municipality (or the transferee municipality, in the name of
12and for and on behalf of the transferor municipality, but
13without subjecting the transferor municipality to any expense
14without the consent of its corporate authorities), shall have
15the power to secure from its grantor, or grantors, their heirs,
16successors, assigns, or others, a release of any or all of such
17restrictions upon such terms as may be agreed upon between
18either of said municipalities and the person or persons
19entitled to the benefit of said restrictions. Upon the
20recording of any such release the transferor municipality shall
21then have the powers granted in paragraph (a) of this Section.
22    (c) If either the transferor municipality or the transferee
23municipality shall be unable to secure a release of any
24restriction as above provided, the transferor municipality (or
25the transferee municipality in the name of and for and in
26behalf of the transferor municipality, but without subjecting

 

 

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1the transferor municipality to any expense without the consent
2of its corporate authorities), shall have the power to file in
3any circuit court a petition for the purpose of removing or
4releasing said restriction and determining the compensation,
5if any, to be paid in consequence thereof to the owner or
6owners of said real estate, for any right, title or interest
7which they or any of them may or might have in and to any such
8real estate arising out of said restriction. If any
9compensation shall be awarded, the same shall be measured by
10the actual damage, if any, to the owner or owners of said real
11estate, resulting from the removal or release of said
12restriction, and shall be determined as of the date of the
13filing of said petition. Upon the payment of such compensation
14as may be awarded, if any, the transferor municipality shall
15have the powers granted in paragraph (a) of this Section, and
16said transferor municipality shall grant and convey the said
17real estate to the transferee municipality upon the terms and
18conditions theretofore agreed upon by the said municipalities
19and in the manner provided for in paragraph (a) of this
20Section.
21    (d) If the transferor municipality shall hold an easement
22in any real estate for a particular purpose different from the
23purpose for which the transferee municipality shall desire to
24use, occupy or improve said real estate, the transferor
25municipality (or the transferee municipality in the name of and
26for and in behalf of the transferor municipality, but without

 

 

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1subjecting the transferor municipality to any expense without
2the consent of its corporate authorities), shall have the power
3to file in any circuit court a petition for the purpose of
4terminating said easement and securing the right to use, occupy
5and improve any such real estate for the purpose or purposes
6set forth in said petition, and for determining the
7compensation, if any, to be paid in consequence thereof to the
8owner, or owners of said real estate. If any compensation shall
9be awarded, the same shall be measured by the actual damage, if
10any, to the owner or owners of said real estate, resulting from
11the termination of the said easement and the granting of the
12right sought in said petition, and shall be determined as of
13the date of the filing of said petition. Upon the payment of
14such compensation as may be awarded, if any, the easement held
15by the transferor municipality shall in the final order entered
16in such proceeding be declared terminated and the right of the
17transferee municipality in said real estate shall be declared.
18If the transferee municipality shall desire to use, occupy or
19improve said real estate for the same purpose authorized by the
20easement held by the transferor municipality, the transferor
21municipality shall have the power to transfer said easement to
22the transferee municipality by instrument of conveyance as
23provided for in paragraph (a).
24    (e) If such real estate shall have been acquired or
25improved by the transferor municipality under the Local
26Improvements Act, or under the said Act in conjunction with any

 

 

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1other Act, and the times fixed for the payment of all
2installments of the special assessments therefor have not
3elapsed at the time the transferor and transferee
4municipalities shall have reached an agreement for the transfer
5of said real estate, the transferee municipality shall deposit
6with the transferor municipality to be placed in the special
7assessment funds authorized to be collected to pay the cost of
8acquiring or improving said real estate, an amount sufficient
9to pay (1) the installments of said special assessments not due
10and payable at the time of the agreement for said transfer, and
11(2) the amounts paid in advance by any property owner on
12account of said special assessments, which, had such amounts
13not been paid in advance, would have been due and payable after
14the date of such agreement, and the transferor municipality
15shall upon the receipt of such amount cause orders to be
16entered in the courts in which said special assessments were
17confirmed, cancelling the installments becoming due and
18payable after the said time at which the transferor and
19transferee municipalities shall have reached an agreement for
20the transfer of said real estate, and releasing the respective
21lots, tracts, and parcels of real estate assessed in any such
22proceedings from the installments of the said assessments in
23this paragraph authorized to be cancelled. The transferor
24municipality shall after the entry of such orders of
25cancellation refund to any property owner who has paid the same
26in advance, any amounts which otherwise would have been due and

 

 

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1payable after the said time at which the transferor and
2transferee municipalities shall have reached an agreement for
3the transfer of said real estate. Upon the entry of such orders
4of cancellation the transferor municipality shall then have the
5powers granted in paragraph (a) of this Section.
6    (f) The procedure, for the removal of any restriction upon
7the real estate of the transferor municipality, for the
8termination of any easement of the transferor municipality in
9said real estate and the declaration of another or different
10right in the transferee municipality in said real estate, and
11for the ascertainment of just compensation therefor, shall be
12as near as may be like that provided for the exercise of the
13power of eminent domain under the Eminent Domain Act.
14    (g) If any property shall be damaged by the release or
15removal of any restrictions upon, or the termination of any
16easement in, or the granting of a new right in any real estate
17held by the transferor municipality, the same shall be
18ascertained and paid as provided by law.
19    (h) Notwithstanding any provision of law to the contrary, a
20municipality may convey property to a public agency subject
21only to the terms and conditions set forth in an
22intergovernmental agreement between the municipality and
23public agency.
24(Source: P.A. 94-1055, eff. 1-1-07.)
 
25    Section 10. The Illinois Municipal Code is amended by

 

 

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1changing Section 11-31-1 as follows:
 
2    (65 ILCS 5/11-31-1)  (from Ch. 24, par. 11-31-1)
3    Sec. 11-31-1. Demolition, repair, enclosure, or
4remediation.
5    (a) The corporate authorities of each municipality may
6demolish, repair, or enclose or cause the demolition, repair,
7or enclosure of dangerous and unsafe buildings or uncompleted
8and abandoned buildings within the territory of the
9municipality and may remove or cause the removal of garbage,
10debris, and other hazardous, noxious, or unhealthy substances
11or materials from those buildings. In any county having adopted
12by referendum or otherwise a county health department as
13provided by Division 5-25 of the Counties Code or its
14predecessor, the county board of that county may exercise those
15powers with regard to dangerous and unsafe buildings or
16uncompleted and abandoned buildings within the territory of any
17city, village, or incorporated town having less than 50,000
18population.
19    The corporate authorities shall apply to the circuit court
20of the county in which the building is located (i) for an order
21authorizing action to be taken with respect to a building if
22the owner or owners of the building, including the lien holders
23of record, after at least 15 days' written notice by mail so to
24do, have failed to put the building in a safe condition or to
25demolish it or (ii) for an order requiring the owner or owners

 

 

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1of record to demolish, repair, or enclose the building or to
2remove garbage, debris, and other hazardous, noxious, or
3unhealthy substances or materials from the building. It is not
4a defense to the cause of action that the building is boarded
5up or otherwise enclosed, although the court may order the
6defendant to have the building boarded up or otherwise
7enclosed. Where, upon diligent search, the identity or
8whereabouts of the owner or owners of the building, including
9the lien holders of record, is not ascertainable, notice mailed
10to the person or persons in whose name the real estate was last
11assessed and posting notice on the property for 15 days is
12sufficient notice under this Section.
13    The hearing upon the application to the circuit court shall
14be expedited by the court and shall be given precedence over
15all other suits. Any person entitled to bring an action under
16subsection (b) shall have the right to intervene in an action
17brought under this Section.
18    The cost of the demolition, repair, enclosure, or removal
19incurred by the municipality, by an intervenor, or by a lien
20holder of record, including court costs, attorney's fees, and
21other costs related to the enforcement of this Section, is
22recoverable from the owner or owners of the real estate or the
23previous owner or both if the property was transferred during
24the 15 day notice period and is a lien on the real estate; the
25lien is superior to all prior existing liens and encumbrances,
26except taxes, if, within 180 days after the repair, demolition,

 

 

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1enclosure, or removal, the municipality, the lien holder of
2record, or the intervenor who incurred the cost and expense
3shall file a notice of lien for the cost and expense incurred
4in the office of the recorder in the county in which the real
5estate is located or in the office of the registrar of titles
6of the county if the real estate affected is registered under
7the Registered Titles (Torrens) Act.
8    The notice must consist of a sworn statement setting out
9(1) a description of the real estate sufficient for its
10identification, (2) the amount of money representing the cost
11and expense incurred, and (3) the date or dates when the cost
12and expense was incurred by the municipality, the lien holder
13of record, or the intervenor. Upon payment of the cost and
14expense by the owner of or persons interested in the property
15after the notice of lien has been filed, the lien shall be
16released by the municipality, the person in whose name the lien
17has been filed, or the assignee of the lien, and the release
18may be filed of record as in the case of filing notice of lien.
19Unless the lien is enforced under subsection (c), the lien may
20be enforced by foreclosure proceedings as in the case of
21mortgage foreclosures under Article XV of the Code of Civil
22Procedure or mechanics' lien foreclosures. An action to
23foreclose this lien may be commenced at any time after the date
24of filing of the notice of lien. The costs of foreclosure
25incurred by the municipality, including court costs,
26reasonable attorney's fees, advances to preserve the property,

 

 

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1and other costs related to the enforcement of this subsection,
2plus statutory interest, are a lien on the real estate and are
3recoverable by the municipality from the owner or owners of the
4real estate.
5    All liens arising under this subsection (a) shall be
6assignable. The assignee of the lien shall have the same power
7to enforce the lien as the assigning party, except that the
8lien may not be enforced under subsection (c).
9    If the appropriate official of any municipality determines
10that any dangerous and unsafe building or uncompleted and
11abandoned building within its territory fulfills the
12requirements for an action by the municipality under the
13Abandoned Housing Rehabilitation Act, the municipality may
14petition under that Act in a proceeding brought under this
15subsection.
16    (b) Any owner or tenant of real property within 1200 feet
17in any direction of any dangerous or unsafe building located
18within the territory of a municipality with a population of
19500,000 or more may file with the appropriate municipal
20authority a request that the municipality apply to the circuit
21court of the county in which the building is located for an
22order permitting the demolition, removal of garbage, debris,
23and other noxious or unhealthy substances and materials from,
24or repair or enclosure of the building in the manner prescribed
25in subsection (a) of this Section. If the municipality fails to
26institute an action in circuit court within 90 days after the

 

 

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1filing of the request, the owner or tenant of real property
2within 1200 feet in any direction of the building may institute
3an action in circuit court seeking an order compelling the
4owner or owners of record to demolish, remove garbage, debris,
5and other noxious or unhealthy substances and materials from,
6repair or enclose or to cause to be demolished, have garbage,
7debris, and other noxious or unhealthy substances and materials
8removed from, repaired, or enclosed the building in question. A
9private owner or tenant who institutes an action under the
10preceding sentence shall not be required to pay any fee to the
11clerk of the circuit court. The cost of repair, removal,
12demolition, or enclosure shall be borne by the owner or owners
13of record of the building. In the event the owner or owners of
14record fail to demolish, remove garbage, debris, and other
15noxious or unhealthy substances and materials from, repair, or
16enclose the building within 90 days of the date the court
17entered its order, the owner or tenant who instituted the
18action may request that the court join the municipality as a
19party to the action. The court may order the municipality to
20demolish, remove materials from, repair, or enclose the
21building, or cause that action to be taken upon the request of
22any owner or tenant who instituted the action or upon the
23municipality's request. The municipality may file, and the
24court may approve, a plan for rehabilitating the building in
25question. A court order authorizing the municipality to
26demolish, remove materials from, repair, or enclose a building,

 

 

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1or cause that action to be taken, shall not preclude the court
2from adjudging the owner or owners of record of the building in
3contempt of court due to the failure to comply with the order
4to demolish, remove garbage, debris, and other noxious or
5unhealthy substances and materials from, repair, or enclose the
6building.
7    If a municipality or a person or persons other than the
8owner or owners of record pay the cost of demolition, removal
9of garbage, debris, and other noxious or unhealthy substances
10and materials, repair, or enclosure pursuant to a court order,
11the cost, including court costs, attorney's fees, and other
12costs related to the enforcement of this subsection, is
13recoverable from the owner or owners of the real estate and is
14a lien on the real estate; the lien is superior to all prior
15existing liens and encumbrances, except taxes, if, within 180
16days after the repair, removal, demolition, or enclosure, the
17municipality or the person or persons who paid the costs of
18demolition, removal, repair, or enclosure shall file a notice
19of lien of the cost and expense incurred in the office of the
20recorder in the county in which the real estate is located or
21in the office of the registrar of the county if the real estate
22affected is registered under the Registered Titles (Torrens)
23Act. The notice shall be in a form as is provided in subsection
24(a). An owner or tenant who institutes an action in circuit
25court seeking an order to compel the owner or owners of record
26to demolish, remove materials from, repair, or enclose any

 

 

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1dangerous or unsafe building, or to cause that action to be
2taken under this subsection may recover court costs and
3reasonable attorney's fees for instituting the action from the
4owner or owners of record of the building. Upon payment of the
5costs and expenses by the owner of or a person interested in
6the property after the notice of lien has been filed, the lien
7shall be released by the municipality or the person in whose
8name the lien has been filed or his or her assignee, and the
9release may be filed of record as in the case of filing a
10notice of lien. Unless the lien is enforced under subsection
11(c), the lien may be enforced by foreclosure proceedings as in
12the case of mortgage foreclosures under Article XV of the Code
13of Civil Procedure or mechanics' lien foreclosures. An action
14to foreclose this lien may be commenced at any time after the
15date of filing of the notice of lien. The costs of foreclosure
16incurred by the municipality, including court costs,
17reasonable attorneys' fees, advances to preserve the property,
18and other costs related to the enforcement of this subsection,
19plus statutory interest, are a lien on the real estate and are
20recoverable by the municipality from the owner or owners of the
21real estate.
22    All liens arising under the terms of this subsection (b)
23shall be assignable. The assignee of the lien shall have the
24same power to enforce the lien as the assigning party, except
25that the lien may not be enforced under subsection (c).
26    (c) In any case where a municipality has obtained a lien

 

 

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1under subsection (a), (b), or (f), the municipality may enforce
2the lien under this subsection (c) in the same proceeding in
3which the lien is authorized.
4    A municipality desiring to enforce a lien under this
5subsection (c) shall petition the court to retain jurisdiction
6for foreclosure proceedings under this subsection. Notice of
7the petition shall be served, by certified or registered mail,
8on all persons who were served notice under subsection (a),
9(b), or (f). The court shall conduct a hearing on the petition
10not less than 15 days after the notice is served. If the court
11determines that the requirements of this subsection (c) have
12been satisfied, it shall grant the petition and retain
13jurisdiction over the matter until the foreclosure proceeding
14is completed. The costs of foreclosure incurred by the
15municipality, including court costs, reasonable attorneys'
16fees, advances to preserve the property, and other costs
17related to the enforcement of this subsection, plus statutory
18interest, are a lien on the real estate and are recoverable by
19the municipality from the owner or owners of the real estate.
20If the court denies the petition, the municipality may enforce
21the lien in a separate action as provided in subsection (a),
22(b), or (f).
23    All persons designated in Section 15-1501 of the Code of
24Civil Procedure as necessary parties in a mortgage foreclosure
25action shall be joined as parties before issuance of an order
26of foreclosure. Persons designated in Section 15-1501 of the

 

 

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1Code of Civil Procedure as permissible parties may also be
2joined as parties in the action.
3    The provisions of Article XV of the Code of Civil Procedure
4applicable to mortgage foreclosures shall apply to the
5foreclosure of a lien under this subsection (c), except to the
6extent that those provisions are inconsistent with this
7subsection. For purposes of foreclosures of liens under this
8subsection, however, the redemption period described in
9subsection (b) of Section 15-1603 of the Code of Civil
10Procedure shall end 30 60 days after the date of entry of the
11order of foreclosure.
12    (d) In addition to any other remedy provided by law, the
13corporate authorities of any municipality may petition the
14circuit court to have property declared abandoned under this
15subsection (d) if:
16        (1) the property is unoccupied by persons legally in
17    possession;
18        (2) the property has 2 or more years of delinquent
19    taxes or the property has had no water use for the past
20    year; and
21        (3) the property's condition impairs public health,
22    safety, or welfare for reasons specified in the petition.
23        (1) the property has been tax delinquent for 2 or more
24    years or bills for water service for the property have been
25    outstanding for 2 or more years;
26        (2) the property is unoccupied by persons legally in

 

 

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1    possession; and
2        (3) the property contains a dangerous or unsafe
3    building for reasons specified in the petition.
4    All persons having an interest of record in the property,
5including tax purchasers and beneficial owners of any Illinois
6land trust having title to the property, shall be named as
7defendants in the petition and shall be served with process. In
8addition, service shall be had under Section 2-206 of the Code
9of Civil Procedure as in other cases affecting property.
10    The municipality, however, may proceed under this
11subsection in a proceeding brought under subsection (a) or (b).
12Notice of the petition shall be served in person or by
13certified or registered mail on all persons who were served
14notice under subsection (a) or (b).
15    If the municipality proves that the conditions described in
16this subsection exist and (i) the owner of record of the
17property does not enter an appearance in the action, or, if
18title to the property is held by an Illinois land trust, if
19neither the owner of record nor the owner of the beneficial
20interest of the trust enters an appearance, or (ii) if the
21owner of record or the beneficiary of a land trust, if title to
22the property is held by an Illinois land trust, enters an
23appearance and specifically waives his or her rights under this
24subsection (d), the court shall declare the property abandoned.
25Notwithstanding any waiver, the municipality may move to
26dismiss its petition at any time. In addition, any waiver in a

 

 

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1proceeding under this subsection (d) does not serve as a waiver
2for any other proceeding under law or equity.
3    If that determination is made, notice shall be sent in
4person or by certified or registered mail to all persons having
5an interest of record in the property, including tax purchasers
6and beneficial owners of any Illinois land trust having title
7to the property, stating that title to the property will be
8transferred to the municipality unless, within 30 days of the
9notice, the owner of record or any other person having an
10interest in the property files with the court a request to
11demolish all the dangerous or unsafe buildings building or to
12put the property building in safe condition, or unless the
13owner of record enters an appearance and proves that the owner
14does not intend to abandon the property.
15    If the owner of record enters an appearance in the action
16within the 30 day period, but does not at that time file with
17the court a request to demolish any the dangerous or unsafe
18building or to put the property building in safe condition, or
19specifically waive his or her rights under this subsection (d),
20the court shall vacate its order declaring the property
21abandoned if it determines that the owner of record does not
22intend to abandon the property. In that case, the municipality
23may amend its complaint in order to initiate proceedings under
24subsection (a), or it may request that the court order the
25owner to demolish any unsafe or dangerous the building or
26repair any the dangerous or unsafe conditions of the property

 

 

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1building alleged in the petition or seek the appointment of a
2receiver or other equitable relief to correct the conditions at
3the property. The powers and rights of a receiver appointed
4under this subsection (d) shall include all of the powers and
5rights of a receiver appointed under Section 11-31-2 of this
6Code.
7    If a request to demolish a building or repair the property
8building is filed within the 30 day period, the court shall
9grant permission to the requesting party to demolish the
10building or repair the property within 30 days or to restore
11the building to safe condition within 60 days after the request
12is granted. An extension of that period for up to 60 additional
13days may be given for good cause. If more than one person with
14an interest in the property files a timely request, preference
15shall be given to the owner of record if the owner filed a
16request or, if the owner did not, the person with the lien or
17other interest of the highest priority.
18    If the requesting party (other than the owner of record)
19proves to the court that the building has been demolished or
20put in a safe condition in accordance with the local property
21maintenance and building safety codes within the period of time
22granted by the court, the court shall issue a quitclaim
23judicial deed for the property to the requesting party,
24conveying only the interest of the owner of record, upon proof
25of payment to the municipality of all costs incurred by the
26municipality in connection with the action, including but not

 

 

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1limited to court costs, attorney's fees, administrative costs,
2the costs, if any, associated with any property maintenance
3building enclosure or removal, and receiver's certificates.
4The interest in the property so conveyed shall be subject to
5all liens and encumbrances on the property. In addition, if the
6interest is conveyed to a person holding a certificate of
7purchase for the property under the Property Tax Code, the
8conveyance shall be subject to the rights of redemption of all
9persons entitled to redeem under that Act, including the
10original owner of record. If the requesting party is the owner
11of record and proves to the court that the building has been
12demolished or put in a safe condition in accordance with the
13local safety codes within the period of time granted by the
14court, the court shall dismiss the proceeding under this
15subsection (d).
16    If the owner of record has not entered an appearance and
17proven that the owner did not intend to abandon the property,
18and if no person with an interest in the property files a
19timely request or if the requesting party fails to demolish the
20building or put the property building in safe condition within
21the time specified by the court, the municipality may petition
22the court to issue a judicial deed for the property to the
23municipality or its designee, if the designee is a public
24agency. A conveyance by judicial deed shall operate to
25extinguish all existing ownership interests in, liens on, and
26other interest in the property, including tax liens, and shall

 

 

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1extinguish the rights and interests of any and all holders of a
2bona fide certificate of purchase of the property for
3delinquent taxes. Any such bona fide certificate of purchase
4holder shall be entitled to a sale in error as prescribed under
5Section 21-310 of the Property Tax Code.
6    (e) Each municipality may use the provisions of this
7subsection to expedite the removal of certain buildings that
8are a continuing hazard to the community in which the buildings
9they are located.
10    If a residential or commercial building is 3 stories or
11less in height as defined by the municipality's building code,
12and the corporate official designated to be in charge of
13enforcing the municipality's building code determines that the
14building is open and vacant and an immediate and continuing
15hazard to the community in which the building is located, then
16the official shall be authorized to post a notice not less than
172 feet by 2 feet in size on the front of the building. The
18notice shall be dated as of the date of the posting and shall
19state that unless the building is demolished, repaired, or
20enclosed, and unless any garbage, debris, and other hazardous,
21noxious, or unhealthy substances or materials are removed so
22that an immediate and continuing hazard to the community no
23longer exists, then the building may be demolished, repaired,
24or enclosed, or any garbage, debris, and other hazardous,
25noxious, or unhealthy substances or materials may be removed,
26by the municipality.

 

 

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1    Not later than 30 days following the posting of the notice,
2the municipality shall do all of the following:
3        (1) Cause to be sent, by certified mail, return receipt
4    requested, a Notice to Remediate to all owners of record of
5    the property, the beneficial owners of any Illinois land
6    trust having title to the property, and all lienholders of
7    record in the property, stating the intent of the
8    municipality to demolish, repair, or enclose the building
9    or remove any garbage, debris, or other hazardous, noxious,
10    or unhealthy substances or materials if that action is not
11    taken by the owner or owners.
12        (2) Cause to be published, in a newspaper published or
13    circulated in the municipality where the building is
14    located, a notice setting forth (i) the permanent tax index
15    number and the address of the building, (ii) a statement
16    that the property is open and vacant and constitutes an
17    immediate and continuing hazard to the community, and (iii)
18    a statement that the municipality intends to demolish,
19    repair, or enclose the building or remove any garbage,
20    debris, or other hazardous, noxious, or unhealthy
21    substances or materials if the owner or owners or
22    lienholders of record fail to do so. This notice shall be
23    published for 3 consecutive days.
24        (3) Cause to be recorded the Notice to Remediate mailed
25    under paragraph (1) in the office of the recorder in the
26    county in which the real estate is located or in the office

 

 

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1    of the registrar of titles of the county if the real estate
2    is registered under the Registered Title (Torrens) Act.
3    Any person or persons with a current legal or equitable
4interest in the property objecting to the proposed actions of
5the corporate authorities may file his or her objection in an
6appropriate form in a court of competent jurisdiction.
7    If the building is not demolished, repaired, or enclosed,
8or the garbage, debris, or other hazardous, noxious, or
9unhealthy substances or materials are not removed, within 30
10days of mailing the notice to the owners of record, the
11beneficial owners of any Illinois land trust having title to
12the property, and all lienholders of record in the property, or
13within 30 days of the last day of publication of the notice,
14whichever is later, the corporate authorities shall have the
15power to demolish, repair, or enclose the building or to remove
16any garbage, debris, or other hazardous, noxious, or unhealthy
17substances or materials.
18    The municipality may proceed to demolish, repair, or
19enclose a building or remove any garbage, debris, or other
20hazardous, noxious, or unhealthy substances or materials under
21this subsection within a 180-day 120-day period following the
22date of the mailing of the notice if the appropriate official
23determines that the demolition, repair, enclosure, or removal
24of any garbage, debris, or other hazardous, noxious, or
25unhealthy substances or materials is necessary to remedy the
26immediate and continuing hazard. If, however, before the

 

 

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1municipality proceeds with any of the actions authorized by
2this subsection, any person with a legal or equitable interest
3in the property has sought a hearing under this subsection
4before a court and has served a copy of the complaint on the
5chief executive officer of the municipality, then the
6municipality shall not proceed with the demolition, repair,
7enclosure, or removal of garbage, debris, or other substances
8until the court determines that that action is necessary to
9remedy the hazard and issues an order authorizing the
10municipality to do so. If the court dismisses the action for
11want of prosecution, the municipality must send the objector a
12copy of the dismissal order and a letter stating that the
13demolition, repair, enclosure, or removal of garbage, debris,
14or other substances will proceed unless, within 30 days after
15the copy of the order and the letter are mailed, the objector
16moves to vacate the dismissal and serves a copy of the motion
17on the chief executive officer of the municipality.
18Notwithstanding any other law to the contrary, if the objector
19does not file a motion and give the required notice, if the
20motion is denied by the court, or if the action is again
21dismissed for want of prosecution, then the dismissal is with
22prejudice and the demolition, repair, enclosure, or removal may
23proceed forthwith.
24    Following the demolition, repair, or enclosure of a
25building, or the removal of garbage, debris, or other
26hazardous, noxious, or unhealthy substances or materials under

 

 

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1this subsection, the municipality may file a notice of lien
2against the real estate for the cost of the demolition, repair,
3enclosure, or removal incurred by the municipality or its
4agent, including court costs, attorney's fees, and other costs
5related to the enforcement of this Section, including, but not
6limited to: appraisals; environmental reviews; costs assessing
7the risks; police and public safety costs; and building
8inspector costs. The notice must be filed within 180 days after
9the completion of the repair, demolition, enclosure, or removal
10occurred, for the cost and expense incurred, in the office of
11the recorder in the county in which the real estate is located
12or in the office of the registrar of titles of the county if
13the real estate affected is registered under the Registered
14Titles (Torrens) Act. The costs incurred by a municipality is a
15lien on the real estate. Liens under this paragraph have ; this
16lien has priority over the interests of those parties named in
17the Notice to Remediate mailed under paragraph (1), but not
18over the interests of third party purchasers or encumbrancers
19for value who obtained their interests in the property before
20obtaining actual or constructive notice of the lien. Costs
21incurred under this subsection (e) are also recoverable from
22the owner or owners of the real estate, or from the previous
23owner if the property is transferred following the recording of
24the notice of intent to demolish as provided for under this
25Section, in the manner as provided for in subsection (g). The
26notice of lien shall consist of a sworn statement setting forth

 

 

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1(i) a description of the real estate, such as the address or
2other description of the property, sufficient for its
3identification; (ii) the expenses incurred by the municipality
4in undertaking the remedial actions authorized under this
5subsection; (iii) the date or dates the expenses were incurred
6by the municipality; (iv) a statement by the corporate official
7responsible for enforcing the building code that the building
8was open and vacant and constituted an immediate and continuing
9hazard to the community; (v) a statement by the corporate
10official that the required sign was posted on the building,
11that notice was sent by certified mail to the owners of record,
12and that notice was published in accordance with this
13subsection; and (vi) a statement as to when and where the
14notice was published. The lien authorized by this subsection
15may thereafter be released or enforced by the municipality as
16provided in subsection (a).
17    (f) The corporate authorities of each municipality may
18remove or cause the removal of, or otherwise environmentally
19remediate hazardous substances and petroleum products on, in,
20or under any abandoned and unsafe property within the territory
21of a municipality. In addition, where preliminary evidence
22indicates the presence or likely presence of a hazardous
23substance or a petroleum product or a release or a substantial
24threat of a release of a hazardous substance or a petroleum
25product on, in, or under the property, the corporate
26authorities of the municipality may inspect the property and

 

 

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1test for the presence or release of hazardous substances and
2petroleum products. In any county having adopted by referendum
3or otherwise a county health department as provided by Division
45-25 of the Counties Code or its predecessor, the county board
5of that county may exercise the above-described powers with
6regard to property within the territory of any city, village,
7or incorporated town having less than 50,000 population.
8    For purposes of this subsection (f):
9        (1) "property" or "real estate" means all real
10    property, whether or not improved by a structure;
11        (2) "abandoned" means;
12            (A) the property has been tax delinquent for 2 or
13        more years;
14            (B) the property is unoccupied by persons legally
15        in possession; and
16        (3) "unsafe" means property that presents an actual or
17    imminent threat to public health and safety caused by the
18    release of hazardous substances; and
19        (4) "hazardous substances" means the same as in Section
20    3.215 of the Environmental Protection Act.
21    The corporate authorities shall apply to the circuit court
22of the county in which the property is located (i) for an order
23allowing the municipality to enter the property and inspect and
24test substances on, in, or under the property; or (ii) for an
25order authorizing the corporate authorities to take action with
26respect to remediation of the property if conditions on the

 

 

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1property, based on the inspection and testing authorized in
2paragraph (i), indicate the presence of hazardous substances or
3petroleum products. Remediation shall be deemed complete for
4purposes of paragraph (ii) above when the property satisfies
5Tier I, II, or III remediation objectives for the property's
6most recent usage, as established by the Environmental
7Protection Act, and the rules and regulations promulgated
8thereunder. Where, upon diligent search, the identity or
9whereabouts of the owner or owners of the property, including
10the lien holders of record, is not ascertainable, notice mailed
11to the person or persons in whose name the real estate was last
12assessed is sufficient notice under this Section.
13    The court shall grant an order authorizing testing under
14paragraph (i) above upon a showing of preliminary evidence
15indicating the presence or likely presence of a hazardous
16substance or a petroleum product or a release of or a
17substantial threat of a release of a hazardous substance or a
18petroleum product on, in, or under abandoned property. The
19preliminary evidence may include, but is not limited to,
20evidence of prior use, visual site inspection, or records of
21prior environmental investigations. The testing authorized by
22paragraph (i) above shall include any type of investigation
23which is necessary for an environmental professional to
24determine the environmental condition of the property,
25including but not limited to performance of soil borings and
26groundwater monitoring. The court shall grant a remediation

 

 

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1order under paragraph (ii) above where testing of the property
2indicates that it fails to meet the applicable remediation
3objectives. The hearing upon the application to the circuit
4court shall be expedited by the court and shall be given
5precedence over all other suits.
6    The cost of the inspection, testing, or remediation
7incurred by the municipality or by a lien holder of record,
8including court costs, attorney's fees, and other costs related
9to the enforcement of this Section, is a lien on the real
10estate; except that in any instances where a municipality
11incurs costs of inspection and testing but finds no hazardous
12substances or petroleum products on the property that present
13an actual or imminent threat to public health and safety, such
14costs are not recoverable from the owners nor are such costs a
15lien on the real estate. The lien is superior to all prior
16existing liens and encumbrances, except taxes and any lien
17obtained under subsection (a) or (e), if, within 180 days after
18the completion of the inspection, testing, or remediation, the
19municipality or the lien holder of record who incurred the cost
20and expense shall file a notice of lien for the cost and
21expense incurred in the office of the recorder in the county in
22which the real estate is located or in the office of the
23registrar of titles of the county if the real estate affected
24is registered under the Registered Titles (Torrens) Act.
25    The notice must consist of a sworn statement setting out
26(i) a description of the real estate sufficient for its

 

 

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1identification, (ii) the amount of money representing the cost
2and expense incurred, and (iii) the date or dates when the cost
3and expense was incurred by the municipality or the lien holder
4of record. Upon payment of the lien amount by the owner of or
5persons interested in the property after the notice of lien has
6been filed, a release of lien shall be issued by the
7municipality, the person in whose name the lien has been filed,
8or the assignee of the lien, and the release may be filed of
9record as in the case of filing notice of lien.
10    The lien may be enforced under subsection (c) or by
11foreclosure proceedings as in the case of mortgage foreclosures
12under Article XV of the Code of Civil Procedure or mechanics'
13lien foreclosures; provided that where the lien is enforced by
14foreclosure under subsection (c) or under either statute, the
15municipality may not proceed against the other assets of the
16owner or owners of the real estate for any costs that otherwise
17would be recoverable under this Section but that remain
18unsatisfied after foreclosure except where such additional
19recovery is authorized by separate environmental laws. An
20action to foreclose this lien may be commenced at any time
21after the date of filing of the notice of lien. The costs of
22foreclosure incurred by the municipality, including court
23costs, reasonable attorney's fees, advances to preserve the
24property, and other costs related to the enforcement of this
25subsection, plus statutory interest, are a lien on the real
26estate.

 

 

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1    All liens arising under this subsection (f) shall be
2assignable. The assignee of the lien shall have the same power
3to enforce the lien as the assigning party, except that the
4lien may not be enforced under subsection (c).
5    (g) In any case where a municipality has obtained a lien
6under subsection (a) or (e), the municipality may also bring an
7action for a money judgment against the owner or owners of the
8real estate in the amount of the lien in the same manner as
9provided for bringing causes of action in Article II of the
10Code of Civil Procedure and, upon obtaining a judgment, file a
11judgment lien against all of the real estate of the owner or
12owners and enforce that lien as provided for in Article XII of
13the Code of Civil Procedure.
14    (h) Under this Section:
15    "Demolition" includes, but is not limited to: the
16destruction and removal of structures on a certain parcel,
17including accessory structures and any foundation,
18disconnection of any utilities, repair of the soils to grade
19level and installation of grass or other greenery on the
20parcel.
21    "Public agency" means a municipality or county of the State
22of Illinois and any combination of municipalities and counties
23pursuant to an intergovernmental agreement that includes
24provisions for a governing body of the agency created by the
25agreement.
26(Source: P.A. 95-331, eff. 8-21-07; 95-931, eff. 1-1-09.)