Sen. William R. Haine

Filed: 4/17/2012

 

 


 

 


 
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1
AMENDMENT TO HOUSE BILL 5359

2    AMENDMENT NO. ______. Amend House Bill 5359 by replacing
3everything after the enacting clause with the following:
 
4    "Section 5. The Real Estate License Act of 2000 is amended
5by changing Sections 5-70, 10-30, 20-20, 20-85, 20-90, 20-95,
6and 20-115 and by adding Section 20-78 as follows:
 
7    (225 ILCS 454/5-70)
8    (Section scheduled to be repealed on January 1, 2020)
9    Sec. 5-70. Continuing education requirement; managing
10broker, broker, or salesperson.
11    (a) The requirements of this Section apply to all managing
12brokers, brokers, and salespersons.
13    (b) Except as otherwise provided in this Section, each
14person who applies for renewal of his or her license as a
15managing broker, real estate broker, or real estate salesperson
16must successfully complete 6 hours of real estate continuing

 

 

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1education courses approved by the Advisory Council for each
2year of the pre-renewal period. Broker licensees must
3successfully complete a 6-hour broker management continuing
4education course approved by the Department for the pre-renewal
5period ending April 30, 2010. In addition, beginning with the
6pre-renewal period for managing broker licensees that begins
7after the effective date of this Act, those licensees renewing
8or obtaining a managing broker's license must successfully
9complete a 12-hour broker management continuing education
10course approved by the Department each pre-renewal period. The
11broker management continuing education course must be
12completed in the classroom or by other interactive delivery
13method presenting instruction and real time discussion between
14the instructor and the students. Successful completion of the
15course shall include achieving a passing score as provided by
16rule on a test developed and administered in accordance with
17rules adopted by the Department. No license may be renewed
18except upon the successful completion of the required courses
19or their equivalent or upon a waiver of those requirements for
20good cause shown as determined by the Secretary with the
21recommendation of the Advisory Council. The requirements of
22this Article are applicable to all managing brokers, brokers,
23and salespersons except those brokers and salespersons who,
24during the pre-renewal period:
25        (1) serve in the armed services of the United States;
26        (2) serve as an elected State or federal official;

 

 

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1        (3) serve as a full-time employee of the Department; or
2        (4) are admitted to practice law pursuant to Illinois
3    Supreme Court rule.
4    (c) A person licensed as a salesperson as of April 30, 2011
5shall not be required to complete the 18 hours of continuing
6education for the pre-renewal period ending April 30, 2012 if
7that person takes the 30-hour post-licensing course to obtain a
8broker's license. A person licensed as a broker as of April 30,
92011 shall not be required to complete the 12 hours of broker
10management continuing education for the pre-renewal period
11ending April 30, 2012, unless that person passes the
12proficiency exam provided for in Section 5-47 of this Act to
13qualify for a managing broker's license.
14    (d) A person receiving an initial license during the 90
15days before the renewal date shall not be required to complete
16the continuing education courses provided for in subsection (b)
17of this Section as a condition of initial license renewal.
18    (e) The continuing education requirement for salespersons,
19brokers and managing brokers shall consist of a core curriculum
20and an elective curriculum, to be established by the Advisory
21Council. In meeting the continuing education requirements of
22this Act, at least 3 hours per year or their equivalent, 6
23hours for each two-year pre-renewal period, shall be required
24to be completed in the core curriculum. In establishing the
25core curriculum, the Advisory Council shall consider subjects
26that will educate licensees on recent changes in applicable

 

 

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1laws and new laws and refresh the licensee on areas of the
2license law and the Department policy that the Advisory Council
3deems appropriate, and any other areas that the Advisory
4Council deems timely and applicable in order to prevent
5violations of this Act and to protect the public. In
6establishing the elective curriculum, the Advisory Council
7shall consider subjects that cover the various aspects of the
8practice of real estate that are covered under the scope of
9this Act. However, the elective curriculum shall not include
10any offerings referred to in Section 5-85 of this Act.
11    (f) The subject areas of continuing education courses
12approved by the Advisory Council may include without limitation
13the following:
14        (1) license law and escrow;
15        (2) antitrust;
16        (3) fair housing;
17        (4) agency;
18        (5) appraisal;
19        (6) property management;
20        (7) residential brokerage;
21        (8) farm property management;
22        (9) rights and duties of sellers, buyers, and brokers;
23        (10) commercial brokerage and leasing; and
24        (11) real estate financing.
25    (g) In lieu of credit for those courses listed in
26subsection (f) of this Section, credit may be earned for

 

 

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1serving as a licensed instructor in an approved course of
2continuing education. The amount of credit earned for teaching
3a course shall be the amount of continuing education credit for
4which the course is approved for licensees taking the course.
5    (h) Credit hours may be earned for self-study programs
6approved by the Advisory Council.
7    (i) A broker or salesperson may earn credit for a specific
8continuing education course only once during the prerenewal
9period.
10    (j) No more than 6 hours of continuing education credit may
11be taken or earned in one calendar day.
12    (k) To promote the offering of a uniform and consistent
13course content, the Department may provide for the development
14of a single broker management course to be offered by all
15continuing education providers who choose to offer the broker
16management continuing education course. The Department may
17contract for the development of the 12-hour 6-hour broker
18management continuing education course with an outside vendor
19or consultant and, if the course is developed in this manner,
20the Department or the outside consultant shall license the use
21of that course to all approved continuing education providers
22who wish to provide the course.
23    (l) Except as specifically provided in this Act, continuing
24education credit hours may not be earned for completion of pre
25or post-license courses. The approved 30-hour post-license
26course for broker licensees shall satisfy the continuing

 

 

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1education requirement for the pre-renewal period in which the
2course is taken. The approved 45-hour brokerage administration
3and management course shall satisfy the 12-hour broker
4management continuing education requirement for the
5pre-renewal period in which the course is taken.
6(Source: P.A. 96-856, eff. 12-31-09.)
 
7    (225 ILCS 454/10-30)
8    (Section scheduled to be repealed on January 1, 2020)
9    Sec. 10-30. Advertising.
10    (a) No advertising, whether in print, via the Internet, or
11through any other media, shall be fraudulent, deceptive,
12inherently misleading, or proven to be misleading in practice.
13Advertising shall be considered misleading or untruthful if,
14when taken as a whole, there is a distinct and reasonable
15possibility that it will be misunderstood or will deceive the
16ordinary purchaser, seller, lessee, lessor, or owner.
17Advertising shall contain all information necessary to
18communicate the information contained therein to the public in
19an accurate, direct, and readily comprehensible manner.
20    (b) No blind advertisements may be used by any licensee, in
21any media, except as provided for in this Section.
22    (c) A licensee shall disclose, in writing, to all parties
23in a transaction his or her status as a licensee and any and
24all interest the licensee has or may have in the real estate
25constituting the subject matter thereof, directly or

 

 

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1indirectly, according to the following guidelines:
2        (1) On broker yard signs or in broker advertisements,
3    no disclosure of ownership is necessary. However, the
4    ownership shall be indicated on any property data form and
5    disclosed to persons responding to any advertisement or any
6    sign. The term "broker owned" or "agent owned" is
7    sufficient disclosure.
8        (2) A sponsored or inoperative licensee selling or
9    leasing property, owned solely by the sponsored or
10    inoperative licensee, without utilizing brokerage services
11    of their sponsoring broker or any other licensee, may
12    advertise "By Owner". For purposes of this Section,
13    property is "solely owned" by a sponsored or inoperative
14    licensee if he or she (i) has a 100% ownership interest
15    alone, (ii) has ownership as a joint tenant or tenant by
16    the entirety, or (iii) holds a 100% beneficial interest in
17    a land trust. Sponsored or inoperative licensees selling or
18    leasing "By Owner" shall comply with the following if
19    advertising by owner:
20            (A) On "By Owner" yard signs, the sponsored or
21        inoperative licensee shall indicate "broker owned" or
22        "agent owned." "By Owner" advertisements used in any
23        medium of advertising shall include the term "broker
24        owned" or "agent owned."
25            (B) If a sponsored or inoperative licensee runs
26        advertisements, for the purpose of purchasing or

 

 

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1        leasing real estate, he or she shall disclose in the
2        advertisements his or her status as a licensee.
3            (C) A sponsored or inoperative licensee shall not
4        use the sponsoring broker's name or the sponsoring
5        broker's company name in connection with the sale,
6        lease, or advertisement of the property nor utilize the
7        sponsoring broker's or company's name in connection
8        with the sale, lease, or advertising of the property in
9        a manner likely to create confusion among the public as
10        to whether or not the services of a real estate company
11        are being utilized or whether or not a real estate
12        company has an ownership interest in the property.
13    (d) A sponsored licensee may not advertise under his or her
14own name. Advertising in any media shall be under the direct
15supervision of the sponsoring or managing broker and in the
16sponsoring broker's business name, which in the case of a
17franchise shall include the franchise affiliation as well as
18the name of the individual firm. This provision does not apply
19under the following circumstances:
20        (1) When a licensee enters into a brokerage agreement
21    relating to his or her own real estate, or real estate in
22    which he or she has an ownership interest, with another
23    licensed broker; or
24        (2) When a licensee is selling or leasing his or her
25    own real estate or buying or leasing real estate for
26    himself or herself, after providing the appropriate

 

 

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1    written disclosure of his or her ownership interest as
2    required in paragraph (2) of subsection (c) of this
3    Section.
4    (e) No licensee shall list his or her name under the
5heading or title "Real Estate" in the telephone directory or
6otherwise advertise in his or her own name to the general
7public through any medium of advertising as being in the real
8estate business without listing his or her sponsoring broker's
9business name.
10    (f) The sponsoring broker's business name and the name of
11the licensee must appear in all advertisements, including
12business cards. Nothing in this Act shall be construed to
13require specific print size as between the broker's business
14name and the name of the licensee.
15    (g) Those individuals licensed as a managing broker and
16designated with the Department as a managing broker by their
17sponsoring broker shall identify themselves to the public in
18advertising, except on "For Sale" or similar signs, as a
19managing broker. No other individuals holding a managing
20broker's license may hold themselves out to the public or other
21licensees as a managing broker.
22(Source: P.A. 96-856, eff. 12-31-09.)
 
23    (225 ILCS 454/20-20)
24    (Section scheduled to be repealed on January 1, 2020)
25    Sec. 20-20. Grounds for discipline.

 

 

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1    (a) The Department may refuse to issue or renew a license,
2may place on probation, suspend, or revoke any license,
3reprimand, or take any other disciplinary or non-disciplinary
4action as the Department may deem proper and or impose a fine
5not to exceed $25,000 upon any licensee or applicant under this
6Act or any person who holds himself or herself out as an
7applicant or licensee or against a licensee in handling his or
8her own property, whether held by deed, option, or otherwise,
9for any one or any combination of the following causes:
10        (1) Fraud or misrepresentation in applying for, or
11    procuring, a license under this Act or in connection with
12    applying for renewal of a license under this Act.
13        (2) The conviction of or plea of guilty or plea of nolo
14    contendere to conviction of, plea of guilty or plea of nolo
15    contendre to a felony or misdemeanor in this State or any
16    other jurisdiction; or the entry of an administrative
17    sanction by a government agency in this State or any other
18    jurisdiction. Action taken under this paragraph (2) for a
19    misdemeanor or an administrative sanction is limited to a
20    misdemeanor or administrative sanction that has as , an
21    essential element of which is dishonesty or fraud or
22    involves larceny, embezzlement, or obtaining money,
23    property, or credit by false pretenses or by means of a
24    confidence game, in this State, or any other jurisdiction.
25        (3) Inability to practice the profession with
26    reasonable judgment, skill, or safety as a result of a

 

 

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1    physical illness, including, but not limited to,
2    deterioration through the aging process or loss of motor
3    skill, or a mental illness or disability.
4        (4) Practice under this Act as a licensee in a retail
5    sales establishment from an office, desk, or space that is
6    not separated from the main retail business by a separate
7    and distinct area within the establishment.
8        (5) Having been disciplined by another state, the
9    District of Columbia, a territory, a foreign nation, or a
10    governmental agency authorized to impose discipline
11    Disciplinary action of another state or jurisdiction
12    against the license or other authorization to practice as a
13    managing broker, broker, salesperson, or leasing agent if
14    at least one of the grounds for that discipline is the same
15    as or the equivalent of one of the grounds for which a
16    licensee may be disciplined under discipline set forth in
17    this Act. A certified copy of the record of the action by
18    the other state or jurisdiction shall be prima facie
19    evidence thereof.
20        (6) Engaging in the practice of real estate brokerage
21    without a license or after the licensee's license was
22    expired or while the license was inoperative.
23        (7) Cheating on or attempting to subvert the Real
24    Estate License Exam or continuing education exam.
25        (8) Aiding or abetting an applicant to subvert or cheat
26    on the Real Estate License Exam or continuing education

 

 

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1    exam administered pursuant to this Act.
2        (9) Advertising that is inaccurate, misleading, or
3    contrary to the provisions of the Act.
4        (10) Making any substantial misrepresentation or
5    untruthful advertising.
6        (11) Making any false promises of a character likely to
7    influence, persuade, or induce.
8        (12) Pursuing a continued and flagrant course of
9    misrepresentation or the making of false promises through
10    licensees, employees, agents, advertising, or otherwise.
11        (13) Any misleading or untruthful advertising, or
12    using any trade name or insignia of membership in any real
13    estate organization of which the licensee is not a member.
14        (14) Acting for more than one party in a transaction
15    without providing written notice to all parties for whom
16    the licensee acts.
17        (15) Representing or attempting to represent a broker
18    other than the sponsoring broker.
19        (16) Failure to account for or to remit any moneys or
20    documents coming into his or her possession that belong to
21    others.
22        (17) Failure to maintain and deposit in a special
23    account, separate and apart from personal and other
24    business accounts, all escrow moneys belonging to others
25    entrusted to a licensee while acting as a real estate
26    broker, escrow agent, or temporary custodian of the funds

 

 

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1    of others or failure to maintain all escrow moneys on
2    deposit in the account until the transactions are
3    consummated or terminated, except to the extent that the
4    moneys, or any part thereof, shall be:
5            (A) disbursed prior to the consummation or
6        termination (i) in accordance with the written
7        direction of the principals to the transaction or their
8        duly authorized agents, (ii) in accordance with
9        directions providing for the release, payment, or
10        distribution of escrow moneys contained in any written
11        contract signed by the principals to the transaction or
12        their duly authorized agents, or (iii) pursuant to an
13        order of a court of competent jurisdiction; or
14            (B) deemed abandoned and transferred to the Office
15        of the State Treasurer to be handled as unclaimed
16        property pursuant to the Uniform Disposition of
17        Unclaimed Property Act. Escrow moneys may be deemed
18        abandoned under this subparagraph (B) only: (i) in the
19        absence of disbursement under subparagraph (A); (ii)
20        in the absence of notice of the filing of any claim in
21        a court of competent jurisdiction; and (iii) if 6
22        months have elapsed after the receipt of a written
23        demand for the escrow moneys from one of the principals
24        to the transaction or the principal's duly authorized
25        agent.
26    The account shall be noninterest bearing, unless the

 

 

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1    character of the deposit is such that payment of interest
2    thereon is otherwise required by law or unless the
3    principals to the transaction specifically require, in
4    writing, that the deposit be placed in an interest bearing
5    account.
6        (18) Failure to make available to the Department all
7    escrow records and related documents maintained in
8    connection with the practice of real estate within 24 hours
9    of a request for those documents by Department personnel.
10        (19) Failing to furnish copies upon request of
11    documents relating to a real estate transaction to a party
12    who has executed that document.
13        (20) Failure of a sponsoring broker to timely provide
14    information, sponsor cards, or termination of licenses to
15    the Department.
16        (21) Engaging in dishonorable, unethical, or
17    unprofessional conduct of a character likely to deceive,
18    defraud, or harm the public.
19        (22) Commingling the money or property of others with
20    his or her own money or property.
21        (23) Employing any person on a purely temporary or
22    single deal basis as a means of evading the law regarding
23    payment of commission to nonlicensees on some contemplated
24    transactions.
25        (24) Permitting the use of his or her license as a
26    broker to enable a salesperson or unlicensed person to

 

 

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1    operate a real estate business without actual
2    participation therein and control thereof by the broker.
3        (25) Any other conduct, whether of the same or a
4    different character from that specified in this Section,
5    that constitutes dishonest dealing.
6        (26) Displaying a "for rent" or "for sale" sign on any
7    property without the written consent of an owner or his or
8    her duly authorized agent or advertising by any means that
9    any property is for sale or for rent without the written
10    consent of the owner or his or her authorized agent.
11        (27) Failing to provide information requested by the
12    Department, or otherwise respond to that request, within 30
13    days of the request.
14        (28) Advertising by means of a blind advertisement,
15    except as otherwise permitted in Section 10-30 of this Act.
16        (29) Offering guaranteed sales plans, as defined in
17    clause (A) of this subdivision (29), except to the extent
18    hereinafter set forth:
19            (A) A "guaranteed sales plan" is any real estate
20        purchase or sales plan whereby a licensee enters into a
21        conditional or unconditional written contract with a
22        seller, prior to entering into a brokerage agreement
23        with the seller, by the terms of which a licensee
24        agrees to purchase a property of the seller within a
25        specified period of time at a specific price in the
26        event the property is not sold in accordance with the

 

 

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1        terms of a brokerage agreement to be entered into
2        between the sponsoring broker and the seller.
3            (B) A licensee offering a guaranteed sales plan
4        shall provide the details and conditions of the plan in
5        writing to the party to whom the plan is offered.
6            (C) A licensee offering a guaranteed sales plan
7        shall provide to the party to whom the plan is offered
8        evidence of sufficient financial resources to satisfy
9        the commitment to purchase undertaken by the broker in
10        the plan.
11            (D) Any licensee offering a guaranteed sales plan
12        shall undertake to market the property of the seller
13        subject to the plan in the same manner in which the
14        broker would market any other property, unless the
15        agreement with the seller provides otherwise.
16            (E) The licensee cannot purchase seller's property
17        until the brokerage agreement has ended according to
18        its terms or is otherwise terminated.
19            (F) Any licensee who fails to perform on a
20        guaranteed sales plan in strict accordance with its
21        terms shall be subject to all the penalties provided in
22        this Act for violations thereof and, in addition, shall
23        be subject to a civil fine payable to the party injured
24        by the default in an amount of up to $25,000.
25        (30) Influencing or attempting to influence, by any
26    words or acts, a prospective seller, purchaser, occupant,

 

 

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1    landlord, or tenant of real estate, in connection with
2    viewing, buying, or leasing real estate, so as to promote
3    or tend to promote the continuance or maintenance of
4    racially and religiously segregated housing or so as to
5    retard, obstruct, or discourage racially integrated
6    housing on or in any street, block, neighborhood, or
7    community.
8        (31) Engaging in any act that constitutes a violation
9    of any provision of Article 3 of the Illinois Human Rights
10    Act, whether or not a complaint has been filed with or
11    adjudicated by the Human Rights Commission.
12        (32) Inducing any party to a contract of sale or lease
13    or brokerage agreement to break the contract of sale or
14    lease or brokerage agreement for the purpose of
15    substituting, in lieu thereof, a new contract for sale or
16    lease or brokerage agreement with a third party.
17        (33) Negotiating a sale, exchange, or lease of real
18    estate directly with any person if the licensee knows that
19    the person has an exclusive brokerage agreement with
20    another broker, unless specifically authorized by that
21    broker.
22        (34) When a licensee is also an attorney, acting as the
23    attorney for either the buyer or the seller in the same
24    transaction in which the licensee is acting or has acted as
25    a broker or salesperson.
26        (35) Advertising or offering merchandise or services

 

 

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1    as free if any conditions or obligations necessary for
2    receiving the merchandise or services are not disclosed in
3    the same advertisement or offer. These conditions or
4    obligations include without limitation the requirement
5    that the recipient attend a promotional activity or visit a
6    real estate site. As used in this subdivision (35), "free"
7    includes terms such as "award", "prize", "no charge", "free
8    of charge", "without charge", and similar words or phrases
9    that reasonably lead a person to believe that he or she may
10    receive or has been selected to receive something of value,
11    without any conditions or obligations on the part of the
12    recipient.
13        (36) Disregarding or violating any provision of the
14    Land Sales Registration Act of 1989, the Illinois Real
15    Estate Time-Share Act, or the published rules promulgated
16    by the Department to enforce those Acts.
17        (37) Violating the terms of a disciplinary order issued
18    by the Department.
19        (38) Paying or failing to disclose compensation in
20    violation of Article 10 of this Act.
21        (39) Requiring a party to a transaction who is not a
22    client of the licensee to allow the licensee to retain a
23    portion of the escrow moneys for payment of the licensee's
24    commission or expenses as a condition for release of the
25    escrow moneys to that party.
26        (40) Disregarding or violating any provision of this

 

 

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1    Act or the published rules promulgated by the Department to
2    enforce this Act or aiding or abetting any individual,
3    partnership, registered limited liability partnership,
4    limited liability company, or corporation in disregarding
5    any provision of this Act or the published rules
6    promulgated by the Department to enforce this Act.
7        (41) Failing to provide the minimum services required
8    by Section 15-75 of this Act when acting under an exclusive
9    brokerage agreement.
10        (42) Habitual or excessive use or addiction to alcohol,
11    narcotics, stimulants, or any other chemical agent or drug
12    that results in a managing broker, broker, salesperson, or
13    leasing agent's inability to practice with reasonable
14    skill or safety.
15    (b) The Department may refuse to issue or renew or may
16suspend the license of any person who fails to file a return,
17pay the tax, penalty or interest shown in a filed return, or
18pay any final assessment of tax, penalty, or interest, as
19required by any tax Act administered by the Department of
20Revenue, until such time as the requirements of that tax Act
21are satisfied in accordance with subsection (g) of Section
222105-15 of the Civil Administrative Code of Illinois.
23    (c) The Department shall deny a license or renewal
24authorized by this Act to a person who has defaulted on an
25educational loan or scholarship provided or guaranteed by the
26Illinois Student Assistance Commission or any governmental

 

 

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1agency of this State in accordance with item (5) of subsection
2(g) of Section 2105-15 of the Civil Administrative Code of
3Illinois.
4    (d) In cases where the Department of Healthcare and Family
5Services (formerly Department of Public Aid) has previously
6determined that a licensee or a potential licensee is more than
730 days delinquent in the payment of child support and has
8subsequently certified the delinquency to the Department may
9refuse to issue or renew or may revoke or suspend that person's
10license or may take other disciplinary action against that
11person based solely upon the certification of delinquency made
12by the Department of Healthcare and Family Services in
13accordance with item (5) of subsection (g) of Section 2105-15
14of the Civil Administrative Code of Illinois.
15    (e) In enforcing this Section, the Department or Board upon
16a showing of a possible violation may compel an individual
17licensed to practice under this Act, or who has applied for
18licensure under this Act, to submit to a mental or physical
19examination, or both, as required by and at the expense of the
20Department. The Department or Board may order the examining
21physician to present testimony concerning the mental or
22physical examination of the licensee or applicant. No
23information shall be excluded by reason of any common law or
24statutory privilege relating to communications between the
25licensee or applicant and the examining physician. The
26examining physicians shall be specifically designated by the

 

 

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1Board or Department. The individual to be examined may have, at
2his or her own expense, another physician of his or her choice
3present during all aspects of this examination. Failure of an
4individual to submit to a mental or physical examination, when
5directed, shall be grounds for suspension of his or her license
6until the individual submits to the examination if the
7Department finds, after notice and hearing, that the refusal to
8submit to the examination was without reasonable cause.
9    If the Department or Board finds an individual unable to
10practice because of the reasons set forth in this Section, the
11Department or Board may require that individual to submit to
12care, counseling, or treatment by physicians approved or
13designated by the Department or Board, as a condition, term, or
14restriction for continued, reinstated, or renewed licensure to
15practice; or, in lieu of care, counseling, or treatment, the
16Department may file, or the Board may recommend to the
17Department to file, a complaint to immediately suspend, revoke,
18or otherwise discipline the license of the individual. An
19individual whose license was granted, continued, reinstated,
20renewed, disciplined or supervised subject to such terms,
21conditions, or restrictions, and who fails to comply with such
22terms, conditions, or restrictions, shall be referred to the
23Secretary for a determination as to whether the individual
24shall have his or her license suspended immediately, pending a
25hearing by the Department.
26    In instances in which the Secretary immediately suspends a

 

 

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1person's license under this Section, a hearing on that person's
2license must be convened by the Department within 30 days after
3the suspension and completed without appreciable delay. The
4Department and Board shall have the authority to review the
5subject individual's record of treatment and counseling
6regarding the impairment to the extent permitted by applicable
7federal statutes and regulations safeguarding the
8confidentiality of medical records.
9    An individual licensed under this Act and affected under
10this Section shall be afforded an opportunity to demonstrate to
11the Department or Board that he or she can resume practice in
12compliance with acceptable and prevailing standards under the
13provisions of his or her license.
14(Source: P.A. 95-851, eff. 1-1-09; 96-856, eff. 12-31-09;
15revised 11-18-11.)
 
16    (225 ILCS 454/20-78 new)
17    Sec. 20-78. Confidentiality. All information collected by
18the Department in the course of an examination or investigation
19of a licensee or applicant, including, but not limited to, any
20complaint against a licensee or applicant or any person who
21holds himself or herself out as a licensee or applicant filed
22with the Department and information collected to investigate
23any such complaint, shall be maintained for the confidential
24use of the Department and shall not be disclosed. The
25Department may not disclose the information to anyone other

 

 

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1than law enforcement officials, regulatory agencies that have
2an appropriate regulatory interest as determined by the
3Secretary, or a party presenting a lawful subpoena to the
4Department. Information and documents disclosed to a federal,
5State, county, or local law enforcement agency shall not be
6disclosed by the agency for any purpose to any other agency or
7person. A formal complaint filed against a licensee by the
8Department or any order issued by the Department against a
9licensee or applicant shall be a public record, except as
10otherwise prohibited by law.
 
11    (225 ILCS 454/20-85)
12    (Section scheduled to be repealed on January 1, 2020)
13    Sec. 20-85. Recovery from Real Estate Recovery Fund. The
14Department shall maintain a Real Estate Recovery Fund from
15which any person aggrieved by an act, representation,
16transaction, or conduct of a licensee or unlicensed employee of
17a licensee that is in violation of this Act or the rules
18promulgated pursuant thereto, constitutes embezzlement of
19money or property, or results in money or property being
20unlawfully obtained from any person by false pretenses,
21artifice, trickery, or forgery or by reason of any fraud,
22misrepresentation, discrimination, or deceit by or on the part
23of any such licensee or the unlicensed employee of a licensee
24and that results in a loss of actual cash money, as opposed to
25losses in market value, may recover. The aggrieved person may

 

 

09700HB5359sam001- 24 -LRB097 19406 CEL 67768 a

1recover, by a post-judgment order of the circuit court of the
2county where the violation occurred in a proceeding described
3in Section 20-90 of this Act, an amount of not more than
4$25,000 from the Fund for damages sustained by the act,
5representation, transaction, or conduct, together with costs
6of suit and attorney's fees incurred in connection therewith of
7not to exceed 15% of the amount of the recovery ordered paid
8from the Fund. However, no licensee may recover from the Fund
9unless the court finds that the person suffered a loss
10resulting from intentional misconduct. The post-judgment court
11order shall not include interest on the judgment. The maximum
12liability against the Fund arising out of any one act shall be
13as provided in this Section, and the post-judgment judgment
14order shall spread the award equitably among all co-owners or
15otherwise aggrieved persons, if any. The maximum liability
16against the Fund arising out of the activities of any one
17licensee or one unlicensed employee of a licensee, since
18January 1, 1974, shall be $100,000. Nothing in this Section
19shall be construed to authorize recovery from the Fund unless
20the loss of the aggrieved person results from an act or
21omission of a licensee under this Act who was at the time of
22the act or omission acting in such capacity or was apparently
23acting in such capacity or their unlicensed employee and unless
24the aggrieved person has obtained a valid judgment and
25post-judgment order of the court as provided for in Section
2620-90 of this Act. No person aggrieved by an act,

 

 

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1representation, or transaction that is in violation of the
2Illinois Real Estate Time-Share Act or the Land Sales
3Registration Act of 1989 may recover from the Fund.
4(Source: P.A. 96-856, eff. 12-31-09.)
 
5    (225 ILCS 454/20-90)
6    (Section scheduled to be repealed on January 1, 2020)
7    Sec. 20-90. Collection from Real Estate Recovery Fund;
8procedure.
9    (a) No action for a judgment that subsequently results in a
10post-judgment an order for collection from the Real Estate
11Recovery Fund shall be started later than 2 years after the
12date on which the aggrieved person knew, or through the use of
13reasonable diligence should have known, of the acts or
14omissions giving rise to a right of recovery from the Real
15Estate Recovery Fund.
16    (b) When any aggrieved person commences action for a
17judgment that may result in collection from the Real Estate
18Recovery Fund, the aggrieved person must name as parties
19defendant to that action any and all individual licensees, or
20their employees, or independent contractors who allegedly
21committed or are responsible for acts or omissions giving rise
22to a right of recovery from the Real Estate Recovery Fund.
23Failure to name as parties defendant such licensees, or their
24employees, or independent contractors shall preclude recovery
25from the Real Estate Recovery Fund of any portion of any

 

 

09700HB5359sam001- 26 -LRB097 19406 CEL 67768 a

1judgment received in such an action. These The aggrieved party
2may also name as additional parties defendant shall also
3include any corporations, limited liability companies,
4partnerships, registered limited liability partnership, or
5other business associations licensed under this Act that may be
6responsible for acts giving rise to a right of recovery from
7the Real Estate Recovery Fund.
8    (c) (Blank). When any aggrieved person commences action for
9a judgment that may result in collection from the Real Estate
10Recovery Fund, the aggrieved person must notify the Department
11in writing to this effect within 7 days of the commencement of
12the action. Failure to so notify the Department shall preclude
13recovery from the Real Estate Recovery Fund of any portion of
14any judgment received in such an action. After receiving notice
15of the commencement of such an action, the Department upon
16timely application shall be permitted to intervene as a party
17defendant to that action.
18    (d) When any aggrieved person commences action for a
19judgment that may result in collection from the Real Estate
20Recovery Fund, and the aggrieved person is unable to obtain
21legal and proper service upon the parties defendant licensed
22under this Act under the provisions of Illinois law concerning
23service of process in civil actions, the aggrieved person may
24petition the court where the action to obtain judgment was
25begun for an order to allow service of legal process on the
26Secretary. Service of process on the Secretary shall be taken

 

 

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1and held in that court to be as valid and binding as if due
2service had been made upon the parties defendant licensed under
3this Act. In case any process mentioned in this Section is
4served upon the Secretary, the Secretary shall forward a copy
5of the process by certified mail to the licensee's last address
6on record with the Department. Any judgment obtained after
7service of process on the Secretary under this Act shall apply
8to and be enforceable against the Real Estate Recovery Fund
9only. The Department OBRE may intervene in and defend any such
10action.
11    (e) (Blank). When an aggrieved party commences action for a
12judgment that may result in collection from the Real Estate
13Recovery Fund, and the court before which that action is
14commenced enters judgment by default against the defendant and
15in favor of the aggrieved party, the court shall upon motion of
16the Department set aside that judgment by default. After such a
17judgment by default has been set aside, the Department shall
18appear as party defendant to that action, and thereafter the
19court shall require proof of the allegations in the pleadings
20upon which relief is sought.
21    (f) The aggrieved person shall give written notice to the
22Department within 30 days of the entry of any judgment that may
23result in collection from the Real Estate Recovery Fund. The
24aggrieved person shall provide the Department with OBRE within
2520 days prior written notice of all supplementary proceedings
26so as to allow the Department to intervene and participate in

 

 

09700HB5359sam001- 28 -LRB097 19406 CEL 67768 a

1all efforts to collect on the judgment in the same manner as
2any party.
3    (g) When any aggrieved person recovers a valid judgment in
4any court of competent jurisdiction against any licensee or an
5unlicensed employee of any licensee broker, upon the grounds of
6fraud, misrepresentation, discrimination, or deceit, the
7aggrieved person may, upon the termination of all proceedings,
8including review and appeals in connection with the judgment,
9file a verified claim in the court in which the judgment was
10entered and, upon 30 days' written notice to the Department,
11and to the person against whom the judgment was obtained, may
12apply to the court for a post-judgment an order directing
13payment out of the Real Estate Recovery Fund of the amount
14unpaid upon the judgment, not including interest on the
15judgment, and subject to the limitations stated in Section
1620-85 of this Act. The aggrieved person must set out in that
17verified claim and prove at an evidentiary hearing to be held
18by the court upon the application that the claim meets all
19requirements of Section 20-85 and this Section to be eligible
20for payment from the Real Estate Recovery Fund and the
21aggrieved party shall be required to show that the aggrieved
22person:
23        (1) Is not a spouse of the debtor or debtors or the
24    personal representative of such spouse.
25        (2) Has complied with all the requirements of this
26    Section.

 

 

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1        (3) Has obtained a judgment stating the amount thereof
2    and the amount owing thereon, not including interest
3    thereon, at the date of the application.
4        (4) Has made all reasonable searches and inquiries to
5    ascertain whether the judgment debtor or debtors is
6    possessed of real or personal property or other assets,
7    liable to be sold or applied in satisfaction of the
8    judgment.
9        (5) By such search has discovered no personal or real
10    property or other assets liable to be sold or applied, or
11    has discovered certain of them, describing them as owned by
12    the judgment debtor or debtors and liable to be so applied
13    and has taken all necessary action and proceedings for the
14    realization thereof, and the amount thereby realized was
15    insufficient to satisfy the judgment, stating the amount so
16    realized and the balance remaining due on the judgment
17    after application of the amount realized.
18        (6) Has diligently pursued all remedies against all the
19    judgment debtors and all other persons liable to the
20    aggrieved person in the transaction for which recovery is
21    sought from the Real Estate Recovery Fund, including the
22    filing of an adversary action to have the debts declared
23    non-dischargeable in any bankruptcy petition matter filed
24    by any judgment debtor or person liable to the aggrieved
25    person.
26    The aggrieved person shall also be required to prove the

 

 

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1amount of attorney's fees sought to be recovered and the
2reasonableness of those fees up to the maximum allowed pursuant
3to Section 20-85 of this Act.
4    (h) After conducting the evidentiary hearing required
5under this Section, the The court, in a post-judgment shall
6make an order directed to the Department, shall indicate
7whether requiring payment from the Real Estate Recovery Fund is
8appropriate and, if so, the amount of whatever sum it finds to
9be payable upon the claim, pursuant to and in accordance with
10the limitations contained in Section 20-85 of this Act, if the
11court is satisfied, based upon the hearing, of the truth of all
12matters required to be shown by the aggrieved person under
13subsection (g) of this Section and that the aggrieved person
14has fully pursued and exhausted all remedies available for
15recovering the amount awarded by the judgment of the court.
16    (i) Should the Department pay from the Real Estate Recovery
17Fund any amount in settlement of a claim or toward satisfaction
18of a judgment against any licensee a licensed broker or
19salesperson or an unlicensed employee of a licensee broker, the
20licensee's license shall be automatically revoked terminated
21upon the issuance of a post-judgment court order authorizing
22payment from the Real Estate Recovery Fund. No petition for
23restoration of a license shall be heard until repayment has
24been made in full, plus interest at the rate prescribed in
25Section 12-109 of the Code of Civil Procedure of the amount
26paid from the Real Estate Recovery Fund on their account,

 

 

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1notwithstanding any provision to the contrary in Section
22105-15 of the Department of Professional Regulation Law of the
3Civil Administrative Code of Illinois. A discharge in
4bankruptcy shall not relieve a person from the penalties and
5disabilities provided in this subsection (i).
6    (j) If, at any time, the money deposited in the Real Estate
7Recovery Fund is insufficient to satisfy any duly authorized
8claim or portion thereof, the Department shall, when sufficient
9money has been deposited in the Real Estate Recovery Fund,
10satisfy such unpaid claims or portions thereof, in the order
11that such claims or portions thereof were originally filed,
12plus accumulated interest at the rate prescribed in Section
1312-109 of the Code of Civil Procedure.
14(Source: P.A. 96-856, eff. 12-31-09.)
 
15    (225 ILCS 454/20-95)
16    (Section scheduled to be repealed on January 1, 2020)
17    Sec. 20-95. Power of the Department to defend. When the
18Department receives any process, notice, order, or other
19document provided for or required under Section 20-90 of this
20Act, it may enter an appearance, file an answer, appear at the
21court hearing, defend the action, or take whatever other action
22it deems appropriate on behalf and in the name of the parties
23defendant licensed under this Act or the Department and take
24recourse through any appropriate method of review on behalf of
25and in the name of the parties defendant licensed under this

 

 

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1Act or the Department.
2(Source: P.A. 96-856, eff. 12-31-09.)
 
3    (225 ILCS 454/20-115)
4    (Section scheduled to be repealed on January 1, 2020)
5    Sec. 20-115. Time limit on action. No action may be taken
6by the Department against any person for violation of the terms
7of this Act or its rules unless the action is commenced within
85 years after the occurrence of the alleged violation. This
9limitation shall not apply where it is alleged that an initial
10application for licensure under this Act contains false or
11misleading information.
12(Source: P.A. 96-856, eff. 12-31-09.)
 
13    Section 99. Effective date. This Act takes effect upon
14becoming law.".