98TH GENERAL ASSEMBLY
State of Illinois
2013 and 2014
HB5829

 

Introduced , by Rep. Donald L. Moffitt

 

SYNOPSIS AS INTRODUCED:
 
65 ILCS 5/11-31-1  from Ch. 24, par. 11-31-1

    Amends the Illinois Municipal Code. Provides that the corporate authorities may petition the circuit court to have property declared abandoned if the corporate authorities of the municipality have abated a code violation found on the property more than 3 times within a 12 month period.


LRB098 19146 JLK 54298 b

 

 

A BILL FOR

 

HB5829LRB098 19146 JLK 54298 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 Illinois Municipal Code is amended by
5changing Section 11-31-1 as follows:
 
6    (65 ILCS 5/11-31-1)  (from Ch. 24, par. 11-31-1)
7    Sec. 11-31-1. Demolition, repair, enclosure, or
8remediation.
9    (a) The corporate authorities of each municipality may
10demolish, repair, or enclose or cause the demolition, repair,
11or enclosure of dangerous and unsafe buildings or uncompleted
12and abandoned buildings within the territory of the
13municipality and may remove or cause the removal of garbage,
14debris, and other hazardous, noxious, or unhealthy substances
15or materials from those buildings. In any county having adopted
16by referendum or otherwise a county health department as
17provided by Division 5-25 of the Counties Code or its
18predecessor, the county board of that county may exercise those
19powers with regard to dangerous and unsafe buildings or
20uncompleted and abandoned buildings within the territory of any
21city, village, or incorporated town having less than 50,000
22population.
23    The corporate authorities shall apply to the circuit court

 

 

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1of the county in which the building is located (i) for an order
2authorizing action to be taken with respect to a building if
3the owner or owners of the building, including the lien holders
4of record, after at least 15 days' written notice by mail so to
5do, have failed to put the building in a safe condition or to
6demolish it or (ii) for an order requiring the owner or owners
7of record to demolish, repair, or enclose the building or to
8remove garbage, debris, and other hazardous, noxious, or
9unhealthy substances or materials from the building. It is not
10a defense to the cause of action that the building is boarded
11up or otherwise enclosed, although the court may order the
12defendant to have the building boarded up or otherwise
13enclosed. Where, upon diligent search, the identity or
14whereabouts of the owner or owners of the building, including
15the lien holders of record, is not ascertainable, notice mailed
16to the person or persons in whose name the real estate was last
17assessed is sufficient notice under this Section.
18    The hearing upon the application to the circuit court shall
19be expedited by the court and shall be given precedence over
20all other suits. Any person entitled to bring an action under
21subsection (b) shall have the right to intervene in an action
22brought under this Section.
23    The cost of the demolition, repair, enclosure, or removal
24incurred by the municipality, by an intervenor, or by a lien
25holder of record, including court costs, attorney's fees, and
26other costs related to the enforcement of this Section, is

 

 

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1recoverable from the owner or owners of the real estate or the
2previous owner or both if the property was transferred during
3the 15 day notice period and is a lien on the real estate; the
4lien is superior to all prior existing liens and encumbrances,
5except taxes, if, within 180 days after the repair, demolition,
6enclosure, or removal, the municipality, the lien holder of
7record, or the intervenor who incurred the cost and expense
8shall file a notice of lien for the cost and expense incurred
9in the office of the recorder in the county in which the real
10estate is located or in the office of the registrar of titles
11of the county if the real estate affected is registered under
12the Registered Titles (Torrens) Act.
13    The notice must consist of a sworn statement setting out
14(1) a description of the real estate sufficient for its
15identification, (2) the amount of money representing the cost
16and expense incurred, and (3) the date or dates when the cost
17and expense was incurred by the municipality, the lien holder
18of record, or the intervenor. Upon payment of the cost and
19expense by the owner of or persons interested in the property
20after the notice of lien has been filed, the lien shall be
21released by the municipality, the person in whose name the lien
22has been filed, or the assignee of the lien, and the release
23may be filed of record as in the case of filing notice of lien.
24Unless the lien is enforced under subsection (c), the lien may
25be enforced by foreclosure proceedings as in the case of
26mortgage foreclosures under Article XV of the Code of Civil

 

 

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1Procedure or mechanics' lien foreclosures. An action to
2foreclose this lien may be commenced at any time after the date
3of filing of the notice of lien. The costs of foreclosure
4incurred by the municipality, including court costs,
5reasonable attorney's fees, advances to preserve the property,
6and other costs related to the enforcement of this subsection,
7plus statutory interest, are a lien on the real estate and are
8recoverable by the municipality from the owner or owners of the
9real estate.
10    All liens arising under this subsection (a) shall be
11assignable. The assignee of the lien shall have the same power
12to enforce the lien as the assigning party, except that the
13lien may not be enforced under subsection (c).
14    If the appropriate official of any municipality determines
15that any dangerous and unsafe building or uncompleted and
16abandoned building within its territory fulfills the
17requirements for an action by the municipality under the
18Abandoned Housing Rehabilitation Act, the municipality may
19petition under that Act in a proceeding brought under this
20subsection.
21    (b) Any owner or tenant of real property within 1200 feet
22in any direction of any dangerous or unsafe building located
23within the territory of a municipality with a population of
24500,000 or more may file with the appropriate municipal
25authority a request that the municipality apply to the circuit
26court of the county in which the building is located for an

 

 

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

 

 

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

 

 

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1affected is registered under the Registered Titles (Torrens)
2Act. The notice shall be in a form as is provided in subsection
3(a). An owner or tenant who institutes an action in circuit
4court seeking an order to compel the owner or owners of record
5to demolish, remove materials from, repair, or enclose any
6dangerous or unsafe building, or to cause that action to be
7taken under this subsection may recover court costs and
8reasonable attorney's fees for instituting the action from the
9owner or owners of record of the building. Upon payment of the
10costs and expenses by the owner of or a person interested in
11the property after the notice of lien has been filed, the lien
12shall be released by the municipality or the person in whose
13name the lien has been filed or his or her assignee, and the
14release may be filed of record as in the case of filing a
15notice of lien. Unless the lien is enforced under subsection
16(c), the lien may be enforced by foreclosure proceedings as in
17the case of mortgage foreclosures under Article XV of the Code
18of Civil Procedure or mechanics' lien foreclosures. An action
19to foreclose this lien may be commenced at any time after the
20date of filing of the notice of lien. The costs of foreclosure
21incurred by the municipality, including court costs,
22reasonable attorneys' fees, advances to preserve the property,
23and other costs related to the enforcement of this subsection,
24plus statutory interest, are a lien on the real estate and are
25recoverable by the municipality from the owner or owners of the
26real estate.

 

 

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1    All liens arising under the terms of this subsection (b)
2shall be assignable. The assignee of the lien shall have the
3same power to enforce the lien as the assigning party, except
4that the lien may not be enforced under subsection (c).
5    (c) In any case where a municipality has obtained a lien
6under subsection (a), (b), or (f), the municipality may enforce
7the lien under this subsection (c) in the same proceeding in
8which the lien is authorized.
9    A municipality desiring to enforce a lien under this
10subsection (c) shall petition the court to retain jurisdiction
11for foreclosure proceedings under this subsection. Notice of
12the petition shall be served, by certified or registered mail,
13on all persons who were served notice under subsection (a),
14(b), or (f). The court shall conduct a hearing on the petition
15not less than 15 days after the notice is served. If the court
16determines that the requirements of this subsection (c) have
17been satisfied, it shall grant the petition and retain
18jurisdiction over the matter until the foreclosure proceeding
19is completed. The costs of foreclosure incurred by the
20municipality, including court costs, reasonable attorneys'
21fees, advances to preserve the property, and other costs
22related to the enforcement of this subsection, plus statutory
23interest, are a lien on the real estate and are recoverable by
24the municipality from the owner or owners of the real estate.
25If the court denies the petition, the municipality may enforce
26the lien in a separate action as provided in subsection (a),

 

 

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1(b), or (f).
2    All persons designated in Section 15-1501 of the Code of
3Civil Procedure as necessary parties in a mortgage foreclosure
4action shall be joined as parties before issuance of an order
5of foreclosure. Persons designated in Section 15-1501 of the
6Code of Civil Procedure as permissible parties may also be
7joined as parties in the action.
8    The provisions of Article XV of the Code of Civil Procedure
9applicable to mortgage foreclosures shall apply to the
10foreclosure of a lien under this subsection (c), except to the
11extent that those provisions are inconsistent with this
12subsection. For purposes of foreclosures of liens under this
13subsection, however, the redemption period described in
14subsection (b) of Section 15-1603 of the Code of Civil
15Procedure shall end 60 days after the date of entry of the
16order of foreclosure.
17    (d) In addition to any other remedy provided by law, the
18corporate authorities of any municipality may petition the
19circuit court to have property declared abandoned under this
20subsection (d) if:
21        (1) the property has been tax delinquent for 2 or more
22    years or bills for water service for the property have been
23    outstanding for 2 or more years;
24        (2) the property is unoccupied by persons legally in
25    possession; and
26        (3) the property contains a dangerous or unsafe

 

 

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1    building for reasons specified in the petition; and .
2        (4) the property is not being maintained, as evidenced
3    by the fact that the corporate authorities of the
4    municipality have abated a code violation on the property,
5    as defined under Division 31.1 of this Article, more than 3
6    times within a 12 month period.
7    All persons having an interest of record in the property,
8including tax purchasers and beneficial owners of any Illinois
9land trust having title to the property, shall be named as
10defendants in the petition and shall be served with process. In
11addition, service shall be had under Section 2-206 of the Code
12of Civil Procedure as in other cases affecting property.
13    The municipality, however, may proceed under this
14subsection in a proceeding brought under subsection (a) or (b).
15Notice of the petition shall be served in person or by
16certified or registered mail on all persons who were served
17notice under subsection (a) or (b).
18    If the municipality proves that the conditions described in
19this subsection exist and (i) the owner of record of the
20property does not enter an appearance in the action, or, if
21title to the property is held by an Illinois land trust, if
22neither the owner of record nor the owner of the beneficial
23interest of the trust enters an appearance, or (ii) if the
24owner of record or the beneficiary of a land trust, if title to
25the property is held by an Illinois land trust, enters an
26appearance and specifically waives his or her rights under this

 

 

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

 

 

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1subsection (a), or it may request that the court order the
2owner to demolish the building or repair the dangerous or
3unsafe conditions of the building alleged in the petition or
4seek the appointment of a receiver or other equitable relief to
5correct the conditions at the property. The powers and rights
6of a receiver appointed under this subsection (d) shall include
7all of the powers and rights of a receiver appointed under
8Section 11-31-2 of this Code.
9    If a request to demolish or repair the building is filed
10within the 30 day period, the court shall grant permission to
11the requesting party to demolish the building within 30 days or
12to restore the building to safe condition within 60 days after
13the request is granted. An extension of that period for up to
1460 additional days may be given for good cause. If more than
15one person with an interest in the property files a timely
16request, preference shall be given to the owner of record if
17the owner filed a request or, if the owner did not, the person
18with the lien or other interest of the highest priority.
19    If the requesting party (other than the owner of record)
20proves to the court that the building has been demolished or
21put in a safe condition in accordance with the local safety
22codes within the period of time granted by the court, the court
23shall issue a quitclaim judicial deed for the property to the
24requesting party, conveying only the interest of the owner of
25record, upon proof of payment to the municipality of all costs
26incurred by the municipality in connection with the action,

 

 

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1including but not limited to court costs, attorney's fees,
2administrative costs, the costs, if any, associated with
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 building in safe condition within the time
21specified by the court, the municipality may petition the court
22to issue a judicial deed for the property to the municipality.
23A conveyance by judicial deed shall operate to extinguish all
24existing ownership interests in, liens on, and other interest
25in the property, including tax liens, and shall extinguish the
26rights and interests of any and all holders of a bona fide

 

 

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1certificate of purchase of the property for delinquent taxes.
2Any such bona fide certificate of purchase holder shall be
3entitled to a sale in error as prescribed under Section 21-310
4of the Property Tax Code.
5    (e) Each municipality may use the provisions of this
6subsection to expedite the removal of certain buildings that
7are a continuing hazard to the community in which they are
8located.
9    If a residential or commercial building is 3 stories or
10less in height as defined by the municipality's building code,
11and the corporate official designated to be in charge of
12enforcing the municipality's building code determines that the
13building is open and vacant and an immediate and continuing
14hazard to the community in which the building is located, then
15the official shall be authorized to post a notice not less than
162 feet by 2 feet in size on the front of the building. The
17notice shall be dated as of the date of the posting and shall
18state that unless the building is demolished, repaired, or
19enclosed, and unless any garbage, debris, and other hazardous,
20noxious, or unhealthy substances or materials are removed so
21that an immediate and continuing hazard to the community no
22longer exists, then the building may be demolished, repaired,
23or enclosed, or any garbage, debris, and other hazardous,
24noxious, or unhealthy substances or materials may be removed,
25by the municipality.
26    Not later than 30 days following the posting of the notice,

 

 

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

 

 

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

 

 

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

 

 

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1against the real estate for the cost of the demolition, repair,
2enclosure, or removal within 180 days after the repair,
3demolition, enclosure, or removal occurred, for the cost and
4expense incurred, in the office of the recorder in the county
5in which the real estate is located or in the office of the
6registrar of titles of the county if the real estate affected
7is registered under the Registered Titles (Torrens) Act; this
8lien has priority over the interests of those parties named in
9the Notice to Remediate mailed under paragraph (1), but not
10over the interests of third party purchasers or encumbrancers
11for value who obtained their interests in the property before
12obtaining actual or constructive notice of the lien. The notice
13of lien shall consist of a sworn statement setting forth (i) a
14description of the real estate, such as the address or other
15description of the property, sufficient for its
16identification; (ii) the expenses incurred by the municipality
17in undertaking the remedial actions authorized under this
18subsection; (iii) the date or dates the expenses were incurred
19by the municipality; (iv) a statement by the corporate official
20responsible for enforcing the building code that the building
21was open and vacant and constituted an immediate and continuing
22hazard to the community; (v) a statement by the corporate
23official that the required sign was posted on the building,
24that notice was sent by certified mail to the owners of record,
25and that notice was published in accordance with this
26subsection; and (vi) a statement as to when and where the

 

 

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1notice was published. The lien authorized by this subsection
2may thereafter be released or enforced by the municipality as
3provided in subsection (a).
4    (f) The corporate authorities of each municipality may
5remove or cause the removal of, or otherwise environmentally
6remediate hazardous substances and petroleum products on, in,
7or under any abandoned and unsafe property within the territory
8of a municipality. In addition, where preliminary evidence
9indicates the presence or likely presence of a hazardous
10substance or a petroleum product or a release or a substantial
11threat of a release of a hazardous substance or a petroleum
12product on, in, or under the property, the corporate
13authorities of the municipality may inspect the property and
14test for the presence or release of hazardous substances and
15petroleum products. In any county having adopted by referendum
16or otherwise a county health department as provided by Division
175-25 of the Counties Code or its predecessor, the county board
18of that county may exercise the above-described powers with
19regard to property within the territory of any city, village,
20or incorporated town having less than 50,000 population.
21    For purposes of this subsection (f):
22        (1) "property" or "real estate" means all real
23    property, whether or not improved by a structure;
24        (2) "abandoned" means;
25            (A) the property has been tax delinquent for 2 or
26        more years;

 

 

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1            (B) the property is unoccupied by persons legally
2        in possession; and
3        (3) "unsafe" means property that presents an actual or
4    imminent threat to public health and safety caused by the
5    release of hazardous substances; and
6        (4) "hazardous substances" means the same as in Section
7    3.215 of the Environmental Protection Act.
8    The corporate authorities shall apply to the circuit court
9of the county in which the property is located (i) for an order
10allowing the municipality to enter the property and inspect and
11test substances on, in, or under the property; or (ii) for an
12order authorizing the corporate authorities to take action with
13respect to remediation of the property if conditions on the
14property, based on the inspection and testing authorized in
15paragraph (i), indicate the presence of hazardous substances or
16petroleum products. Remediation shall be deemed complete for
17purposes of paragraph (ii) above when the property satisfies
18Tier I, II, or III remediation objectives for the property's
19most recent usage, as established by the Environmental
20Protection Act, and the rules and regulations promulgated
21thereunder. Where, upon diligent search, the identity or
22whereabouts of the owner or owners of the property, including
23the lien holders of record, is not ascertainable, notice mailed
24to the person or persons in whose name the real estate was last
25assessed is sufficient notice under this Section.
26    The court shall grant an order authorizing testing under

 

 

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1paragraph (i) above upon a showing of preliminary evidence
2indicating the presence or likely presence of a hazardous
3substance or a petroleum product or a release of or a
4substantial threat of a release of a hazardous substance or a
5petroleum product on, in, or under abandoned property. The
6preliminary evidence may include, but is not limited to,
7evidence of prior use, visual site inspection, or records of
8prior environmental investigations. The testing authorized by
9paragraph (i) above shall include any type of investigation
10which is necessary for an environmental professional to
11determine the environmental condition of the property,
12including but not limited to performance of soil borings and
13groundwater monitoring. The court shall grant a remediation
14order under paragraph (ii) above where testing of the property
15indicates that it fails to meet the applicable remediation
16objectives. The hearing upon the application to the circuit
17court shall be expedited by the court and shall be given
18precedence over all other suits.
19    The cost of the inspection, testing, or remediation
20incurred by the municipality or by a lien holder of record,
21including court costs, attorney's fees, and other costs related
22to the enforcement of this Section, is a lien on the real
23estate; except that in any instances where a municipality
24incurs costs of inspection and testing but finds no hazardous
25substances or petroleum products on the property that present
26an actual or imminent threat to public health and safety, such

 

 

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1costs are not recoverable from the owners nor are such costs a
2lien on the real estate. The lien is superior to all prior
3existing liens and encumbrances, except taxes and any lien
4obtained under subsection (a) or (e), if, within 180 days after
5the completion of the inspection, testing, or remediation, the
6municipality or the lien holder of record who incurred the cost
7and expense shall file a notice of lien for the cost and
8expense incurred in the office of the recorder in the county in
9which the real estate is located or in the office of the
10registrar of titles of the county if the real estate affected
11is registered under the Registered Titles (Torrens) Act.
12    The notice must consist of a sworn statement setting out
13(i) a description of the real estate sufficient for its
14identification, (ii) the amount of money representing the cost
15and expense incurred, and (iii) the date or dates when the cost
16and expense was incurred by the municipality or the lien holder
17of record. Upon payment of the lien amount by the owner of or
18persons interested in the property after the notice of lien has
19been filed, a release of lien shall be issued by the
20municipality, the person in whose name the lien has been filed,
21or the assignee of the lien, and the release may be filed of
22record as in the case of filing notice of lien.
23    The lien may be enforced under subsection (c) or by
24foreclosure proceedings as in the case of mortgage foreclosures
25under Article XV of the Code of Civil Procedure or mechanics'
26lien foreclosures; provided that where the lien is enforced by

 

 

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1foreclosure under subsection (c) or under either statute, the
2municipality may not proceed against the other assets of the
3owner or owners of the real estate for any costs that otherwise
4would be recoverable under this Section but that remain
5unsatisfied after foreclosure except where such additional
6recovery is authorized by separate environmental laws. An
7action to foreclose this lien may be commenced at any time
8after the date of filing of the notice of lien. The costs of
9foreclosure incurred by the municipality, including court
10costs, reasonable attorney's fees, advances to preserve the
11property, and other costs related to the enforcement of this
12subsection, plus statutory interest, are a lien on the real
13estate.
14    All liens arising under this subsection (f) shall be
15assignable. The assignee of the lien shall have the same power
16to enforce the lien as the assigning party, except that the
17lien may not be enforced under subsection (c).
18    (g) In any case where a municipality has obtained a lien
19under subsection (a), the municipality may also bring an action
20for a money judgment against the owner or owners of the real
21estate in the amount of the lien in the same manner as provided
22for bringing causes of action in Article II of the Code of
23Civil Procedure and, upon obtaining a judgment, file a judgment
24lien against all of the real estate of the owner or owners and
25enforce that lien as provided for in Article XII of the Code of
26Civil Procedure.

 

 

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1(Source: P.A. 95-331, eff. 8-21-07; 95-931, eff. 1-1-09.)