State of Illinois
91st General Assembly
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91_HB1116ham001

 










                                             LRB9103608MWpkam

 1                    AMENDMENT TO HOUSE BILL 1116

 2        AMENDMENT NO.     .  Amend House Bill 1116  by  replacing
 3    everything after the enacting clause with the following:

 4        "Section  5.   The  Counties  Code is amended by changing
 5    Section 5-1121 as follows:

 6        (55 ILCS 5/5-1121)
 7        Sec. 5-1121.  Demolition, repair, or enclosure.
 8        (a)  The county board of each county may  upon  a  formal
 9    request  by  the city, village or incorporated town demolish,
10    repair, or  enclose  or  cause  the  demolition,  repair,  or
11    enclosure  of  dangerous  and unsafe buildings or uncompleted
12    and abandoned buildings within the territory of  the  county,
13    but outside the territory of any municipality, and may remove
14    or cause the removal of garbage, debris, and other hazardous,
15    noxious,  or  unhealthy  substances  or  materials from those
16    buildings.  In any county having adopted,  by  referendum  or
17    otherwise, a county health department as provided by Division
18    5-25  of  the  Counties  Code  or its predecessor, the county
19    board of any such county may upon a  formal  request  by  the
20    city, village, or incorporated town demolish, repair or cause
21    the demolition or repair of dangerous and unsafe buildings or
22    uncompleted  and  abandoned buildings within the territory of
 
                            -2-              LRB9103608MWpkam
 1    any city, village, or incorporated town having  a  population
 2    of less than 50,000.
 3        The  county board shall apply to the circuit court of the
 4    county in which the building is  located  (i)  for  an  order
 5    authorizing  action to be taken with respect to a building if
 6    the owner or owners  of  the  building,  including  the  lien
 7    holders  of record, after at least 15 days' written notice by
 8    mail to do so, have failed to commence proceedings to put the
 9    building in a safe condition or to demolish it or (ii) for an
10    order requiring the owner or owners of  record  to  demolish,
11    repair, or enclose the building or to remove garbage, debris,
12    and  other  hazardous,  noxious,  or  unhealthy substances or
13    materials from the building.  It is  not  a  defense  to  the
14    cause  of action that the building is boarded up or otherwise
15    enclosed, although the court may order the defendant to  have
16    the  building  boarded  up or otherwise enclosed. Where, upon
17    diligent search, the identity or whereabouts of the owner  or
18    owners of the building, including the lien holders of record,
19    is  not ascertainable, notice mailed to the person or persons
20    in whose name the real  estate  was  last  assessed  and  the
21    posting  of  such  notice  upon  the  premises  sought  to be
22    demolished  or  repaired  is  sufficient  notice  under  this
23    Section.
24        The hearing upon the application  to  the  circuit  court
25    shall be expedited by the court and shall be given precedence
26    over all other suits.
27        The cost of the demolition, repair, enclosure, or removal
28    incurred by the county, by an intervenor, or by a lien holder
29    of  record, including court costs, attorney's fees, and other
30    costs  related  to  the  enforcement  of  this  Section,   is
31    recoverable  from  the  owner or owners of the real estate or
32    the previous owner or both if the  property  was  transferred
33    during  the  15  day  notice period and is a lien on the real
34    estate; the lien is superior to all prior existing liens  and
 
                            -3-              LRB9103608MWpkam
 1    encumbrances,  except  taxes,  if,  within 180 days after the
 2    repair, demolition, enclosure, or removal,  the  county,  the
 3    lien  holder  of  record,  or the intervenor who incurred the
 4    cost and expense shall file a notice of lien for the cost and
 5    expense incurred in the office of the recorder in the  county
 6    in  which  the real estate is located or in the office of the
 7    registrar of titles of the county if the real estate affected
 8    is registered under the Registered Titles (Torrens) Act.
 9        The notice must consist of a sworn statement setting  out
10    (1)  a  description  of  the  real  estate sufficient for its
11    identification, (2) the amount of money representing the cost
12    and expense incurred, and (3) the date or dates when the cost
13    and expense was incurred by the county, the  lien  holder  of
14    record,  or  the  intervenor.  Upon  payment  of the cost and
15    expense by the owner of or persons interested in the property
16    after the notice of lien has been filed, the  lien  shall  be
17    released by the county, the person in whose name the lien has
18    been  filed, or the assignee of the lien, and the release may
19    be filed of record as in the case of filing notice  of  lien.
20    Unless  the  lien  is enforced under subsection (b), the lien
21    may be enforced by foreclosure proceedings as in the case  of
22    mortgage  foreclosures  under Article XV of the Code of Civil
23    Procedure or  mechanics'  lien  foreclosures.  An  action  to
24    foreclose  this  lien  may be commenced at any time after the
25    date  of  filing  of  the  notice  of  lien.   The  costs  of
26    foreclosure incurred by the county,  including  court  costs,
27    reasonable   attorney's   fees,   advances  to  preserve  the
28    property, and other costs related to the enforcement of  this
29    subsection,  plus  statutory interest, are a lien on the real
30    estate and are recoverable by the county from  the  owner  or
31    owners of the real estate.
32        All  liens  arising  under  this  subsection (a) shall be
33    assignable. The assignee of the  lien  shall  have  the  same
34    power to enforce the lien as the assigning party, except that
 
                            -4-              LRB9103608MWpkam
 1    the lien may not be enforced under subsection (b).
 2        If the appropriate official of any county determines that
 3    any   dangerous   and  unsafe  building  or  uncompleted  and
 4    abandoned  building  within  its   territory   fulfills   the
 5    requirements  for an action by the county under the Abandoned
 6    Housing Rehabilitation Act, the  county  may  petition  under
 7    that Act in a proceeding brought under this subsection.
 8        (b)  In any case where a county has obtained a lien under
 9    subsection  (a),  the  county may enforce the lien under this
10    subsection (b) in the same proceeding in which  the  lien  is
11    authorized.
12        A county desiring to enforce a lien under this subsection
13    (b)  shall  petition  the  court  to  retain jurisdiction for
14    foreclosure proceedings under this subsection.  Notice of the
15    petition shall be served, by certified or registered mail, on
16    all persons who were served notice under subsection (a).  The
17    court shall conduct a hearing on the petition not  less  than
18    15  days after the notice is served.  If the court determines
19    that the  requirements  of  this  subsection  (b)  have  been
20    satisfied,   it   shall   grant   the   petition  and  retain
21    jurisdiction over the matter until the foreclosure proceeding
22    is completed.  The  costs  of  foreclosure  incurred  by  the
23    county,  including  court  costs, reasonable attorneys' fees,
24    advances to preserve the property, and other costs related to
25    the enforcement of this subsection, plus statutory  interest,
26    are  a  lien  on  the  real estate and are recoverable by the
27    county from the owner or owners of the real estate.   If  the
28    court denies the petition, the county may enforce the lien in
29    a separate action as provided in subsection (a).
30        All  persons designated in Section 15-1501 of the Code of
31    Civil  Procedure  as  necessary   parties   in   a   mortgage
32    foreclosure action shall be joined as parties before issuance
33    of  an  order  of foreclosure.  Persons designated in Section
34    15-1501 of the Code of Civil Procedure as permissible parties
 
                            -5-              LRB9103608MWpkam
 1    may also be joined as parties in the action.
 2        The provisions  of  Article  XV  of  the  Code  of  Civil
 3    Procedure  applicable to mortgage foreclosures shall apply to
 4    the foreclosure of a lien under this subsection  (b),  except
 5    to  the  extent  that  those provisions are inconsistent with
 6    this subsection.   For  purposes  of  foreclosures  of  liens
 7    under   this   subsection,  however,  the  redemption  period
 8    described in subsection (b) of Section 15-1603 of the Code of
 9    Civil Procedure shall end 60 days after the date of entry  of
10    the order of foreclosure.
11        (c)  In addition to any other remedy provided by law, the
12    county  board of any county may petition the circuit court to
13    have property declared abandoned under  this  subsection  (c)
14    if:
15             (1)  the  property  has been tax delinquent for 2 or
16        more years or bills for water service  for  the  property
17        have been outstanding for 2 or more years;
18             (2)  the  property  is unoccupied by persons legally
19        in possession; and
20             (3)  the property contains  a  dangerous  or  unsafe
21        building.
22        All persons having an interest of record in the property,
23    including   tax  purchasers  and  beneficial  owners  of  any
24    Illinois land trust having title to the  property,  shall  be
25    named  as defendants in the petition and shall be served with
26    process.  In addition, service shall  be  had  under  Section
27    2-206  of  the  Code  of  Civil  Procedure  as in other cases
28    affecting property.
29        The county, however, may proceed under this subsection in
30    a proceeding brought under subsection  (a).   Notice  of  the
31    petition  shall  be served by certified or registered mail on
32    all persons who were served notice under subsection (a).
33        If the county proves that  the  conditions  described  in
34    this subsection exist and the owner of record of the property
 
                            -6-              LRB9103608MWpkam
 1    does  not  enter an appearance in the action, or, if title to
 2    the property is held by an Illinois land  trust,  if  neither
 3    the  owner of record nor the owner of the beneficial interest
 4    of the trust enters an appearance, the  court  shall  declare
 5    the property abandoned.
 6        If  that  determination  is made, notice shall be sent by
 7    certified  or  registered  mail  to  all  persons  having  an
 8    interest of record in the property, including tax  purchasers
 9    and beneficial owners of any Illinois land trust having title
10    to  the  property, stating that title to the property will be
11    transferred to the county  unless,  within  30  days  of  the
12    notice,  the  owner  of  record  enters  an appearance in the
13    action, or unless any other person having an interest in  the
14    property  files  with  the  court  a  request to demolish the
15    dangerous or unsafe building or to put the building  in  safe
16    condition.
17        If the owner of record enters an appearance in the action
18    within  the  30  day period, the court shall vacate its order
19    declaring the property abandoned.  In that case,  the  county
20    may  amend  its  complaint  in  order to initiate proceedings
21    under subsection (a).
22        If a request to demolish or repair the building is  filed
23    within the 30 day period, the court shall grant permission to
24    the  requesting party to demolish the building within 30 days
25    or to restore the building to safe condition within  60  days
26    after  the  request  is granted.  An extension of that period
27    for up to 60 additional days may be given for good cause.  If
28    more than one person with an interest in the property files a
29    timely request, preference shall be given to the person  with
30    the lien or other interest of the highest priority.
31        If  the  requesting  party  proves  to the court that the
32    building has been demolished  or  put  in  a  safe  condition
33    within  the  period  of  time granted by the court, the court
34    shall issue a quitclaim judicial deed for the property to the
 
                            -7-              LRB9103608MWpkam
 1    requesting party, conveying only the interest of the owner of
 2    record, upon proof of payment to  the  county  of  all  costs
 3    incurred  by  the  county  in  connection  with  the  action,
 4    including  but  not  limited to court costs, attorney's fees,
 5    administrative costs, the  costs,  if  any,  associated  with
 6    building  enclosure  or removal, and receiver's certificates.
 7    The interest in the property so conveyed shall be subject  to
 8    all  liens and encumbrances on the property.  In addition, if
 9    the interest is conveyed to a person holding a certificate of
10    purchase for the property under the Property  Tax  Code,  the
11    conveyance  shall  be  subject to the rights of redemption of
12    all persons entitled to redeem under that Act, including  the
13    original owner of record.
14        If  no  person  with  an interest in the property files a
15    timely request or if the requesting party fails  to  demolish
16    the building or put the building in safe condition within the
17    time  specified  by  the  court,  the county may petition the
18    court to issue a  judicial  deed  for  the  property  to  the
19    county.   A  conveyance  by  judicial  deed  shall operate to
20    extinguish all existing ownership interests in, liens on, and
21    other interest in the property, including tax liens.
22        (d)  Each  county  may  use  the   provisions   of   this
23    subsection  to expedite the removal of certain buildings that
24    are a continuing hazard to the community in  which  they  are
25    located.
26        If  a residential building is 2 stories or less in height
27    as defined by the county's building code,  and  the  official
28    designated to be in charge of enforcing the county's building
29    code  determines  that the building is open and vacant and an
30    immediate and continuing hazard to the community in which the
31    building is located, then the official shall be authorized to
32    post a notice not less than 2 feet by 2 feet in size  on  the
33    front  of  the building.  The notice shall be dated as of the
34    date of the posting and shall state that unless the  building
 
                            -8-              LRB9103608MWpkam
 1    is demolished, repaired, or enclosed, and unless any garbage,
 2    debris, and other hazardous, noxious, or unhealthy substances
 3    or  materials are removed so that an immediate and continuing
 4    hazard to the community no longer exists, then  the  building
 5    may  be  demolished,  repaired,  or enclosed, or any garbage,
 6    debris, and other hazardous, noxious, or unhealthy substances
 7    or materials may be removed, by the county.
 8        Not later than 30  days  following  the  posting  of  the
 9    notice, the county shall do both of the following:
10             (1)  Cause  to  be  sent,  by certified mail, return
11        receipt requested, a notice to all owners  of  record  of
12        the  property, the beneficial owners of any Illinois land
13        trust having title to the property, and  all  lienholders
14        of  record  in  the  property,  stating the intent of the
15        county to demolish, repair, or enclose  the  building  or
16        remove  any garbage, debris, or other hazardous, noxious,
17        or unhealthy substances or materials if  that  action  is
18        not taken by the owner or owners.
19             (2)  Cause to be published, in a newspaper published
20        or  circulated  in  the  county  where  the  building  is
21        located,  a  notice  setting  forth (i) the permanent tax
22        index number and the address  of  the  building,  (ii)  a
23        statement  that  the  property  is  open  and  vacant and
24        constitutes an immediate and  continuing  hazard  to  the
25        community,  and (iii) a statement that the county intends
26        to demolish, repair, or enclose the  building  or  remove
27        any  garbage,  debris,  or  other  hazardous, noxious, or
28        unhealthy substances or materials if the owner or  owners
29        or  lienholders  of  record  fail  to do so.  This notice
30        shall be published for 3 consecutive days.
31        A person objecting to the proposed actions of the  county
32    board may file his or her objection in an appropriate form in
33    a court of competent jurisdiction.
34        If the building is not demolished, repaired, or enclosed,
 
                            -9-              LRB9103608MWpkam
 1    or  the  garbage,  debris,  or  other  hazardous, noxious, or
 2    unhealthy substances or materials are not removed, within  30
 3    days  of  mailing  the  notice  to  the owners of record, the
 4    beneficial owners of any Illinois land trust having title  to
 5    the  property, and all lienholders of record in the property,
 6    or within 30 days of the  last  day  of  publication  of  the
 7    notice,  whichever  is later, the county board shall have the
 8    power to demolish, repair, or  enclose  the  building  or  to
 9    remove  any  garbage, debris, or other hazardous, noxious, or
10    unhealthy substances or materials.
11        The county may proceed to demolish, repair, or enclose  a
12    building  or  remove any garbage, debris, or other hazardous,
13    noxious, or unhealthy  substances  or  materials  under  this
14    subsection  within a 120-day period following the date of the
15    mailing of the notice if the appropriate official  determines
16    that  the  demolition,  repair,  enclosure, or removal of any
17    garbage, debris, or other hazardous,  noxious,  or  unhealthy
18    substances  or materials is necessary to remedy the immediate
19    and  continuing  hazard.   If,  however,  before  the  county
20    proceeds  with  any  of  the  actions  authorized   by   this
21    subsection,  any  person  has  sought  a  hearing  under this
22    subsection before a court  and  has  served  a  copy  of  the
23    complaint  on the chief executive officer of the county, then
24    the county shall not proceed  with  the  demolition,  repair,
25    enclosure, or removal of garbage, debris, or other substances
26    until  the  court determines that that action is necessary to
27    remedy the hazard and issues an order authorizing the  county
28    to do so.
29        Following  the  demolition,  repair,  or  enclosure  of a
30    building,  or  the  removal  of  garbage,  debris,  or  other
31    hazardous, noxious,  or  unhealthy  substances  or  materials
32    under  this  subsection, the county may file a notice of lien
33    against the real estate  for  the  cost  of  the  demolition,
34    repair,  enclosure,  or  removal  within  180  days after the
 
                            -10-             LRB9103608MWpkam
 1    repair, demolition, enclosure, or removal occurred,  for  the
 2    cost  and  expense incurred, in the office of the recorder in
 3    the county in which the real estate  is  located  or  in  the
 4    office  of  the registrar of titles of the county if the real
 5    estate affected is registered  under  the  Registered  Titles
 6    (Torrens)  Act.   The notice of lien shall consist of a sworn
 7    statement setting forth (i) a description of the real estate,
 8    such as the address or other  description  of  the  property,
 9    sufficient for its identification; (ii) the expenses incurred
10    by  the county in undertaking the remedial actions authorized
11    under this subsection; (iii) the date or dates  the  expenses
12    were incurred by the county; (iv) a statement by the official
13    responsible for enforcing the building code that the building
14    was   open  and  vacant  and  constituted  an  immediate  and
15    continuing hazard to the community; (v) a  statement  by  the
16    official  that  the required sign was posted on the building,
17    that notice was sent by  certified  mail  to  the  owners  of
18    record, and that notice was published in accordance with this
19    subsection;  and  (vi)  a  statement as to when and where the
20    notice was published.  The lien authorized by this subsection
21    may thereafter be released  or  enforced  by  the  county  as
22    provided in subsection (a).
23        (e)  In any case where a county has obtained a lien under
24    subsection  (a),  the  county  may also bring an action for a
25    money judgment against the owner or owners of the real estate
26    in the amount of the lien in the same manner as provided  for
27    bringing  causes of action in Article II of the Code of Civil
28    Procedure and, upon obtaining a  judgment,  file  a  judgment
29    lien  against  all  of the real estate of the owner or owners
30    and enforce that lien as provided for in Article XII  of  the
31    Code of Civil Procedure.
32    (Source: P.A.   89-585,  eff.  1-1-97;  90-14,  eff.  7-1-97;
33    90-517, eff. 8-22-97; revised 3-4-99.)
 
                            -11-             LRB9103608MWpkam
 1        Section 10.  The Illinois Municipal Code  is  amended  by
 2    changing Section 11-31-1 as follows:

 3        (65 ILCS 5/11-31-1) (from Ch. 24, par. 11-31-1)
 4        Sec.    11-31-1.  Demolition,   repair,   enclosure,   or
 5    remediation.
 6        (a)  The corporate authorities of each  municipality  may
 7    demolish, repair, or enclose or cause the demolition, repair,
 8    or enclosure of dangerous and unsafe buildings or uncompleted
 9    and   abandoned   buildings   within  the  territory  of  the
10    municipality and may remove or cause the removal of  garbage,
11    debris, and other hazardous, noxious, or unhealthy substances
12    or  materials  from  those  buildings.   In any county having
13    adopted by referendum or otherwise a county health department
14    as provided by Division 5-25 of  the  Counties  Code  or  its
15    predecessor,  the  county  board  of that county may exercise
16    those powers with regard to dangerous and unsafe buildings or
17    uncompleted and abandoned buildings within the  territory  of
18    any  city,  village,  or  incorporated  town having less than
19    50,000 population.
20        The corporate authorities  shall  apply  to  the  circuit
21    court  of the county in which the building is located (i) for
22    an order authorizing action to be taken  with  respect  to  a
23    building  if  the  owner or owners of the building, including
24    the lien holders of record, after at least 15  days'  written
25    notice by mail so to do, have failed to put the building in a
26    safe  condition  or  to  demolish  it  or  (ii)  for an order
27    requiring the owner or owners of record to demolish,  repair,
28    or  enclose  the  building  or to remove garbage, debris, and
29    other  hazardous,  noxious,  or   unhealthy   substances   or
30    materials  from  the  building.   It  is not a defense to the
31    cause of action that the building is boarded up or  otherwise
32    enclosed,  although the court may order the defendant to have
33    the building boarded up or otherwise  enclosed.  Where,  upon
 
                            -12-             LRB9103608MWpkam
 1    diligent  search, the identity or whereabouts of the owner or
 2    owners of the building, including the lien holders of record,
 3    is not ascertainable, notice mailed to the person or  persons
 4    in whose name the real estate was last assessed is sufficient
 5    notice under this Section.
 6        The  hearing  upon  the  application to the circuit court
 7    shall be expedited by the court and shall be given precedence
 8    over all other suits.  Any person entitled to bring an action
 9    under subsection (b) shall have the right to intervene in  an
10    action brought under this Section.
11        The cost of the demolition, repair, enclosure, or removal
12    incurred  by the municipality, by an intervenor, or by a lien
13    holder of record, including court costs, attorney's fees, and
14    other costs related to the enforcement of  this  Section,  is
15    recoverable  from  the  owner or owners of the real estate or
16    the previous owner or both if the  property  was  transferred
17    during  the  15  day  notice period and is a lien on the real
18    estate; the lien is superior to all prior existing liens  and
19    encumbrances,  except  taxes,  if,  within 180 days after the
20    repair, demolition, enclosure, or removal, the  municipality,
21    the lien holder of record, or the intervenor who incurred the
22    cost and expense shall file a notice of lien for the cost and
23    expense  incurred in the office of the recorder in the county
24    in which the real estate is located or in the office  of  the
25    registrar of titles of the county if the real estate affected
26    is registered under the Registered Titles (Torrens) Act.
27        The  notice must consist of a sworn statement setting out
28    (1) a description of  the  real  estate  sufficient  for  its
29    identification, (2) the amount of money representing the cost
30    and expense incurred, and (3) the date or dates when the cost
31    and expense was incurred by the municipality, the lien holder
32    of  record,  or  the intervenor. Upon payment of the cost and
33    expense by the owner of or persons interested in the property
34    after the notice of lien has been filed, the  lien  shall  be
 
                            -13-             LRB9103608MWpkam
 1    released  by  the  municipality, the person in whose name the
 2    lien has been filed, or the assignee of  the  lien,  and  the
 3    release  may  be  filed  of  record  as in the case of filing
 4    notice of lien. Unless the lien is enforced under  subsection
 5    (c),  the  lien may be enforced by foreclosure proceedings as
 6    in the case of mortgage foreclosures under Article XV of  the
 7    Code  of  Civil Procedure or mechanics' lien foreclosures. An
 8    action to foreclose this lien may be commenced  at  any  time
 9    after the date of filing of the notice of lien.  The costs of
10    foreclosure  incurred  by  the  municipality, including court
11    costs, reasonable attorney's fees, advances to  preserve  the
12    property,  and other costs related to the enforcement of this
13    subsection, plus statutory interest, are a lien on  the  real
14    estate and are recoverable by the municipality from the owner
15    or owners of the real estate.
16        All  liens  arising  under  this  subsection (a) shall be
17    assignable. The assignee of the  lien  shall  have  the  same
18    power to enforce the lien as the assigning party, except that
19    the lien may not be enforced under subsection (c).
20        If   the   appropriate   official   of  any  municipality
21    determines  that  any  dangerous  and  unsafe   building   or
22    uncompleted  and  abandoned  building  within  its  territory
23    fulfills  the  requirements for an action by the municipality
24    under  the  Abandoned   Housing   Rehabilitation   Act,   the
25    municipality  may  petition  under  that  Act in a proceeding
26    brought under this subsection.
27        (b)  Any owner or tenant of  real  property  within  1200
28    feet  in  any  direction  of any dangerous or unsafe building
29    located  within  the  territory  of  a  municipality  with  a
30    population of 500,000 or more may file with  the  appropriate
31    municipal authority  a request that the municipality apply to
32    the  circuit  court  of  the  county in which the building is
33    located for an order permitting the  demolition,  removal  of
34    garbage,  debris,  and  other noxious or unhealthy substances
 
                            -14-             LRB9103608MWpkam
 1    and materials from, or repair or enclosure of the building in
 2    the manner prescribed in subsection (a) of this Section.   If
 3    the  municipality  fails  to  institute  an action in circuit
 4    court within 90 days after the filing  of  the  request,  the
 5    owner  or  tenant  of  real  property within 1200 feet in any
 6    direction of the building may institute an action in  circuit
 7    court  seeking  an  order  compelling  the owner or owners of
 8    record to demolish, remove garbage, debris, and other noxious
 9    or unhealthy substances and materials from, repair or enclose
10    or to cause to be demolished, have garbage, debris, and other
11    noxious or unhealthy substances and materials  removed  from,
12    repaired,  or  enclosed  the building in question.  A private
13    owner or tenant who institutes an action under the  preceding
14    sentence shall not be required to pay any fee to the clerk of
15    the  circuit  court. The cost of repair, removal, demolition,
16    or enclosure shall be borne by the owner or owners of  record
17    of  the  building. In the event the owner or owners of record
18    fail to demolish, remove garbage, debris, and  other  noxious
19    or  unhealthy  substances  and  materials  from,  repair,  or
20    enclose  the  building  within  90 days of the date the court
21    entered its order, the owner or  tenant  who  instituted  the
22    action  may request that the court join the municipality as a
23    party to the action.  The court may order the municipality to
24    demolish, remove  materials  from,  repair,  or  enclose  the
25    building,  or  cause that action to be taken upon the request
26    of any owner or tenant who instituted the action or upon  the
27    municipality's  request.   The municipality may file, and the
28    court may approve, a plan for rehabilitating the building  in
29    question.  A  court  order  authorizing  the  municipality to
30    demolish,  remove  materials  from,  repair,  or  enclose   a
31    building,  or  cause  that  action  to  be  taken,  shall not
32    preclude the court from adjudging  the  owner  or  owners  of
33    record  of  the  building  in  contempt  of  court due to the
34    failure to comply with the order to demolish, remove garbage,
 
                            -15-             LRB9103608MWpkam
 1    debris,  and  other  noxious  or  unhealthy  substances   and
 2    materials from, repair, or enclose the building.
 3        If  a  municipality or a person or persons other than the
 4    owner or owners of record pay the cost of demolition, removal
 5    of garbage, debris, and other noxious or unhealthy substances
 6    and materials, repair,  or  enclosure  pursuant  to  a  court
 7    order,  the cost, including court costs, attorney's fees, and
 8    other costs related to the enforcement of this subsection, is
 9    recoverable from the owner or owners of the real  estate  and
10    is  a  lien  on  the real estate; the lien is superior to all
11    prior existing liens  and  encumbrances,  except  taxes,  if,
12    within  180  days  after  the repair, removal, demolition, or
13    enclosure, the municipality or the person or persons who paid
14    the costs of demolition, removal, repair, or enclosure  shall
15    file a notice of lien of the cost and expense incurred in the
16    office of the recorder in the county in which the real estate
17    is located or in the office of the registrar of the county if
18    the  real  estate affected is registered under the Registered
19    Titles (Torrens) Act. The notice shall be in  a  form  as  is
20    provided   in   subsection  (a).   An  owner  or  tenant  who
21    institutes an action in circuit court  seeking  an  order  to
22    compel  the  owner  or  owners  of record to demolish, remove
23    materials from, repair, or enclose any  dangerous  or  unsafe
24    building,  or  to  cause  that  action to be taken under this
25    subsection may recover court costs and reasonable  attorney's
26    fees  for  instituting the action from the owner or owners of
27    record of  the  building.  Upon  payment  of  the  costs  and
28    expenses  by  the  owner  of  or  a  person interested in the
29    property after the notice of lien has been  filed,  the  lien
30    shall  be released by the municipality or the person in whose
31    name the lien has been filed or his or her assignee, and  the
32    release  may  be  filed  of record as in the case of filing a
33    notice of lien.  Unless the lien is enforced under subsection
34    (c), the lien may be enforced by foreclosure  proceedings  as
 
                            -16-             LRB9103608MWpkam
 1    in  the case of mortgage foreclosures under Article XV of the
 2    Code of Civil Procedure or mechanics' lien foreclosures.   An
 3    action  to  foreclose  this lien may be commenced at any time
 4    after the date of filing of the notice of lien.  The costs of
 5    foreclosure incurred by  the  municipality,  including  court
 6    costs,  reasonable  attorneys' fees, advances to preserve the
 7    property, and other costs related to the enforcement of  this
 8    subsection,  plus  statutory interest, are a lien on the real
 9    estate and are recoverable by the municipality from the owner
10    or owners of the real estate.
11        All liens arising under the terms of this subsection  (b)
12    shall be assignable.  The assignee of the lien shall have the
13    same power to enforce the lien as the assigning party, except
14    that the lien may not be enforced under subsection (c).
15        (c)  In any case where a municipality has obtained a lien
16    under  subsection  (a),  (b),  or  (f),  the municipality may
17    enforce the lien  under  this  subsection  (c)  in  the  same
18    proceeding in which the lien is authorized.
19        A  municipality  desiring  to  enforce  a lien under this
20    subsection  (c)  shall   petition   the   court   to   retain
21    jurisdiction   for   foreclosure   proceedings   under   this
22    subsection.   Notice  of  the  petition  shall  be served, by
23    certified or registered mail, on all persons who were  served
24    notice  under  subsection  (a), (b), or (f).  The court shall
25    conduct a hearing on the petition not less than 15 days after
26    the notice is served.   If  the  court  determines  that  the
27    requirements  of  this subsection (c) have been satisfied, it
28    shall grant the petition and  retain  jurisdiction  over  the
29    matter  until  the  foreclosure proceeding is completed.  The
30    costs of foreclosure incurred by the municipality,  including
31    court costs, reasonable attorneys' fees, advances to preserve
32    the  property,  and other costs related to the enforcement of
33    this subsection, plus statutory interest, are a lien  on  the
34    real  estate and are recoverable by the municipality from the
 
                            -17-             LRB9103608MWpkam
 1    owner or owners of the real estate.  If the court denies  the
 2    petition, the municipality may enforce the lien in a separate
 3    action as provided in subsection (a), (b), or (f).
 4        All  persons designated in Section 15-1501 of the Code of
 5    Civil  Procedure  as  necessary   parties   in   a   mortgage
 6    foreclosure action shall be joined as parties before issuance
 7    of  an  order  of foreclosure.  Persons designated in Section
 8    15-1501 of the Code of Civil Procedure as permissible parties
 9    may also be joined as parties in the action.
10        The provisions  of  Article  XV  of  the  Code  of  Civil
11    Procedure  applicable to mortgage foreclosures shall apply to
12    the foreclosure of a lien under this subsection  (c),  except
13    to  the  extent  that  those provisions are inconsistent with
14    this subsection.   For  purposes  of  foreclosures  of  liens
15    under   this   subsection,  however,  the  redemption  period
16    described in subsection (b) of Section 15-1603 of the Code of
17    Civil Procedure shall end 60 days after the date of entry  of
18    the order of foreclosure.
19        (d)  In addition to any other remedy provided by law, the
20    corporate  authorities  of  any municipality may petition the
21    circuit court to have property declared abandoned under  this
22    subsection (d) if:
23             (1)  the  property  has been tax delinquent for 2 or
24        more years or bills for water service  for  the  property
25        have been outstanding for 2 or more years;
26             (2)  the  property  is unoccupied by persons legally
27        in possession; and
28             (3)  the property contains  a  dangerous  or  unsafe
29        building.
30        All persons having an interest of record in the property,
31    including   tax  purchasers  and  beneficial  owners  of  any
32    Illinois land trust having title to the  property,  shall  be
33    named  as defendants in the petition and shall be served with
34    process.  In addition, service shall  be  had  under  Section
 
                            -18-             LRB9103608MWpkam
 1    2-206  of  the  Code  of  Civil  Procedure  as in other cases
 2    affecting property.
 3        The  municipality,  however,  may  proceed   under   this
 4    subsection  in  a  proceeding brought under subsection (a) or
 5    (b).  Notice of the petition shall be served by certified  or
 6    registered  mail  on all persons who were served notice under
 7    subsection (a) or (b).
 8        If the municipality proves that the conditions  described
 9    in  this  subsection  exist  and  the  owner of record of the
10    property does not enter an appearance in the action,  or,  if
11    title  to  the property is held by an Illinois land trust, if
12    neither the owner of record nor the owner of  the  beneficial
13    interest  of  the trust enters an appearance, the court shall
14    declare the property abandoned.
15        If that determination is made, notice shall  be  sent  by
16    certified  or  registered  mail  to  all  persons  having  an
17    interest  of record in the property, including tax purchasers
18    and beneficial owners of any Illinois land trust having title
19    to the property, stating that title to the property  will  be
20    transferred to the municipality unless, within 30 days of the
21    notice,  the  owner  of  record  enters  an appearance in the
22    action, or unless any other person having an interest in  the
23    property  files  with  the  court  a  request to demolish the
24    dangerous or unsafe building or to put the building  in  safe
25    condition.
26        If the owner of record enters an appearance in the action
27    within  the  30  day period, the court shall vacate its order
28    declaring  the  property  abandoned.   In  that   case,   the
29    municipality  may  amend  its  complaint in order to initiate
30    proceedings under subsection (a).
31        If a request to demolish or repair the building is  filed
32    within the 30 day period, the court shall grant permission to
33    the  requesting party to demolish the building within 30 days
34    or to restore the building to safe condition within  60  days
 
                            -19-             LRB9103608MWpkam
 1    after  the  request  is granted.  An extension of that period
 2    for up to 60 additional days may be given for good cause.  If
 3    more than one person with an interest in the property files a
 4    timely request, preference shall be given to the person  with
 5    the lien or other interest of the highest priority.
 6        If  the  requesting  party  proves  to the court that the
 7    building has been demolished  or  put  in  a  safe  condition
 8    within  the  period  of  time granted by the court, the court
 9    shall issue a quitclaim judicial deed for the property to the
10    requesting party, conveying only the interest of the owner of
11    record, upon proof of payment  to  the  municipality  of  all
12    costs  incurred  by  the  municipality in connection with the
13    action, including but not limited to court costs,  attorney's
14    fees,  administrative  costs,  the  costs, if any, associated
15    with  building   enclosure   or   removal,   and   receiver's
16    certificates.  The interest in the property so conveyed shall
17    be subject to all liens and encumbrances on the property.  In
18    addition,  if  the interest is conveyed to a person holding a
19    certificate of purchase for the property under  the  Property
20    Tax  Code,  the  conveyance shall be subject to the rights of
21    redemption of all persons entitled to redeem under that  Act,
22    including the original owner of record.
23        If  no  person  with  an interest in the property files a
24    timely request or if the requesting party fails  to  demolish
25    the building or put the building in safe condition within the
26    time  specified  by  the court, the municipality may petition
27    the court to issue a judicial deed for the  property  to  the
28    municipality.  A conveyance by judicial deed shall operate to
29    extinguish all existing ownership interests in, liens on, and
30    other interest in the property, including tax liens.
31        (e)  Each  municipality  may  use  the provisions of this
32    subsection to expedite the removal of certain buildings  that
33    are  a  continuing  hazard to the community in which they are
34    located.
 
                            -20-             LRB9103608MWpkam
 1        If a residential or commercial building is 3  stories  or
 2    less  in  height  as  defined  by the municipality's building
 3    code, and the corporate official designated to be  in  charge
 4    of enforcing the municipality's building code determines that
 5    the  building  is  open  and  vacant  and  an  immediate  and
 6    continuing  hazard  to the community in which the building is
 7    located, then the official shall  be  authorized  to  post  a
 8    notice not less than 2 feet by 2 feet in size on the front of
 9    the  building.   The  notice shall be dated as of the date of
10    the posting and shall  state  that  unless  the  building  is
11    demolished,  repaired,  or  enclosed, and unless any garbage,
12    debris, and other hazardous, noxious, or unhealthy substances
13    or materials are removed so that an immediate and  continuing
14    hazard  to  the community no longer exists, then the building
15    may be demolished, repaired, or  enclosed,  or  any  garbage,
16    debris, and other hazardous, noxious, or unhealthy substances
17    or materials may be removed, by the municipality.
18        Not  later  than  30  days  following  the posting of the
19    notice, the municipality shall do both of the following:
20             (1)  Cause to be sent,  by  certified  mail,  return
21        receipt  requested,  a  notice to all owners of record of
22        the property, the beneficial owners of any Illinois  land
23        trust  having  title to the property, and all lienholders
24        of record in the property,  stating  the  intent  of  the
25        municipality to demolish, repair, or enclose the building
26        or  remove  any  garbage,  debris,  or  other  hazardous,
27        noxious,  or  unhealthy  substances  or materials if that
28        action is not taken by the owner or owners.
29             (2)  Cause to be published, in a newspaper published
30        or circulated in the municipality where the  building  is
31        located,  a  notice  setting  forth (i) the permanent tax
32        index number and the address  of  the  building,  (ii)  a
33        statement  that  the  property  is  open  and  vacant and
34        constitutes an immediate and  continuing  hazard  to  the
 
                            -21-             LRB9103608MWpkam
 1        community,  and  (iii)  a statement that the municipality
 2        intends to demolish, repair, or enclose the  building  or
 3        remove  any garbage, debris, or other hazardous, noxious,
 4        or unhealthy substances or  materials  if  the  owner  or
 5        owners  or  lienholders  of  record  fail to do so.  This
 6        notice shall be published for 3 consecutive days.
 7        A  person  objecting  to  the  proposed  actions  of  the
 8    corporate authorities may file his or  her  objection  in  an
 9    appropriate form in a court of competent jurisdiction.
10        If the building is not demolished, repaired, or enclosed,
11    or  the  garbage,  debris,  or  other  hazardous, noxious, or
12    unhealthy substances or materials are not removed, within  30
13    days  of  mailing  the  notice  to  the owners of record, the
14    beneficial owners of any Illinois land trust having title  to
15    the  property, and all lienholders of record in the property,
16    or within 30 days of the  last  day  of  publication  of  the
17    notice,  whichever  is later, the corporate authorities shall
18    have the power to demolish, repair, or enclose  the  building
19    or  to  remove  any  garbage,  debris,  or  other  hazardous,
20    noxious, or unhealthy substances or materials.
21        The  municipality  may  proceed  to  demolish, repair, or
22    enclose a building or remove any garbage,  debris,  or  other
23    hazardous,  noxious,  or  unhealthy  substances  or materials
24    under this subsection within a 120-day period  following  the
25    date of the mailing of the notice if the appropriate official
26    determines that the demolition, repair, enclosure, or removal
27    of  any  garbage,  debris,  or  other  hazardous, noxious, or
28    unhealthy substances or materials is necessary to remedy  the
29    immediate  and  continuing  hazard.   If, however, before the
30    municipality proceeds with any of the actions  authorized  by
31    this  subsection,  any person has sought a hearing under this
32    subsection before a court  and  has  served  a  copy  of  the
33    complaint on the chief executive officer of the municipality,
34    then  the municipality shall not proceed with the demolition,
 
                            -22-             LRB9103608MWpkam
 1    repair, enclosure, or removal of garbage,  debris,  or  other
 2    substances  until  the  court  determines that that action is
 3    necessary  to  remedy  the  hazard  and   issues   an   order
 4    authorizing the municipality to do so.
 5        Following  the  demolition,  repair,  or  enclosure  of a
 6    building,  or  the  removal  of  garbage,  debris,  or  other
 7    hazardous, noxious,  or  unhealthy  substances  or  materials
 8    under  this subsection, the municipality may file a notice of
 9    lien against the real estate for the cost of the  demolition,
10    repair,  enclosure,  or  removal  within  180  days after the
11    repair, demolition, enclosure, or removal occurred,  for  the
12    cost  and  expense incurred, in the office of the recorder in
13    the county in which the real estate  is  located  or  in  the
14    office  of  the registrar of titles of the county if the real
15    estate affected is registered  under  the  Registered  Titles
16    (Torrens)  Act.   The notice of lien shall consist of a sworn
17    statement setting forth (i) a description of the real estate,
18    such as the address or other  description  of  the  property,
19    sufficient for its identification; (ii) the expenses incurred
20    by  the  municipality  in  undertaking  the  remedial actions
21    authorized under this subsection; (iii) the date or dates the
22    expenses were incurred by the municipality; (iv) a  statement
23    by  the  corporate  official  responsible  for  enforcing the
24    building code that the  building  was  open  and  vacant  and
25    constituted   an  immediate  and  continuing  hazard  to  the
26    community; (v) a statement by the corporate official that the
27    required sign was posted on the  building,  that  notice  was
28    sent  by  certified  mail  to  the owners of record, and that
29    notice was published in accordance with this subsection;  and
30    (vi)  a  statement  as  to  when  and  where  the  notice was
31    published.   The  lien  authorized  by  this  subsection  may
32    thereafter be released or enforced  by  the  municipality  as
33    provided in subsection (a).
34        (f)  The  corporate  authorities of each municipality may
 
                            -23-             LRB9103608MWpkam
 1    remove or cause the removal of, or otherwise  environmentally
 2    remediate hazardous substances on, in, or under any abandoned
 3    and  unsafe  property within the territory of a municipality.
 4    In  addition,  where  preliminary  evidence   indicates   the
 5    presence  or  likely  presence  of a hazardous substance or a
 6    release or a substantial threat of a release of  a  hazardous
 7    substance  on,  in,  or  under  the  property,  the corporate
 8    authorities of the municipality may inspect the property  and
 9    test for the presence or release of hazardous substances.  In
10    any county having adopted by referendum or otherwise a county
11    health  department  as  provided  by  Division  5-25  of  the
12    Counties  Code  or  its predecessor, the county board of that
13    county may exercise the above-described powers with regard to
14    property within  the  territory  of  any  city,  village,  or
15    incorporated town having less than 50,000 population.
16        For purposes of this subsection (f):
17             (1)  "property"  or  "real  estate"  means  all real
18        property, whether or not improved by a structure;
19             (2)  "abandoned" means;
20                  (A)  the property has been tax delinquent for 2
21             or more years;
22                  (B)  the  property  is  unoccupied  by  persons
23             legally in possession; and
24             (3)  "unsafe" means property that presents an actual
25        or imminent threat to public health and safety caused  by
26        the release of hazardous substances; and
27             (4)  "hazardous  substances"  means  the  same as in
28        Section 3.14 of the Environmental Protection Act.
29        The corporate authorities  shall  apply  to  the  circuit
30    court  of the county in which the property is located (i) for
31    an order allowing the municipality to enter the property  and
32    inspect and test substances on, in, or under the property; or
33    (ii)  for  an  order authorizing the corporate authorities to
34    take action with respect to remediation of  the  property  if
 
                            -24-             LRB9103608MWpkam
 1    conditions  on  the  property,  based  on  the inspection and
 2    testing authorized in paragraph (i), indicate the presence of
 3    hazardous substances.  Remediation shall be  deemed  complete
 4    for  purposes  of  paragraph  (ii)  above  when  the property
 5    satisfies Tier I, II, or III remediation objectives  for  the
 6    property's   most   recent   usage,  as  established  by  the
 7    Environmental Protection Act, and the rules  and  regulations
 8    promulgated  thereunder.   Where,  upon  diligent search, the
 9    identity or  whereabouts  of  the  owner  or  owners  of  the
10    property,  including  the  lien  holders  of  record,  is not
11    ascertainable, notice mailed to  the  person  or  persons  in
12    whose  name  the  real estate was last assessed is sufficient
13    notice under this Section.
14        The court shall grant an order authorizing testing  under
15    paragraph  (i)  above  upon a showing of preliminary evidence
16    indicating the presence or likely  presence  of  a  hazardous
17    substance  or  a  release  of  or  a  substantial threat of a
18    release of a hazardous substance on, in, or  under  abandoned
19    property.   The  preliminary evidence may include, but is not
20    limited to, evidence of prior use, visual site inspection, or
21    records of prior environmental investigations.   The  testing
22    authorized  by  paragraph (i) above shall include any type of
23    investigation  which  is  necessary  for   an   environmental
24    professional  to determine the environmental condition of the
25    property, including but not limited to  performance  of  soil
26    borings  and groundwater monitoring.  The court shall grant a
27    remediation order under paragraph (ii) above where testing of
28    the property indicates that it fails to meet  the  applicable
29    remediation  objectives.  The hearing upon the application to
30    the circuit court shall be expedited by the court  and  shall
31    be given precedence over all other suits.
32        The  cost  of  the  inspection,  testing,  or remediation
33    incurred by the municipality or by a lien holder  of  record,
34    including  court  costs,  attorney's  fees,  and  other costs
 
                            -25-             LRB9103608MWpkam
 1    related to the enforcement of this Section, is a lien on  the
 2    real   estate;   except   that   in  any  instances  where  a
 3    municipality incurs costs of inspection and testing but finds
 4    no hazardous substances  on  the  property  that  present  an
 5    actual  or  imminent threat to public health and safety, such
 6    costs are not recoverable from the owners nor are such  costs
 7    a lien on the real estate.  The lien is superior to all prior
 8    existing  liens  and  encumbrances, except taxes and any lien
 9    obtained under subsection (a) or (e),  if,  within  180  days
10    after   the   completion   of  the  inspection,  testing,  or
11    remediation, the municipality or the lien  holder  of  record
12    who incurred the cost and expense shall file a notice of lien
13    for  the  cost  and  expense  incurred  in  the office of the
14    recorder in the county in which the real estate is located or
15    in the office of the registrar of titles of the county if the
16    real estate  affected  is  registered  under  the  Registered
17    Titles (Torrens) Act.
18        The  notice must consist of a sworn statement setting out
19    (i) a description of  the  real  estate  sufficient  for  its
20    identification,  (ii)  the  amount  of money representing the
21    cost and expense incurred, and (iii) the date or  dates  when
22    the  cost and expense was incurred by the municipality or the
23    lien holder of record.  Upon payment of the  lien  amount  by
24    the  owner of or persons interested in the property after the
25    notice of lien has been filed, a release  of  lien  shall  be
26    issued by the municipality, the person in whose name the lien
27    has  been filed, or the assignee of the lien, and the release
28    may be filed of record as in the case  of  filing  notice  of
29    lien.
30        The  lien  may  be  enforced  under  subsection (c) or by
31    foreclosure  proceedings  as  in   the   case   of   mortgage
32    foreclosures  under Article XV of the Code of Civil Procedure
33    or mechanics' lien foreclosures; provided that where the lien
34    is enforced by foreclosure  under  subsection  (c)  or  under
 
                            -26-             LRB9103608MWpkam
 1    either  statute, the municipality may not proceed against the
 2    other assets of the owner or owners of the  real  estate  for
 3    any  costs  that  otherwise  would  be recoverable under this
 4    Section but that remain unsatisfied after foreclosure  except
 5    where  such  additional  recovery  is  authorized by separate
 6    environmental laws.  An action to foreclose this lien may  be
 7    commenced  at any time after the date of filing of the notice
 8    of  lien.    The  costs  of  foreclosure  incurred   by   the
 9    municipality,  including  court  costs, reasonable attorney's
10    fees, advances to preserve  the  property,  and  other  costs
11    related to the enforcement of this subsection, plus statutory
12    interest, are a lien on the real estate.
13        All  liens  arising  under  this  subsection (f) shall be
14    assignable.  The assignee of the lien  shall  have  the  same
15    power to enforce the lien as the assigning party, except that
16    the lien may not be enforced under subsection (c).
17        (g)  In any case where a municipality has obtained a lien
18    under  subsection  (a),  the  municipality  may also bring an
19    action for a money judgment against the owner  or  owners  of
20    the  real estate in the amount of the lien in the same manner
21    as provided for bringing causes of action in  Article  II  of
22    the  Code  of Civil Procedure and, upon obtaining a judgment,
23    file a judgment lien against all of the real  estate  of  the
24    owner  or  owners  and  enforce  that lien as provided for in
25    Article XII of the Code of Civil Procedure.
26    (Source: P.A.  89-235,  eff.  8-4-95;  89-303,  eff.  1-1-96;
27    90-393,  eff.   1-1-98;   90-597,   eff.   6-25-98;   revised
28    9-16-98.)".







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