State of Illinois
92nd General Assembly
Legislation

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92_HB2014

 
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 1        AN ACT in relation to liens.

 2        Be  it  enacted  by  the People of the State of Illinois,
 3    represented in the General Assembly:

 4        Section 5.  The Mechanics Lien Act is amended by changing
 5    Sections 1 and 21 as follows:

 6        (770 ILCS 60/1) (from Ch. 82, par. 1)
 7        Sec.  1.  Any  person  who  shall  by  any  contract   or
 8    contracts,   express  or  implied,  or  partly  expressed  or
 9    implied, with the owner of a lot or tract of  land,  or  with
10    one  whom  the owner has authorized or knowingly permitted to
11    contract, to improve the lot or tract of land or to manage  a
12    structure   thereon,   or   to  furnish  material,  fixtures,
13    apparatus or machinery,  forms  or  form  work  used  in  the
14    process  of  construction  where  cement,  concrete  or  like
15    material  is  used  for  the  purpose  of or in the building,
16    altering,  repairing  or  ornamenting  any  house  or   other
17    building,  walk  or sidewalk, whether the walk or sidewalk is
18    on  the  land  or  bordering  thereon,  driveway,  fence   or
19    improvement  or  appurtenances to the lot or tract of land or
20    connected therewith, and upon,  over  or  under  a  sidewalk,
21    street  or alley adjoining; or fill, sod or excavate such lot
22    or tract of land, or do landscape work thereon  or  therefor;
23    or  raise  or  lower  any  house  thereon or remove any house
24    thereto, or remove any house or other structure therefrom, or
25    perform any services or incur any expense  as  an  architect,
26    structural  engineer, professional engineer, land surveyor or
27    property manager in, for or on a lot or tract of land for any
28    such purpose; or drill any water well thereon; or furnish  or
29    perform  labor  or  services  as superintendent, time keeper,
30    mechanic, laborer or otherwise, in  the  building,  altering,
31    repairing  or  ornamenting  of the same; or furnish material,
 
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 1    fixtures, apparatus, machinery, labor or services,  forms  or
 2    form work used in the process of construction where concrete,
 3    cement  or  like material is used, or drill any water well on
 4    the order of his agent,  architect,  structural  engineer  or
 5    superintendent  having  charge of the improvements, building,
 6    altering, repairing or ornamenting the  same;  or  lease  any
 7    equipment,  with  or  without  an operator, to the owner of a
 8    parcel of land or a structure  for  use  in  the  process  of
 9    construction  about  the land or structure if the improvement
10    is for other than a single or multi-family residence of  less
11    than  10  residences under a common roof, is known under this
12    Act as a contractor, and has a lien upon the  whole  of  such
13    lot  or  tract of land and upon adjoining or adjacent lots or
14    tracts of land of such owner constituting the  same  premises
15    and  occupied or used in connection with such lot or tract of
16    land as a place of residence or business;  and  in  case  the
17    contract relates to 2 or more buildings, on 2 or more lots or
18    tracts  of  land,  upon  all such lots and tracts of land and
19    improvements thereon for the amount due to  that  person  him
20    for   such   material,   fixtures,  apparatus,  or  machinery
21    (including the amount due to that person  for  the  equipment
22    leased and used in the process of construction about the land
23    or structure if the improvement is for other than a single or
24    multi-family  residence  of  less  than 10 residences under a
25    common roof), services or labor, and interest at the rate  of
26    10%  per  annum  from  the  date  the same is due.  This lien
27    extends to an estate in fee, for  life,  for  years,  or  any
28    other  estate  or  any right of redemption, or other interest
29    which the owner may have in the lot or tract of land  at  the
30    time of making such contract or may subsequently acquire. The
31    taking   of   additional   security   by  the  contractor  or
32    sub-contractor is not a waiver of any right of lien which  he
33    may  have  by  virtue  of  this  Act, unless made a waiver by
34    express agreement of  the  parties  and  the  waiver  is  not
 
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 1    prohibited  by this Act. This lien attaches as of the date of
 2    the contract.
 3    (Source: P.A. 86-807; 87-361.)

 4        (770 ILCS 60/21) (from Ch. 82, par. 21)
 5        Sec. 21. Subject to the provisions of  Section  5,  every
 6    mechanic,  worker  or  other  person  who  shall  furnish any
 7    materials, apparatus, machinery or  fixtures,  or  lease  any
 8    equipment,  with  or  without  an  operator,  for  use in the
 9    process of construction about the land or  structure  if  the
10    improvement  is  for  other  than  a  single  or multi-family
11    residence of less than 10 residences under a common roof,  or
12    furnish  or  perform services or labor for the contractor, or
13    shall furnish any material to be employed in the  process  of
14    construction  as a means for assisting in the erection of the
15    building or improvement in what is commonly  termed  form  or
16    form  work where concrete, cement or like material is used in
17    whole or in  part,  shall  be  known  under  this  Act  as  a
18    sub-contractor,  and shall have a lien for the value thereof,
19    with interest on such amount from the date the same  is  due,
20    from  the same time, on the same property as provided for the
21    contractor,  and,  also,  as  against   the   creditors   and
22    assignees,  and  personal  and  legal  representatives of the
23    contractor, on the material, fixtures, apparatus or machinery
24    furnished, and on the moneys or other considerations  due  or
25    to  become due from the owner under the original contract. If
26    the legal effect  of  any  contract  between  the  owner  and
27    contractor  is  that  no  lien  or  claim  may  be  filed  or
28    maintained  by  any  one  and the waiver is not prohibited by
29    this Act, such provision  shall  be  binding;  but  the  only
30    admissible  evidence  thereof  as against a sub-contractor or
31    material man, shall be proof of actual notice thereof to  him
32    before  any  labor  or material is furnished by him; or proof
33    that a duly written and signed stipulation  or  agreement  to
 
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 1    that  effect  has been filed in the office of the recorder of
 2    the county or counties where the  house,  building  or  other
 3    improvement  is  situated,  prior  to the commencement of the
 4    work upon such  house,  building  or  other  improvement,  or
 5    within  10 days after the execution of the principal contract
 6    or not less than  10  days  prior  to  the  contract  of  the
 7    sub-contractor or material man. The recorder shall record the
 8    same at length in the order of time of its reception in books
 9    provided  by  him  for  that  purpose, and the recorder shall
10    index the same, in the name of the contractor and in the name
11    of the owner, in books kept for that purpose, and also in the
12    tract or abstract book of the tract, lot, or parcel of  land,
13    upon  which  the  house,  building  or  other  improvement is
14    located, and the recorder shall receive therefor a fee,  such
15    as  is  provided  for  the  recording  of  instruments in his
16    office.
17        It shall be  the  duty  of  each  subcontractor  who  has
18    furnished,  or  is  furnishing,  materials  or  labor  for an
19    existing owner-occupied single family residence, in order  to
20    preserve  his  lien, to notify the occupant either personally
21    or by certified mail, return receipt requested, addressed  to
22    the  occupant  or  his  agent of the residence within 60 days
23    from his first furnishing materials  or  labor,  that  he  is
24    supplying  materials  or  labor;  provided, however, that any
25    notice  given  after  60  days  by  the  subcontractor  shall
26    preserve his lien, but only to the extent that the owner  has
27    not  been prejudiced by payments made prior to receipt of the
28    notice.  The notification shall  include  a  warning  to  the
29    owner  that before any payment is made to the contractor, the
30    owner should receive  a  waiver  of  lien  executed  by  each
31    subcontractor who has furnished materials or labor.
32        The  notice  shall  contain  the  name and address of the
33    subcontractor or material man, the date he started to work or
34    to deliver materials, the type of work done and to be done or
 
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 1    the type of materials delivered and to be delivered, and  the
 2    name  of the contractor requesting the work. The notice shall
 3    also contain the following warning:
 4                          "NOTICE TO OWNER
 5        The subcontractor providing  this  notice  has  performed
 6    work  for  or  delivered  material  to  your home improvement
 7    contractor.  These services or materials are  being  used  in
 8    the   improvements   to   your   residence  and  entitle  the
 9    subcontractor to file a lien against your  residence  if  the
10    services   or  materials  are  not  paid  for  by  your  home
11    improvement contractor.  A lien waiver will  be  provided  to
12    your  contractor  when the subcontractor is paid, and you are
13    urged to request this waiver from your contractor when paying
14    for your home improvements."
15        Such warning shall be in at  least  10  point  bold  face
16    type.  For purposes of this Section, notice by certified mail
17    is considered served at the time of its mailing.
18        In  no  case,  except  as hereinafter provided, shall the
19    owner be compelled to pay a greater sum for or on account  of
20    the  completion  of such house, building or other improvement
21    than the price or sum stipulated in said original contract or
22    agreement, unless payment be made to the contractor or to his
23    order, in violation  of  the  rights  and  interests  of  the
24    persons intended to be benefited by this act: Provided, if it
25    shall  appear  to  the  court  that  the owner and contractor
26    fraudulently,   and   for   the   purpose    of    defrauding
27    sub-contractors  fixed  an  unreasonably  low  price in their
28    original contract for  the  erection  or  repairing  of  such
29    house,  building  or  other improvement, then the court shall
30    ascertain how much of a  difference  exists  between  a  fair
31    price  for labor and material used in said house, building or
32    other  improvement,  and  the  sum  named  in  said  original
33    contract, and said difference shall be considered a  part  of
34    the  contract  and  be  subject  to  a  lien.  But  where the
 
                            -6-                LRB9204195DJmg
 1    contractor's statement, made as provided in Section 5,  shows
 2    the  amount  to  be  paid  to  the  sub-contractor,  or party
 3    furnishing material, or the sub-contractor's statement,  made
 4    pursuant  to  Section  22, shows the amount to become due for
 5    material; or notice is given to the  owner,  as  provided  in
 6    Sections 24 and 25, and thereafter such sub-contract shall be
 7    performed,  or  material  to the value of the amount named in
 8    such statements or notice, shall  be  prepared  for  use  and
 9    delivery, or delivered without written protest on the part of
10    the  owner  previous  to  such  performance  or  delivery, or
11    preparation for delivery, then, and in  any  of  such  cases,
12    such   sub-contractor   or   party  furnishing  or  preparing
13    material, regardless of  the  price  named  in  the  original
14    contract,  shall  have  a  lien therefor to the extent of the
15    amount named in such statements or notice. In case of default
16    or abandonment by the contractor, the sub-contractor or party
17    furnishing material, shall have and may enforce his  lien  to
18    the  same  extent  and in the same manner that the contractor
19    may under conditions that arise as provided for in section  4
20    of  this Act, and shall have and may exercise the same rights
21    as are therein provided for the contractor.
22        Any provision in a contract, agreement, or understanding,
23    when payment from a contractor to a subcontractor or supplier
24    is conditioned upon receipt of the  payment  from  any  other
25    party  including  a  private  or public owner, shall not be a
26    defense by the party  responsible  for  payment  to  a  claim
27    brought  under  Section 21, 22, 23, or 28 of this Act against
28    the party.  For the purpose  of  this  Section,  "contractor"
29    also  includes  subcontractor  or supplier. The provisions of
30    Public Act 87-1180  shall  be  construed  as  declarative  of
31    existing law and not as a new enactment.
32    (Source: P.A. 87-361; 87-362; 87-895; 87-1180; 88-45.)

33        Section  99.  Effective date.  This Act takes effect upon
 
                            -7-                LRB9204195DJmg
 1    becoming law.

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