94TH GENERAL ASSEMBLY
State of Illinois
2005 and 2006
SB2656

 

Introduced 1/20/2006, by Sen. Don Harmon

 

SYNOPSIS AS INTRODUCED:
 
60 ILCS 1/85-60 new

    Amends the Township Code. Provides that a township may prescribe rules and regulations, including a property maintenance code, to govern the maintenance of all property, buildings, and structures within the township but outside the territory of any municipality. Also provides that a township may establish a code hearing unit to enforce this Section. Contains other provisions. Effective immediately.


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A BILL FOR

 

SB2656 LRB094 16857 HLH 52136 b

1     AN ACT concerning local government.
 
2     Be it enacted by the People of the State of Illinois,
3 represented in the General Assembly:
 
4     Section 5. The Township Code is amended by adding Section
5 85-60 as follows:
 
6     (60 ILCS 1/85-60 new)
7     Sec. 85-60. Property maintenance code.
8     (a) A township may prescribe by ordinance reasonable rules
9 and regulations, including a property maintenance code, to
10 govern the maintenance of all property, buildings, and
11 structures within the township but outside the territory of any
12 municipality, to ensure that property, buildings, and
13 structures are kept in a clean, safe, and sanitary condition
14 and to correct defects or deterioration in building components
15 and surface improvements. A township is authorized to exercise
16 this power concurrently with a county, provided that the
17 township's rules or regulations may not be less restrictive
18 than the rules or regulations adopted by the county in which
19 the township is located.
20     (b) A township may adopt by reference any published
21 compilation of rules and regulations for the maintenance of
22 property, buildings, and structures in a safe, clean, and
23 sanitary condition prepared by a nationally recognized
24 technical trade or service association in order to eliminate
25 defects in buildings, structures, and surface improvements
26 that are detrimental to the public health, safety, morals, and
27 welfare. A township may adopt by reference all or part of the
28 provisions of those rules and regulations, without setting
29 forth the provisions in full, if at least one copy of those
30 rules and regulations is filed with the clerk of the township
31 not less than 30 days before the adoption of the resolution or
32 ordinance that incorporates the rules and regulations by

 

 

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1 reference. Any amendment that may be made to any rules and
2 regulations adopted by reference by a township under this Act
3 may likewise be adopted by reference provided that the required
4 number of amended or corrected copies are filed with the clerk
5 of the township for inspection, use, and examination by the
6 public for a period of at least 30 days before the adoption of
7 such amendment by reference.
8     (c) The corporate authorities of any township that adopts a
9 property maintenance code may also establish a Code Hearing
10 Unit to expedite the prosecution and correction of property
11 code violations in the manner set forth in this Section. The
12 establishment of a Code Hearing Unit under this Section shall
13 not preclude the township from using other methods to enforce
14 the provisions of its property maintenance code.
15     (d) When a township enforcement officer observes or
16 otherwise discovers a property maintenance code violation, he
17 or she shall record the violation on a violation notice and
18 report form that indicates (i) the name and address of the
19 respondent property owner, if known, (ii) the type and nature
20 of the violation, (iii) the date and time the violation was
21 observed, (iv) the address of the location or property where
22 the violation was observed, and (v) the names of any witnesses
23 to the violation. The violation notice and report form shall be
24 forwarded to the Code Hearing Department where a docket number
25 shall be stamped on all copies of the report and a hearing date
26 shall be noted in the blank spaces provided for that purpose on
27 the form. The hearing date shall not be less than 21 nor more
28 than 60 days after the violation is reported. The violation
29 notice and report form shall state that failure to appear at
30 the hearing on the date indicated may result in a determination
31 of liability for the cited violation, the imposition of fines,
32 assessment of costs as provided by the township property
33 maintenance code, and an order requiring that the violation be
34 corrected. A copy of the violation notice and report form shall
35 be served upon the respondent property owner either personally
36 or by first class mail, postage prepaid, sent to the address of

 

 

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1 the respondent. If the name or address of the respondent
2 property owner cannot be ascertained, or if service on the
3 respondent property owner cannot be made by mail, service may
4 be made on the respondent property owner by posting one copy of
5 the violation notice and report form on the front door of the
6 structure where the violation is found not less than 14 days
7 before the hearing is scheduled, and by mailing one copy of the
8 violation notice and report form not less than 14 days before
9 the hearing is scheduled to the person identified as the
10 taxpayer of record for the property at the address listed for
11 that person in the county collector's books for the last year
12 in which taxes were paid.
13     (e) If on the date set for hearing the respondent property
14 owner or his attorney fails to appear, the hearing officer may
15 find the respondent in default and shall proceed with the
16 hearing and accept evidence relevant to the existence of a
17 property maintenance code violation. The case for the township
18 may be presented by the township enforcement officer, by any
19 other township employee, or by an attorney designated by the
20 township. The case for the property owner may be presented by
21 the property owner or by his or her attorney. A hearing officer
22 shall hear testimony and accept any evidence relevant to the
23 existence or non-existence of a property maintenance code
24 violation. The strict rules of evidence applicable to judicial
25 proceedings shall not apply to hearing authorized by this
26 Section. No continuances may be authorized by the hearing
27 officer in proceedings under this Section except in cases where
28 a continuance is absolutely necessary to protect the rights of
29 the respondent property owner. Lack of preparation shall not be
30 grounds for a continuance. Any continuance authorized by a
31 hearing officer under this Section shall not exceed 40 days.
32     (f) At the conclusion of the hearing the hearing officer
33 shall make a determination on the basis of the evidence
34 presented at the hearing as to whether or not a property
35 maintenance code violation exists. The determination shall be
36 in writing and shall contain findings, decision, and order. The

 

 

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1 findings, decision, and order shall include the hearing
2 officer's findings of fact, a decision on whether or not a code
3 violation exists based upon the findings of fact, and an order,
4 ordering the owner to correct the violation or dismissing the
5 case if a violation is not proved. If a code violation is
6 proved, the order may also impose the sanctions that are
7 provided for the violation in the township property maintenance
8 code. A monetary sanction or fine for a property maintenance
9 code violation under this Section shall not exceed $750. A copy
10 of the findings, determination, and order must be served on the
11 respondent property owner within 7 days after it is issued.
12 Service shall be in the same manner as the violation notice and
13 report form are served. Payment of any sanction or fine and the
14 disposition of fine money shall be in the manner set forth in
15 the code, unless the corporate authorities of the township
16 provide otherwise.
17     (g) The findings, decision, and order of the hearing
18 officer are subject to review in the circuit court of the
19 county where the township is located. The provisions of the
20 Administrative Review Law and the rules adopted pursuant
21 thereto shall apply to and govern every action for the judicial
22 review of the findings, decision, and order of a hearing
23 officer under this Section.
24     (h) Any fine, sanction, or cost imposed, or a part of any
25 fine, sanction, or cost imposed that remains unpaid after
26 judicial review procedures under the Administrative Review Law
27 are exhausted shall be a debt due and owing to the township and
28 may be collected in accordance with applicable law. The order
29 to correct a property maintenance code violation and the fine,
30 sanction, or cost imposed by a township as the result of a
31 finding of a code violation under this Section shall attach to
32 the property as a lien on the real estate, as well as apply to
33 the owner of the property. The township shall file a notice of
34 lien in the office of the recorder in the county in which the
35 real estate is located. Any subsequent transferee or owner of
36 property takes title subject to the lien and to the findings,

 

 

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1 decision, and order of the hearing officer under this Section
2 if a notice consisting of a copy of the order to correct a code
3 violation and imposing any sanctions, fines, or costs, and a
4 description of the real estate affected sufficient for the
5 identification of the real estate, has been filed in the office
6 of the recorder in the county in which the real estate is
7 located prior to the transfer or conveyance of the property to
8 the subsequent transferee or owner.
9     (i) After expiration of the period within which judicial
10 review under the Administrative Review Law may be sought for a
11 final determination of the code violation, the township may
12 commence a proceeding in the circuit court of the county where
13 the township is located for a judgment on the findings,
14 decision, and order. Upon commencement of the action, the
15 township shall file a certified copy of the findings, decision,
16 and order, which shall be accompanied by a certification that
17 recites facts sufficient to show that the findings, decision,
18 and order was issued in accordance with this Section and the
19 applicable township ordinance. Service of the summons and a
20 copy of the petition may be by any method provided by Section
21 2-203 of the Code of Civil Procedure or by certified mail,
22 return receipt requested, provided that the total amount of
23 fines, sanctions, and costs imposed by the findings, decision
24 and order does not exceed $2,500. If the court is satisfied
25 that the findings, decision, and order were entered in
26 accordance with the requirements of this Section and the
27 applicable township ordinance, and that the property owner had
28 an opportunity for a hearing under this Section and for
29 judicial review as provided in this Section: (1) the court
30 shall render judgment in favor of the township and against the
31 property owner for the amount indicated in the findings,
32 decision, and order, plus costs; and (2) the court may also
33 issue such other orders and injunctions as are requested by the
34 township to enforce the order of the hearing officer.
 
35     Section 99. Effective date. This Act takes effect upon

 

 

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1 becoming law.