Rep. Donald L. Moffitt

Filed: 3/6/2014

 

 


 

 


 
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1
AMENDMENT TO HOUSE BILL 5829

2    AMENDMENT NO. ______. Amend House Bill 5829 by replacing
3everything after the enacting clause with the following:
 
4    "Section 5. The Property Tax Code is amended by changing
5Section 21-90 as follows:
 
6    (35 ILCS 200/21-90)
7    Sec. 21-90. Purchase and sale by county; distribution of
8proceeds. When any property is delinquent, or is forfeited for
9each of 2 or more years, and is offered for sale under any of
10the provisions of this Code, the County Board of the County in
11which the property is located, in its discretion, may bid, or,
12in the case of forfeited property, may apply to purchase it, in
13the name of the County as trustee for all taxing districts
14having an interest in the property's taxes or special
15assessments for the nonpayment of which the property is sold.
16The presiding officer of the county board, with the advice and

 

 

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1consent of the Board, may appoint on its behalf some officer or
2person to attend such sales and bid or, in the case of
3forfeited property, to apply to the county clerk to purchase.
4The County shall apply on the bid or purchase the unpaid taxes
5and special assessments due upon the property. No cash need be
6paid. The County shall take all steps necessary to acquire
7title to the property and may manage and operate the property.
8When a county, or other taxing district within the county, is a
9petitioner for a tax deed, no filing fee shall be required.
10When a county or other taxing district within the county is the
11petitioner for a tax deed, one petition may be filed including
12all parcels that are tax delinquent within the county or taxing
13district, and any publication made under Section 22-20 of this
14Code may combine all such parcels within a single notice. The
15notice shall list the street or common address, if known, of
16the parcels for informational purposes. The county, as tax
17creditor and as trustee for other tax creditors, or other
18taxing district within the county, shall not be required to
19allege and prove that all taxes and special assessments which
20become due and payable after the sale to the county have been
21paid nor shall the county be required to pay the subsequently
22accruing taxes or special assessments at any time. The county
23board or its designee may prohibit the county collector from
24including the property in the tax sale of one or more
25subsequent years. The lien of taxes and special assessments
26which become due and payable after a sale to a county shall

 

 

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1merge in the fee title of the county, or other taxing district
2within the county, on the issuance of a deed.
3    The County may sell or assign the property so acquired, or
4the certificate of purchase to it, to any party, including
5taxing districts. The proceeds of that sale or assignment, less
6all costs of the county incurred in the acquisition and sale or
7assignment of the property, shall be distributed to the taxing
8districts in proportion to their respective interests therein.
9    The county may convey its interest in any vacant non-farm
10property of an irregular shape or size acquired under this
11Section, including the certificate of purchase to that
12property, to any adjacent property owner for no consideration,
13provided that all adjacent property owners are notified by
14certified mail of the county's intent to convey the property at
15least 60 days prior to the conveyance.
16    Under Sections 21-110, 21-115, 21-120 and 21-405, a County
17may bid or purchase only in the absence of other bidders.
18(Source: P.A. 88-455; 88-535; 89-412, eff. 11-17-95.)
 
19    Section 10. The Illinois Municipal Code is amended by
20changing Section 11-31-1 as follows:
 
21    (65 ILCS 5/11-31-1)  (from Ch. 24, par. 11-31-1)
22    Sec. 11-31-1. Demolition, repair, enclosure, or
23remediation.
24    (a) The corporate authorities of each municipality may

 

 

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1demolish, repair, or enclose or cause the demolition, repair,
2or enclosure of dangerous and unsafe buildings or uncompleted
3and abandoned buildings within the territory of the
4municipality and may remove or cause the removal of garbage,
5debris, and other hazardous, noxious, or unhealthy substances
6or materials from those buildings. In any county having adopted
7by referendum or otherwise a county health department as
8provided by Division 5-25 of the Counties Code or its
9predecessor, the county board of that county may exercise those
10powers with regard to dangerous and unsafe buildings or
11uncompleted and abandoned buildings within the territory of any
12city, village, or incorporated town having less than 50,000
13population.
14    The corporate authorities shall apply to the circuit court
15of the county in which the building is located (i) for an order
16authorizing action to be taken with respect to a building if
17the owner or owners of the building, including the lien holders
18of record, after at least 15 days' written notice by mail so to
19do, have failed to put the building in a safe condition or to
20demolish it or (ii) for an order requiring the owner or owners
21of record to demolish, repair, or enclose the building or to
22remove garbage, debris, and other hazardous, noxious, or
23unhealthy substances or materials from the building. It is not
24a defense to the cause of action that the building is boarded
25up or otherwise enclosed, although the court may order the
26defendant to have the building boarded up or otherwise

 

 

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1enclosed. Where, upon diligent search, the identity or
2whereabouts of the owner or owners of the building, including
3the lien holders of record, is not ascertainable, notice mailed
4to the person or persons in whose name the real estate was last
5assessed is sufficient notice under this Section.
6    The hearing upon the application to the circuit court shall
7be expedited by the court and shall be given precedence over
8all other suits. Any person entitled to bring an action under
9subsection (b) shall have the right to intervene in an action
10brought under this Section.
11    The cost of the demolition, repair, enclosure, or removal
12incurred by the municipality, by an intervenor, or by a lien
13holder of record, including court costs, attorney's fees, and
14other costs related to the enforcement of this Section, is
15recoverable from the owner or owners of the real estate or the
16previous owner or both if the property was transferred during
17the 15 day notice period and is a lien on the real estate; the
18lien is superior to all prior existing liens and encumbrances,
19except taxes, if, within 180 days after the repair, demolition,
20enclosure, or removal, the municipality, the lien holder of
21record, or the intervenor who incurred the cost and expense
22shall file a notice of lien for the cost and expense incurred
23in the office of the recorder in the county in which the real
24estate is located or in the office of the registrar of titles
25of the county if the real estate affected is registered under
26the Registered Titles (Torrens) Act.

 

 

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1    The notice must consist of a sworn statement setting out
2(1) a description of the real estate sufficient for its
3identification, (2) the amount of money representing the cost
4and expense incurred, and (3) the date or dates when the cost
5and expense was incurred by the municipality, the lien holder
6of record, or the intervenor. Upon payment of the cost and
7expense by the owner of or persons interested in the property
8after the notice of lien has been filed, the lien shall be
9released by the municipality, the person in whose name the lien
10has been filed, or the assignee of the lien, and the release
11may be filed of record as in the case of filing notice of lien.
12Unless the lien is enforced under subsection (c), the lien may
13be enforced by foreclosure proceedings as in the case of
14mortgage foreclosures under Article XV of the Code of Civil
15Procedure or mechanics' lien foreclosures. An action to
16foreclose this lien may be commenced at any time after the date
17of filing of the notice of lien. The costs of foreclosure
18incurred by the municipality, including court costs,
19reasonable attorney's fees, advances to preserve the property,
20and other costs related to the enforcement of this subsection,
21plus statutory interest, are a lien on the real estate and are
22recoverable by the municipality from the owner or owners of the
23real estate.
24    All liens arising under this subsection (a) shall be
25assignable. The assignee of the lien shall have the same power
26to enforce the lien as the assigning party, except that the

 

 

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1lien may not be enforced under subsection (c).
2    If the appropriate official of any municipality determines
3that any dangerous and unsafe building or uncompleted and
4abandoned building within its territory fulfills the
5requirements for an action by the municipality under the
6Abandoned Housing Rehabilitation Act, the municipality may
7petition under that Act in a proceeding brought under this
8subsection.
9    (b) Any owner or tenant of real property within 1200 feet
10in any direction of any dangerous or unsafe building located
11within the territory of a municipality with a population of
12500,000 or more may file with the appropriate municipal
13authority a request that the municipality apply to the circuit
14court of the county in which the building is located for an
15order permitting the demolition, removal of garbage, debris,
16and other noxious or unhealthy substances and materials from,
17or repair or enclosure of the building in the manner prescribed
18in subsection (a) of this Section. If the municipality fails to
19institute an action in circuit court within 90 days after the
20filing of the request, the owner or tenant of real property
21within 1200 feet in any direction of the building may institute
22an action in circuit court seeking an order compelling the
23owner or owners of record to demolish, remove garbage, debris,
24and other noxious or unhealthy substances and materials from,
25repair or enclose or to cause to be demolished, have garbage,
26debris, and other noxious or unhealthy substances and materials

 

 

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1removed from, repaired, or enclosed the building in question. A
2private owner or tenant who institutes an action under the
3preceding sentence shall not be required to pay any fee to the
4clerk of the circuit court. The cost of repair, removal,
5demolition, or enclosure shall be borne by the owner or owners
6of record of the building. In the event the owner or owners of
7record fail to demolish, remove garbage, debris, and other
8noxious or unhealthy substances and materials from, repair, or
9enclose the building within 90 days of the date the court
10entered its order, the owner or tenant who instituted the
11action may request that the court join the municipality as a
12party to the action. The court may order the municipality to
13demolish, remove materials from, repair, or enclose the
14building, or cause that action to be taken upon the request of
15any owner or tenant who instituted the action or upon the
16municipality's request. The municipality may file, and the
17court may approve, a plan for rehabilitating the building in
18question. A court order authorizing the municipality to
19demolish, remove materials from, repair, or enclose a building,
20or cause that action to be taken, shall not preclude the court
21from adjudging the owner or owners of record of the building in
22contempt of court due to the failure to comply with the order
23to demolish, remove garbage, debris, and other noxious or
24unhealthy substances and materials from, repair, or enclose the
25building.
26    If a municipality or a person or persons other than the

 

 

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1owner or owners of record pay the cost of demolition, removal
2of garbage, debris, and other noxious or unhealthy substances
3and materials, repair, or enclosure pursuant to a court order,
4the cost, including court costs, attorney's fees, and other
5costs related to the enforcement of this subsection, is
6recoverable from the owner or owners of the real estate and is
7a lien on the real estate; the lien is superior to all prior
8existing liens and encumbrances, except taxes, if, within 180
9days after the repair, removal, demolition, or enclosure, the
10municipality or the person or persons who paid the costs of
11demolition, removal, repair, or enclosure shall file a notice
12of lien of the cost and expense incurred in the office of the
13recorder in the county in which the real estate is located or
14in the office of the registrar of the county if the real estate
15affected is registered under the Registered Titles (Torrens)
16Act. The notice shall be in a form as is provided in subsection
17(a). An owner or tenant who institutes an action in circuit
18court seeking an order to compel the owner or owners of record
19to demolish, remove materials from, repair, or enclose any
20dangerous or unsafe building, or to cause that action to be
21taken under this subsection may recover court costs and
22reasonable attorney's fees for instituting the action from the
23owner or owners of record of the building. Upon payment of the
24costs and expenses by the owner of or a person interested in
25the property after the notice of lien has been filed, the lien
26shall be released by the municipality or the person in whose

 

 

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1name the lien has been filed or his or her assignee, and the
2release may be filed of record as in the case of filing a
3notice of lien. Unless the lien is enforced under subsection
4(c), the lien may be enforced by foreclosure proceedings as in
5the case of mortgage foreclosures under Article XV of the Code
6of Civil Procedure or mechanics' lien foreclosures. An action
7to foreclose this lien may be commenced at any time after the
8date of filing of the notice of lien. The costs of foreclosure
9incurred by the municipality, including court costs,
10reasonable attorneys' fees, advances to preserve the property,
11and other costs related to the enforcement of this subsection,
12plus statutory interest, are a lien on the real estate and are
13recoverable by the municipality from the owner or owners of the
14real estate.
15    All liens arising under the terms of this subsection (b)
16shall be assignable. The assignee of the lien shall have the
17same power to enforce the lien as the assigning party, except
18that the lien may not be enforced under subsection (c).
19    (c) In any case where a municipality has obtained a lien
20under subsection (a), (b), or (f), the municipality may enforce
21the lien under this subsection (c) in the same proceeding in
22which the lien is authorized.
23    A municipality desiring to enforce a lien under this
24subsection (c) shall petition the court to retain jurisdiction
25for foreclosure proceedings under this subsection. Notice of
26the petition shall be served, by certified or registered mail,

 

 

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1on all persons who were served notice under subsection (a),
2(b), or (f). The court shall conduct a hearing on the petition
3not less than 15 days after the notice is served. If the court
4determines that the requirements of this subsection (c) have
5been satisfied, it shall grant the petition and retain
6jurisdiction over the matter until the foreclosure proceeding
7is completed. The costs of foreclosure incurred by the
8municipality, including court costs, reasonable attorneys'
9fees, advances to preserve the property, and other costs
10related to the enforcement of this subsection, plus statutory
11interest, are a lien on the real estate and are recoverable by
12the municipality from the owner or owners of the real estate.
13If the court denies the petition, the municipality may enforce
14the lien in a separate action as provided in subsection (a),
15(b), or (f).
16    All persons designated in Section 15-1501 of the Code of
17Civil Procedure as necessary parties in a mortgage foreclosure
18action shall be joined as parties before issuance of an order
19of foreclosure. Persons designated in Section 15-1501 of the
20Code of Civil Procedure as permissible parties may also be
21joined as parties in the action.
22    The provisions of Article XV of the Code of Civil Procedure
23applicable to mortgage foreclosures shall apply to the
24foreclosure of a lien under this subsection (c), except to the
25extent that those provisions are inconsistent with this
26subsection. For purposes of foreclosures of liens under this

 

 

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1subsection, however, the redemption period described in
2subsection (b) of Section 15-1603 of the Code of Civil
3Procedure shall end 60 days after the date of entry of the
4order of foreclosure.
5    (d) In addition to any other remedy provided by law, the
6corporate authorities of any municipality may petition the
7circuit court to have property declared abandoned under this
8subsection (d) if:
9        (1) the property has been tax delinquent for 2 or more
10    years or bills for water service for the property have been
11    outstanding for 2 or more years;
12        (2) the property is unoccupied by persons legally in
13    possession; and
14        (3) the property contains a dangerous or unsafe
15    building for reasons specified in the petition, or the
16    property is not being maintained, as evidenced by the fact
17    that the corporate authorities of the municipality have
18    abated a code violation on the property, as defined under
19    Division 31.1 of this Article, more than 3 times within the
20    most recent 12 month period.
21    All persons having an interest of record in the property,
22including tax purchasers and beneficial owners of any Illinois
23land trust having title to the property, shall be named as
24defendants in the petition and shall be served with process. In
25addition, service shall be had under Section 2-206 of the Code
26of Civil Procedure as in other cases affecting property.

 

 

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1    The municipality, however, may proceed under this
2subsection in a proceeding brought under subsection (a) or (b).
3Notice of the petition shall be served in person or by
4certified or registered mail on all persons who were served
5notice under subsection (a) or (b).
6    If the municipality proves that the conditions described in
7this subsection exist and (i) the owner of record of the
8property does not enter an appearance in the action, or, if
9title to the property is held by an Illinois land trust, if
10neither the owner of record nor the owner of the beneficial
11interest of the trust enters an appearance, or (ii) if the
12owner of record or the beneficiary of a land trust, if title to
13the property is held by an Illinois land trust, enters an
14appearance and specifically waives his or her rights under this
15subsection (d), the court shall declare the property abandoned.
16Notwithstanding any waiver, the municipality may move to
17dismiss its petition at any time. In addition, any waiver in a
18proceeding under this subsection (d) does not serve as a waiver
19for any other proceeding under law or equity.
20    If that determination is made, notice shall be sent in
21person or by certified or registered mail to all persons having
22an interest of record in the property, including tax purchasers
23and beneficial owners of any Illinois land trust having title
24to the property, stating that title to the property will be
25transferred to the municipality unless, within 30 days of the
26notice, the owner of record or any other person having an

 

 

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1interest in the property files with the court a request to
2demolish the dangerous or unsafe building or to put the
3building in safe condition, or unless the owner of record
4enters an appearance and proves that the owner does not intend
5to abandon the property.
6    If the owner of record enters an appearance in the action
7within the 30 day period, but does not at that time file with
8the court a request to demolish the dangerous or unsafe
9building or to put the building in safe condition, or
10specifically waive his or her rights under this subsection (d),
11the court shall vacate its order declaring the property
12abandoned if it determines that the owner of record does not
13intend to abandon the property. In that case, the municipality
14may amend its complaint in order to initiate proceedings under
15subsection (a), or it may request that the court order the
16owner to demolish the building or repair the dangerous or
17unsafe conditions of the building alleged in the petition or
18seek the appointment of a receiver or other equitable relief to
19correct the conditions at the property. The powers and rights
20of a receiver appointed under this subsection (d) shall include
21all of the powers and rights of a receiver appointed under
22Section 11-31-2 of this Code.
23    If a request to demolish or repair the building is filed
24within the 30 day period, the court shall grant permission to
25the requesting party to demolish the building within 30 days or
26to restore the building to safe condition within 60 days after

 

 

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1the request is granted. An extension of that period for up to
260 additional days may be given for good cause. If more than
3one person with an interest in the property files a timely
4request, preference shall be given to the owner of record if
5the owner filed a request or, if the owner did not, the person
6with the lien or other interest of the highest priority.
7    If the requesting party (other than the owner of record)
8proves to the court that the building has been demolished or
9put in a safe condition in accordance with the local safety
10codes within the period of time granted by the court, the court
11shall issue a quitclaim judicial deed for the property to the
12requesting party, conveying only the interest of the owner of
13record, upon proof of payment to the municipality of all costs
14incurred by the municipality in connection with the action,
15including but not limited to court costs, attorney's fees,
16administrative costs, the costs, if any, associated with
17building enclosure or removal, and receiver's certificates.
18The interest in the property so conveyed shall be subject to
19all liens and encumbrances on the property. In addition, if the
20interest is conveyed to a person holding a certificate of
21purchase for the property under the Property Tax Code, the
22conveyance shall be subject to the rights of redemption of all
23persons entitled to redeem under that Act, including the
24original owner of record. If the requesting party is the owner
25of record and proves to the court that the building has been
26demolished or put in a safe condition in accordance with the

 

 

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1local safety codes within the period of time granted by the
2court, the court shall dismiss the proceeding under this
3subsection (d).
4    If the owner of record has not entered an appearance and
5proven that the owner did not intend to abandon the property,
6and if no person with an interest in the property files a
7timely request or if the requesting party fails to demolish the
8building or put the building in safe condition within the time
9specified by the court, the municipality may petition the court
10to issue a judicial deed for the property to the municipality.
11A conveyance by judicial deed shall operate to extinguish all
12existing ownership interests in, liens on, and other interest
13in the property, including tax liens, and shall extinguish the
14rights and interests of any and all holders of a bona fide
15certificate of purchase of the property for delinquent taxes.
16Any such bona fide certificate of purchase holder shall be
17entitled to a sale in error as prescribed under Section 21-310
18of the Property Tax Code.
19    (e) Each municipality may use the provisions of this
20subsection to expedite the removal of certain buildings that
21are a continuing hazard to the community in which they are
22located.
23    If a residential or commercial building is 3 stories or
24less in height as defined by the municipality's building code,
25and the corporate official designated to be in charge of
26enforcing the municipality's building code determines that the

 

 

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1building is open and vacant and an immediate and continuing
2hazard to the community in which the building is located, then
3the official shall be authorized to post a notice not less than
42 feet by 2 feet in size on the front of the building. The
5notice shall be dated as of the date of the posting and shall
6state that unless the building is demolished, repaired, or
7enclosed, and unless any garbage, debris, and other hazardous,
8noxious, or unhealthy substances or materials are removed so
9that an immediate and continuing hazard to the community no
10longer exists, then the building may be demolished, repaired,
11or enclosed, or any garbage, debris, and other hazardous,
12noxious, or unhealthy substances or materials may be removed,
13by the municipality.
14    Not later than 30 days following the posting of the notice,
15the municipality shall do all of the following:
16        (1) Cause to be sent, by certified mail, return receipt
17    requested, a Notice to Remediate to all owners of record of
18    the property, the beneficial owners of any Illinois land
19    trust having title to the property, and all lienholders of
20    record in the property, stating the intent of the
21    municipality to demolish, repair, or enclose the building
22    or remove any garbage, debris, or other hazardous, noxious,
23    or unhealthy substances or materials if that action is not
24    taken by the owner or owners.
25        (2) Cause to be published, in a newspaper published or
26    circulated in the municipality where the building is

 

 

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1    located, a notice setting forth (i) the permanent tax index
2    number and the address of the building, (ii) a statement
3    that the property is open and vacant and constitutes an
4    immediate and continuing hazard to the community, and (iii)
5    a statement that the municipality intends to demolish,
6    repair, or enclose the building or remove any garbage,
7    debris, or other hazardous, noxious, or unhealthy
8    substances or materials if the owner or owners or
9    lienholders of record fail to do so. This notice shall be
10    published for 3 consecutive days.
11        (3) Cause to be recorded the Notice to Remediate mailed
12    under paragraph (1) in the office of the recorder in the
13    county in which the real estate is located or in the office
14    of the registrar of titles of the county if the real estate
15    is registered under the Registered Title (Torrens) Act.
16    Any person or persons with a current legal or equitable
17interest in the property objecting to the proposed actions of
18the corporate authorities may file his or her objection in an
19appropriate form in a court of competent jurisdiction.
20    If the building is not demolished, repaired, or enclosed,
21or the garbage, debris, or other hazardous, noxious, or
22unhealthy substances or materials are not removed, within 30
23days of mailing the notice to the owners of record, the
24beneficial owners of any Illinois land trust having title to
25the property, and all lienholders of record in the property, or
26within 30 days of the last day of publication of the notice,

 

 

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1whichever is later, the corporate authorities shall have the
2power to demolish, repair, or enclose the building or to remove
3any garbage, debris, or other hazardous, noxious, or unhealthy
4substances or materials.
5    The municipality may proceed to demolish, repair, or
6enclose a building or remove any garbage, debris, or other
7hazardous, noxious, or unhealthy substances or materials under
8this subsection within a 120-day period following the date of
9the mailing of the notice if the appropriate official
10determines that the demolition, repair, enclosure, or removal
11of any garbage, debris, or other hazardous, noxious, or
12unhealthy substances or materials is necessary to remedy the
13immediate and continuing hazard. If, however, before the
14municipality proceeds with any of the actions authorized by
15this subsection, any person with a legal or equitable interest
16in the property has sought a hearing under this subsection
17before a court and has served a copy of the complaint on the
18chief executive officer of the municipality, then the
19municipality shall not proceed with the demolition, repair,
20enclosure, or removal of garbage, debris, or other substances
21until the court determines that that action is necessary to
22remedy the hazard and issues an order authorizing the
23municipality to do so. If the court dismisses the action for
24want of prosecution, the municipality must send the objector a
25copy of the dismissal order and a letter stating that the
26demolition, repair, enclosure, or removal of garbage, debris,

 

 

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1or other substances will proceed unless, within 30 days after
2the copy of the order and the letter are mailed, the objector
3moves to vacate the dismissal and serves a copy of the motion
4on the chief executive officer of the municipality.
5Notwithstanding any other law to the contrary, if the objector
6does not file a motion and give the required notice, if the
7motion is denied by the court, or if the action is again
8dismissed for want of prosecution, then the dismissal is with
9prejudice and the demolition, repair, enclosure, or removal may
10proceed forthwith.
11    Following the demolition, repair, or enclosure of a
12building, or the removal of garbage, debris, or other
13hazardous, noxious, or unhealthy substances or materials under
14this subsection, the municipality may file a notice of lien
15against the real estate for the cost of the demolition, repair,
16enclosure, or removal within 180 days after the repair,
17demolition, enclosure, or removal occurred, for the cost and
18expense incurred, in the office of the recorder in the county
19in which the real estate is located or in the office of the
20registrar of titles of the county if the real estate affected
21is registered under the Registered Titles (Torrens) Act; this
22lien has priority over the interests of those parties named in
23the Notice to Remediate mailed under paragraph (1), but not
24over the interests of third party purchasers or encumbrancers
25for value who obtained their interests in the property before
26obtaining actual or constructive notice of the lien. The notice

 

 

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1of lien shall consist of a sworn statement setting forth (i) a
2description of the real estate, such as the address or other
3description of the property, sufficient for its
4identification; (ii) the expenses incurred by the municipality
5in undertaking the remedial actions authorized under this
6subsection; (iii) the date or dates the expenses were incurred
7by the municipality; (iv) a statement by the corporate official
8responsible for enforcing the building code that the building
9was open and vacant and constituted an immediate and continuing
10hazard to the community; (v) a statement by the corporate
11official that the required sign was posted on the building,
12that notice was sent by certified mail to the owners of record,
13and that notice was published in accordance with this
14subsection; and (vi) a statement as to when and where the
15notice was published. The lien authorized by this subsection
16may thereafter be released or enforced by the municipality as
17provided in subsection (a).
18    (f) The corporate authorities of each municipality may
19remove or cause the removal of, or otherwise environmentally
20remediate hazardous substances and petroleum products on, in,
21or under any abandoned and unsafe property within the territory
22of a municipality. In addition, where preliminary evidence
23indicates the presence or likely presence of a hazardous
24substance or a petroleum product or a release or a substantial
25threat of a release of a hazardous substance or a petroleum
26product on, in, or under the property, the corporate

 

 

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1authorities of the municipality may inspect the property and
2test for the presence or release of hazardous substances and
3petroleum products. In any county having adopted by referendum
4or otherwise a county health department as provided by Division
55-25 of the Counties Code or its predecessor, the county board
6of that county may exercise the above-described powers with
7regard to property within the territory of any city, village,
8or incorporated town having less than 50,000 population.
9    For purposes of this subsection (f):
10        (1) "property" or "real estate" means all real
11    property, whether or not improved by a structure;
12        (2) "abandoned" means;
13            (A) the property has been tax delinquent for 2 or
14        more years;
15            (B) the property is unoccupied by persons legally
16        in possession; and
17        (3) "unsafe" means property that presents an actual or
18    imminent threat to public health and safety caused by the
19    release of hazardous substances; and
20        (4) "hazardous substances" means the same as in Section
21    3.215 of the Environmental Protection Act.
22    The corporate authorities shall apply to the circuit court
23of the county in which the property is located (i) for an order
24allowing the municipality to enter the property and inspect and
25test substances on, in, or under the property; or (ii) for an
26order authorizing the corporate authorities to take action with

 

 

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1respect to remediation of the property if conditions on the
2property, based on the inspection and testing authorized in
3paragraph (i), indicate the presence of hazardous substances or
4petroleum products. Remediation shall be deemed complete for
5purposes of paragraph (ii) above when the property satisfies
6Tier I, II, or III remediation objectives for the property's
7most recent usage, as established by the Environmental
8Protection Act, and the rules and regulations promulgated
9thereunder. Where, upon diligent search, the identity or
10whereabouts of the owner or owners of the property, including
11the lien holders of record, is not ascertainable, notice mailed
12to the person or persons in whose name the real estate was last
13assessed is sufficient notice under this Section.
14    The court shall grant an order authorizing testing under
15paragraph (i) above upon a showing of preliminary evidence
16indicating the presence or likely presence of a hazardous
17substance or a petroleum product or a release of or a
18substantial threat of a release of a hazardous substance or a
19petroleum product on, in, or under abandoned property. The
20preliminary evidence may include, but is not limited to,
21evidence of prior use, visual site inspection, or records of
22prior environmental investigations. The testing authorized by
23paragraph (i) above shall include any type of investigation
24which is necessary for an environmental professional to
25determine the environmental condition of the property,
26including but not limited to performance of soil borings and

 

 

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1groundwater monitoring. The court shall grant a remediation
2order under paragraph (ii) above where testing of the property
3indicates that it fails to meet the applicable remediation
4objectives. The hearing upon the application to the circuit
5court shall be expedited by the court and shall be given
6precedence over all other suits.
7    The cost of the inspection, testing, or remediation
8incurred by the municipality or by a lien holder of record,
9including court costs, attorney's fees, and other costs related
10to the enforcement of this Section, is a lien on the real
11estate; except that in any instances where a municipality
12incurs costs of inspection and testing but finds no hazardous
13substances or petroleum products on the property that present
14an actual or imminent threat to public health and safety, such
15costs are not recoverable from the owners nor are such costs a
16lien on the real estate. The lien is superior to all prior
17existing liens and encumbrances, except taxes and any lien
18obtained under subsection (a) or (e), if, within 180 days after
19the completion of the inspection, testing, or remediation, the
20municipality or the lien holder of record who incurred the cost
21and expense shall file a notice of lien for the cost and
22expense incurred in the office of the recorder in the county in
23which the real estate is located or in the office of the
24registrar of titles of the county if the real estate affected
25is registered under the Registered Titles (Torrens) Act.
26    The notice must consist of a sworn statement setting out

 

 

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1(i) a description of the real estate sufficient for its
2identification, (ii) the amount of money representing the cost
3and expense incurred, and (iii) the date or dates when the cost
4and expense was incurred by the municipality or the lien holder
5of record. Upon payment of the lien amount by the owner of or
6persons interested in the property after the notice of lien has
7been filed, a release of lien shall be issued by the
8municipality, the person in whose name the lien has been filed,
9or the assignee of the lien, and the release may be filed of
10record as in the case of filing notice of lien.
11    The lien may be enforced under subsection (c) or by
12foreclosure proceedings as in the case of mortgage foreclosures
13under Article XV of the Code of Civil Procedure or mechanics'
14lien foreclosures; provided that where the lien is enforced by
15foreclosure under subsection (c) or under either statute, the
16municipality may not proceed against the other assets of the
17owner or owners of the real estate for any costs that otherwise
18would be recoverable under this Section but that remain
19unsatisfied after foreclosure except where such additional
20recovery is authorized by separate environmental laws. An
21action to foreclose this lien may be commenced at any time
22after the date of filing of the notice of lien. The costs of
23foreclosure incurred by the municipality, including court
24costs, reasonable attorney's fees, advances to preserve the
25property, and other costs related to the enforcement of this
26subsection, plus statutory interest, are a lien on the real

 

 

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1estate.
2    All liens arising under this subsection (f) shall be
3assignable. The assignee of the lien shall have the same power
4to enforce the lien as the assigning party, except that the
5lien may not be enforced under subsection (c).
6    (g) In any case where a municipality has obtained a lien
7under subsection (a), the municipality may also bring an action
8for a money judgment against the owner or owners of the real
9estate in the amount of the lien in the same manner as provided
10for bringing causes of action in Article II of the Code of
11Civil Procedure and, upon obtaining a judgment, file a judgment
12lien against all of the real estate of the owner or owners and
13enforce that lien as provided for in Article XII of the Code of
14Civil Procedure.
15(Source: P.A. 95-331, eff. 8-21-07; 95-931, eff. 1-1-09.)".