State of Illinois
91st General Assembly
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[ Engrossed ][ House Amendment 001 ]

91_HB1116

 
                                               LRB9103608MWgc

 1        AN ACT concerning the demolition, repair, or enclosure of
 2    unsafe buildings, amending named Acts.

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

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

 7        (55 ILCS 5/5-1121)
 8        Sec. 5-1121.  Demolition, repair, or enclosure.
 9        (a)  The  county  board  of each county may upon a formal
10    request by the city, village or incorporated  town  demolish,
11    repair,  or  enclose  or  cause  the  demolition,  repair, or
12    enclosure of dangerous and unsafe  buildings  or  uncompleted
13    and  abandoned  buildings within the territory of the county,
14    but outside the territory of any municipality, and may remove
15    or cause the removal of garbage, debris, and other hazardous,
16    noxious, or unhealthy  substances  or  materials  from  those
17    buildings.  In  any  county  having adopted, by referendum or
18    otherwise, a county health department as provided by Division
19    5-25 of the Counties Code  or  its  predecessor,  the  county
20    board  of  any  such  county may upon a formal request by the
21    city, village, or incorporated town demolish, repair or cause
22    the demolition or repair of dangerous and unsafe buildings or
23    uncompleted and abandoned buildings within the  territory  of
24    any  city,  village, or incorporated town having a population
25    of less than 50,000.
26        The county board shall apply to the circuit court of  the
27    county  in  which  the  building  is located (i) for an order
28    authorizing action to be taken with respect to a building  if
29    the  owner  or  owners  of  the  building, including the lien
30    holders of record, after at least 15 days' written notice  by
31    mail to do so, have failed to commence proceedings to put the
 
                            -2-                LRB9103608MWgc
 1    building in a safe condition or to demolish it or (ii) for an
 2    order  requiring  the  owner or owners of record to demolish,
 3    repair, or enclose the building or to remove garbage, debris,
 4    and other hazardous,  noxious,  or  unhealthy  substances  or
 5    materials  from  the  building.   It  is not a defense to the
 6    cause of action that the building is boarded up or  otherwise
 7    enclosed,  although the court may order the defendant to have
 8    the building boarded up or otherwise  enclosed.  Where,  upon
 9    diligent  search, the identity or whereabouts of the owner or
10    owners of the building, including the lien holders of record,
11    is not ascertainable, notice mailed to the person or  persons
12    in  whose  name  the  real  estate  was last assessed and the
13    posting of  such  notice  upon  the  premises  sought  to  be
14    demolished  or  repaired  is  sufficient  notice  under  this
15    Section.
16        The  hearing  upon  the  application to the circuit court
17    shall be expedited by the court and shall be given precedence
18    over all other suits.
19        The cost of the demolition, repair, enclosure, or removal
20    incurred by the county, by an intervenor, or by a lien holder
21    of record, including court costs, attorney's fees, and  other
22    costs   related  to  the  enforcement  of  this  Section,  is
23    recoverable from the owner or owners of the  real  estate  or
24    the  previous  owner  or both if the property was transferred
25    during the 15 day notice period and is a lien on all the real
26    estate of the owner or owners of  the  unsafe  building;  the
27    lien   is   superior   to   all   prior  existing  liens  and
28    encumbrances, except taxes, if, within  180  days  after  the
29    repair,  demolition,  enclosure,  or removal, the county, the
30    lien holder of record, or the  intervenor  who  incurred  the
31    cost and expense shall file a notice of lien for the cost and
32    expense  incurred in the office of the recorder in the county
33    in which the real estate is located or in the office  of  the
34    registrar of titles of the county if the real estate affected
 
                            -3-                LRB9103608MWgc
 1    is registered under the Registered Titles (Torrens) Act.
 2        The  notice must consist of a sworn statement setting out
 3    (1) a description of  the  real  estate  sufficient  for  its
 4    identification, (2) the amount of money representing the cost
 5    and expense incurred, and (3) the date or dates when the cost
 6    and  expense  was  incurred by the county, the lien holder of
 7    record, or the intervenor.  Upon  payment  of  the  cost  and
 8    expense by the owner of or persons interested in the property
 9    after  the  notice  of lien has been filed, the lien shall be
10    released by the county, the person in whose name the lien has
11    been filed, or the assignee of the lien, and the release  may
12    be  filed  of record as in the case of filing notice of lien.
13    Unless the lien is enforced under subsection  (b),  the  lien
14    may  be enforced by foreclosure proceedings as in the case of
15    mortgage foreclosures under Article XV of the Code  of  Civil
16    Procedure  or  mechanics'  lien  foreclosures.  An  action to
17    foreclose this lien may be commenced at any  time  after  the
18    date  of  filing  of  the  notice  of  lien.   The  costs  of
19    foreclosure  incurred  by  the county, including court costs,
20    reasonable  attorney's  fees,  advances   to   preserve   the
21    property,  and other costs related to the enforcement of this
22    subsection, plus statutory interest, are a lien on  the  real
23    estate  and  are  recoverable by the county from the owner or
24    owners of the real estate.
25        All liens arising under  this  subsection  (a)  shall  be
26    assignable.  The  assignee  of  the  lien shall have the same
27    power to enforce the lien as the assigning party, except that
28    the lien may not be enforced under subsection (b).
29        If the appropriate official of any county determines that
30    any  dangerous  and  unsafe  building  or   uncompleted   and
31    abandoned   building   within   its  territory  fulfills  the
32    requirements for an action by the county under the  Abandoned
33    Housing  Rehabilitation  Act,  the  county may petition under
34    that Act in a proceeding brought under this subsection.
 
                            -4-                LRB9103608MWgc
 1        (b)  In any case where a county has obtained a lien under
 2    subsection (a), the county may enforce the  lien  under  this
 3    subsection  (b)  in  the same proceeding in which the lien is
 4    authorized.
 5        A county desiring to enforce a lien under this subsection
 6    (b) shall petition  the  court  to  retain  jurisdiction  for
 7    foreclosure proceedings under this subsection.  Notice of the
 8    petition shall be served, by certified or registered mail, on
 9    all persons who were served notice under subsection (a).  The
10    court  shall  conduct a hearing on the petition not less than
11    15 days after the notice is served.  If the court  determines
12    that  the  requirements  of  this  subsection  (b)  have been
13    satisfied,  it  shall   grant   the   petition   and   retain
14    jurisdiction over the matter until the foreclosure proceeding
15    is  completed.   The  costs  of  foreclosure  incurred by the
16    county, including court costs,  reasonable  attorneys'  fees,
17    advances to preserve the property, and other costs related to
18    the  enforcement of this subsection, plus statutory interest,
19    are a lien on the real estate  and  are  recoverable  by  the
20    county  from  the owner or owners of the real estate.  If the
21    court denies the petition, the county may enforce the lien in
22    a separate action as provided in subsection (a).
23        All persons designated in Section 15-1501 of the Code  of
24    Civil   Procedure   as   necessary   parties  in  a  mortgage
25    foreclosure action shall be joined as parties before issuance
26    of an order of foreclosure.  Persons  designated  in  Section
27    15-1501 of the Code of Civil Procedure as permissible parties
28    may also be joined as parties in the action.
29        The  provisions  of  Article  XV  of  the  Code  of Civil
30    Procedure applicable to mortgage foreclosures shall apply  to
31    the  foreclosure  of a lien under this subsection (b), except
32    to the extent that those  provisions  are  inconsistent  with
33    this  subsection.    For  purposes  of  foreclosures of liens
34    under  this  subsection,  however,  the   redemption   period
 
                            -5-                LRB9103608MWgc
 1    described in subsection (b) of Section 15-1603 of the Code of
 2    Civil  Procedure shall end 60 days after the date of entry of
 3    the order of foreclosure.
 4        (c)  In addition to any other remedy provided by law, the
 5    county board of any county may petition the circuit court  to
 6    have  property  declared  abandoned under this subsection (c)
 7    if:
 8             (1)  the property has been tax delinquent for  2  or
 9        more  years  or  bills for water service for the property
10        have been outstanding for 2 or more years;
11             (2)  the property is unoccupied by  persons  legally
12        in possession; and
13             (3)  the  property  contains  a  dangerous or unsafe
14        building.
15        All persons having an interest of record in the property,
16    including  tax  purchasers  and  beneficial  owners  of   any
17    Illinois  land  trust  having title to the property, shall be
18    named as defendants in the petition and shall be served  with
19    process.   In  addition,  service  shall be had under Section
20    2-206 of the Code  of  Civil  Procedure  as  in  other  cases
21    affecting property.
22        The county, however, may proceed under this subsection in
23    a  proceeding  brought  under  subsection (a).  Notice of the
24    petition shall be served by certified or registered  mail  on
25    all persons who were served notice under subsection (a).
26        If  the  county  proves  that the conditions described in
27    this subsection exist and the owner of record of the property
28    does not enter an appearance in the action, or, if  title  to
29    the  property  is  held by an Illinois land trust, if neither
30    the owner of record nor the owner of the beneficial  interest
31    of  the  trust  enters an appearance, the court shall declare
32    the property abandoned.
33        If that determination is made, notice shall  be  sent  by
34    certified  or  registered  mail  to  all  persons  having  an
 
                            -6-                LRB9103608MWgc
 1    interest  of record in the property, including tax purchasers
 2    and beneficial owners of any Illinois land trust having title
 3    to the property, stating that title to the property  will  be
 4    transferred  to  the  county  unless,  within  30 days of the
 5    notice, the owner of  record  enters  an  appearance  in  the
 6    action,  or unless any other person having an interest in the
 7    property files with the  court  a  request  to  demolish  the
 8    dangerous  or  unsafe building or to put the building in safe
 9    condition.
10        If the owner of record enters an appearance in the action
11    within the 30 day period, the court shall  vacate  its  order
12    declaring  the  property abandoned.  In that case, the county
13    may amend its complaint  in  order  to  initiate  proceedings
14    under subsection (a).
15        If  a request to demolish or repair the building is filed
16    within the 30 day period, the court shall grant permission to
17    the requesting party to demolish the building within 30  days
18    or  to  restore the building to safe condition within 60 days
19    after the request is granted.  An extension  of  that  period
20    for up to 60 additional days may be given for good cause.  If
21    more than one person with an interest in the property files a
22    timely  request, preference shall be given to the person with
23    the lien or other interest of the highest priority.
24        If the requesting party proves  to  the  court  that  the
25    building  has  been  demolished  or  put  in a safe condition
26    within the period of time granted by  the  court,  the  court
27    shall issue a quitclaim judicial deed for the property to the
28    requesting party, conveying only the interest of the owner of
29    record,  upon  proof  of  payment  to the county of all costs
30    incurred  by  the  county  in  connection  with  the  action,
31    including but not limited to court  costs,  attorney's  fees,
32    administrative  costs,  the  costs,  if  any, associated with
33    building enclosure or removal, and  receiver's  certificates.
34    The  interest in the property so conveyed shall be subject to
 
                            -7-                LRB9103608MWgc
 1    all liens and encumbrances on the property.  In addition,  if
 2    the interest is conveyed to a person holding a certificate of
 3    purchase  for  the  property under the Property Tax Code, the
 4    conveyance shall be subject to the rights  of  redemption  of
 5    all  persons entitled to redeem under that Act, including the
 6    original owner of record.
 7        If no person with an interest in  the  property  files  a
 8    timely  request  or if the requesting party fails to demolish
 9    the building or put the building in safe condition within the
10    time specified by the court,  the  county  may  petition  the
11    court  to  issue  a  judicial  deed  for  the property to the
12    county.  A conveyance  by  judicial  deed  shall  operate  to
13    extinguish all existing ownership interests in, liens on, and
14    other interest in the property, including tax liens.
15        (d)  Each   county   may   use  the  provisions  of  this
16    subsection to expedite the removal of certain buildings  that
17    are  a  continuing  hazard to the community in which they are
18    located.
19        If a residential building is 2 stories or less in  height
20    as  defined  by  the county's building code, and the official
21    designated to be in charge of enforcing the county's building
22    code determines that the building is open and vacant  and  an
23    immediate and continuing hazard to the community in which the
24    building is located, then the official shall be authorized to
25    post  a  notice not less than 2 feet by 2 feet in size on the
26    front of the building.  The notice shall be dated as  of  the
27    date  of the posting and shall state that unless the building
28    is demolished, repaired, or enclosed, and unless any garbage,
29    debris, and other hazardous, noxious, or unhealthy substances
30    or materials are removed so that an immediate and  continuing
31    hazard  to  the community no longer exists, then the building
32    may be demolished, repaired, or  enclosed,  or  any  garbage,
33    debris, and other hazardous, noxious, or unhealthy substances
34    or materials may be removed, by the county.
 
                            -8-                LRB9103608MWgc
 1        Not  later  than  30  days  following  the posting of the
 2    notice, the county shall do both of the following:
 3             (1)  Cause to be sent,  by  certified  mail,  return
 4        receipt  requested,  a  notice to all owners of record of
 5        the property, the beneficial owners of any Illinois  land
 6        trust  having  title to the property, and all lienholders
 7        of record in the property,  stating  the  intent  of  the
 8        county  to  demolish,  repair, or enclose the building or
 9        remove any garbage, debris, or other hazardous,  noxious,
10        or  unhealthy  substances  or materials if that action is
11        not taken by the owner or owners.
12             (2)  Cause to be published, in a newspaper published
13        or  circulated  in  the  county  where  the  building  is
14        located, a notice setting forth  (i)  the  permanent  tax
15        index  number  and  the  address  of the building, (ii) a
16        statement that  the  property  is  open  and  vacant  and
17        constitutes  an  immediate  and  continuing hazard to the
18        community, and (iii) a statement that the county  intends
19        to  demolish,  repair,  or enclose the building or remove
20        any garbage, debris,  or  other  hazardous,  noxious,  or
21        unhealthy  substances or materials if the owner or owners
22        or lienholders of record fail  to  do  so.   This  notice
23        shall be published for 3 consecutive days.
24        A  person objecting to the proposed actions of the county
25    board may file his or her objection in an appropriate form in
26    a court of competent jurisdiction.
27        If the building is not demolished, repaired, or enclosed,
28    or the garbage,  debris,  or  other  hazardous,  noxious,  or
29    unhealthy  substances or materials are not removed, within 30
30    days of mailing the notice  to  the  owners  of  record,  the
31    beneficial  owners of any Illinois land trust having title to
32    the property, and all lienholders of record in the  property,
33    or  within  30  days  of  the  last day of publication of the
34    notice, whichever is later, the county board shall  have  the
 
                            -9-                LRB9103608MWgc
 1    power  to  demolish,  repair,  or  enclose the building or to
 2    remove any garbage, debris, or other hazardous,  noxious,  or
 3    unhealthy substances or materials.
 4        The  county may proceed to demolish, repair, or enclose a
 5    building or remove any garbage, debris, or  other  hazardous,
 6    noxious,  or  unhealthy  substances  or  materials under this
 7    subsection within a 120-day period following the date of  the
 8    mailing  of the notice if the appropriate official determines
 9    that the demolition, repair, enclosure,  or  removal  of  any
10    garbage,  debris,  or  other hazardous, noxious, or unhealthy
11    substances or materials is necessary to remedy the  immediate
12    and  continuing  hazard.   If,  however,  before  the  county
13    proceeds   with   any  of  the  actions  authorized  by  this
14    subsection, any  person  has  sought  a  hearing  under  this
15    subsection  before  a  court  and  has  served  a copy of the
16    complaint on the chief executive officer of the county,  then
17    the  county  shall  not  proceed with the demolition, repair,
18    enclosure, or removal of garbage, debris, or other substances
19    until the court determines that that action is  necessary  to
20    remedy  the hazard and issues an order authorizing the county
21    to do so.
22        Following the  demolition,  repair,  or  enclosure  of  a
23    building,  or  the  removal  of  garbage,  debris,  or  other
24    hazardous,  noxious,  or  unhealthy  substances  or materials
25    under this subsection, the county may file a notice  of  lien
26    against  the  real  estate  for  the  cost of the demolition,
27    repair, enclosure, or  removal  within  180  days  after  the
28    repair,  demolition,  enclosure, or removal occurred, for the
29    cost and expense incurred, in the office of the  recorder  in
30    the  county  in  which  the  real estate is located or in the
31    office of the registrar of titles of the county if  the  real
32    estate  affected  is  registered  under the Registered Titles
33    (Torrens) Act.  The notice of lien shall consist of  a  sworn
34    statement setting forth (i) a description of the real estate,
 
                            -10-               LRB9103608MWgc
 1    such  as  the  address  or other description of the property,
 2    sufficient for its identification; (ii) the expenses incurred
 3    by the county in undertaking the remedial actions  authorized
 4    under  this  subsection; (iii) the date or dates the expenses
 5    were incurred by the county; (iv) a statement by the official
 6    responsible for enforcing the building code that the building
 7    was  open  and  vacant  and  constituted  an  immediate   and
 8    continuing  hazard  to  the community; (v) a statement by the
 9    official that the required sign was posted on  the  building,
10    that  notice  was  sent  by  certified  mail to the owners of
11    record, and that notice was published in accordance with this
12    subsection; and (vi) a statement as to  when  and  where  the
13    notice was published.  The lien authorized by this subsection
14    may  thereafter  be  released  or  enforced  by the county as
15    provided in subsection (a).
16    (Source: P.A.  89-585,  eff.  1-1-97;  90-14,  eff.   7-1-97;
17    90-517, eff. 8-22-97.)

18        Section  10.  The  Illinois  Municipal Code is amended by
19    changing Section 11-31-1 as follows:

20        (65 ILCS 5/11-31-1) (from Ch. 24, par. 11-31-1)
21        Sec.   11-31-1.  Demolition,   repair,   enclosure,    or
22    remediation.
23        (a)  The  corporate  authorities of each municipality may
24    demolish, repair, or enclose or cause the demolition, repair,
25    or enclosure of dangerous and unsafe buildings or uncompleted
26    and  abandoned  buildings  within  the   territory   of   the
27    municipality  and may remove or cause the removal of garbage,
28    debris, and other hazardous, noxious, or unhealthy substances
29    or materials from those  buildings.   In  any  county  having
30    adopted by referendum or otherwise a county health department
31    as  provided  by  Division  5-25  of the Counties Code or its
32    predecessor, the county board of  that  county  may  exercise
 
                            -11-               LRB9103608MWgc
 1    those powers with regard to dangerous and unsafe buildings or
 2    uncompleted  and  abandoned buildings within the territory of
 3    any city, village, or  incorporated  town  having  less  than
 4    50,000 population.
 5        The  corporate  authorities  shall  apply  to the circuit
 6    court of the county in which the building is located (i)  for
 7    an  order  authorizing  action  to be taken with respect to a
 8    building if the owner or owners of  the  building,  including
 9    the  lien  holders of record, after at least 15 days' written
10    notice by mail so to do, have failed to put the building in a
11    safe condition or  to  demolish  it  or  (ii)  for  an  order
12    requiring  the owner or owners of record to demolish, repair,
13    or enclose the building or to  remove  garbage,  debris,  and
14    other   hazardous,   noxious,   or  unhealthy  substances  or
15    materials from the building.  It is  not  a  defense  to  the
16    cause  of action that the building is boarded up or otherwise
17    enclosed, although the court may order the defendant to  have
18    the  building  boarded  up or otherwise enclosed. Where, upon
19    diligent search, the identity or whereabouts of the owner  or
20    owners of the building, including the lien holders of record,
21    is  not ascertainable, notice mailed to the person or persons
22    in whose name the real estate was last assessed is sufficient
23    notice under this 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.  Any person entitled to bring an action
27    under  subsection (b) shall have the right to intervene in an
28    action brought under this Section.
29        The cost of the demolition, repair, enclosure, or removal
30    incurred by the municipality, by an intervenor, or by a  lien
31    holder of record, including court costs, attorney's fees, and
32    other  costs  related  to the enforcement of this Section, is
33    recoverable from the owner or owners of the  real  estate  or
34    the  previous  owner  or both if the property was transferred
 
                            -12-               LRB9103608MWgc
 1    during the 15 day notice period and is a lien on all the real
 2    estate of the owner or owners of  the  unsafe  building;  the
 3    lien   is   superior   to   all   prior  existing  liens  and
 4    encumbrances, except taxes, if, within  180  days  after  the
 5    repair,  demolition, enclosure, or removal, the municipality,
 6    the lien holder of record, or the intervenor who incurred the
 7    cost and expense shall file a notice of lien for the cost and
 8    expense incurred in the office of the recorder in the  county
 9    in  which  the real estate is located or in the office of the
10    registrar of titles of the county if the real estate affected
11    is registered under the Registered Titles (Torrens) Act.
12        The notice must consist of a sworn statement setting  out
13    (1)  a  description  of  the  real  estate sufficient for its
14    identification, (2) the amount of money representing the cost
15    and expense incurred, and (3) the date or dates when the cost
16    and expense was incurred by the municipality, the lien holder
17    of record, or the intervenor. Upon payment of  the  cost  and
18    expense by the owner of or persons interested in the property
19    after  the  notice  of lien has been filed, the lien shall be
20    released by the municipality, the person in  whose  name  the
21    lien  has  been  filed,  or the assignee of the lien, and the
22    release may be filed of record  as  in  the  case  of  filing
23    notice  of lien. Unless the lien is enforced under subsection
24    (c), the lien may be enforced by foreclosure  proceedings  as
25    in  the case of mortgage foreclosures under Article XV of the
26    Code of Civil Procedure or mechanics' lien  foreclosures.  An
27    action  to  foreclose  this lien may be commenced at any time
28    after the date of filing of the notice of lien.  The costs of
29    foreclosure incurred by  the  municipality,  including  court
30    costs,  reasonable  attorney's fees, advances to preserve the
31    property, and other costs related to the enforcement of  this
32    subsection,  plus  statutory interest, are a lien on the real
33    estate and are recoverable by the municipality from the owner
34    or owners of the real estate.
 
                            -13-               LRB9103608MWgc
 1        All liens arising under  this  subsection  (a)  shall  be
 2    assignable.  The  assignee  of  the  lien shall have the same
 3    power to enforce the lien as the assigning party, except that
 4    the lien may not be enforced under subsection (c).
 5        If  the  appropriate   official   of   any   municipality
 6    determines   that   any  dangerous  and  unsafe  building  or
 7    uncompleted  and  abandoned  building  within  its  territory
 8    fulfills the requirements for an action by  the  municipality
 9    under   the   Abandoned   Housing   Rehabilitation  Act,  the
10    municipality may petition under  that  Act  in  a  proceeding
11    brought under this subsection.
12        (b)  Any  owner  or  tenant  of real property within 1200
13    feet in any direction of any  dangerous  or  unsafe  building
14    located  within  the  territory  of  a  municipality  with  a
15    population  of  500,000 or more may file with the appropriate
16    municipal authority  a request that the municipality apply to
17    the circuit court of the county  in  which  the  building  is
18    located  for  an  order permitting the demolition, removal of
19    garbage, debris, and other noxious  or  unhealthy  substances
20    and materials from, or repair or enclosure of the building in
21    the  manner prescribed in subsection (a) of this Section.  If
22    the municipality fails to  institute  an  action  in  circuit
23    court  within  90  days  after the filing of the request, the
24    owner or tenant of real property  within  1200  feet  in  any
25    direction  of the building may institute an action in circuit
26    court seeking an order compelling  the  owner  or  owners  of
27    record to demolish, remove garbage, debris, and other noxious
28    or unhealthy substances and materials from, repair or enclose
29    or to cause to be demolished, have garbage, debris, and other
30    noxious  or  unhealthy substances and materials removed from,
31    repaired, or enclosed the building in question.    A  private
32    owner  or tenant who institutes an action under the preceding
33    sentence shall not be required to pay any fee to the clerk of
34    the circuit court. The cost of repair,  removal,  demolition,
 
                            -14-               LRB9103608MWgc
 1    or  enclosure shall be borne by the owner or owners of record
 2    of the building. In the event the owner or owners  of  record
 3    fail  to  demolish, remove garbage, debris, and other noxious
 4    or  unhealthy  substances  and  materials  from,  repair,  or
 5    enclose the building within 90 days of  the  date  the  court
 6    entered  its  order,  the  owner or tenant who instituted the
 7    action may request that the court join the municipality as  a
 8    party to the action.  The court may order the municipality to
 9    demolish,  remove  materials  from,  repair,  or  enclose the
10    building, or cause that action to be taken upon  the  request
11    of  any owner or tenant who instituted the action or upon the
12    municipality's request.  The municipality may file,  and  the
13    court  may approve, a plan for rehabilitating the building in
14    question. A  court  order  authorizing  the  municipality  to
15    demolish,   remove  materials  from,  repair,  or  enclose  a
16    building, or  cause  that  action  to  be  taken,  shall  not
17    preclude  the  court  from  adjudging  the owner or owners of
18    record of the building  in  contempt  of  court  due  to  the
19    failure to comply with the order to demolish, remove garbage,
20    debris,   and  other  noxious  or  unhealthy  substances  and
21    materials from, repair, or enclose the building.
22        If a municipality or a person or persons other  than  the
23    owner or owners of record pay the cost of demolition, removal
24    of garbage, debris, and other noxious or unhealthy substances
25    and  materials,  repair,  or  enclosure  pursuant  to a court
26    order, the cost, including court costs, attorney's fees,  and
27    other costs related to the enforcement of this subsection, is
28    recoverable  from  the owner or owners of the real estate and
29    is a lien on the real estate; the lien  is  superior  to  all
30    prior  existing  liens  and  encumbrances,  except taxes, if,
31    within 180 days after the  repair,  removal,  demolition,  or
32    enclosure, the municipality or the person or persons who paid
33    the  costs of demolition, removal, repair, or enclosure shall
34    file a notice of lien of the cost and expense incurred in the
 
                            -15-               LRB9103608MWgc
 1    office of the recorder in the county in which the real estate
 2    is located or in the office of the registrar of the county if
 3    the real estate affected is registered under  the  Registered
 4    Titles  (Torrens)  Act.  The  notice shall be in a form as is
 5    provided  in  subsection  (a).   An  owner  or   tenant   who
 6    institutes  an  action  in  circuit court seeking an order to
 7    compel the owner or owners  of  record  to  demolish,  remove
 8    materials  from,  repair,  or enclose any dangerous or unsafe
 9    building, or to cause that action  to  be  taken  under  this
10    subsection  may recover court costs and reasonable attorney's
11    fees for instituting the action from the owner or  owners  of
12    record  of  the  building.  Upon  payment  of  the  costs and
13    expenses by the owner  of  or  a  person  interested  in  the
14    property  after  the  notice of lien has been filed, the lien
15    shall be released by the municipality or the person in  whose
16    name  the lien has been filed or his or her assignee, and the
17    release may be filed of record as in the  case  of  filing  a
18    notice of lien.  Unless the lien is enforced under subsection
19    (c),  the  lien may be enforced by foreclosure proceedings as
20    in the case of mortgage foreclosures under Article XV of  the
21    Code  of Civil Procedure or mechanics' lien foreclosures.  An
22    action to foreclose this lien may be commenced  at  any  time
23    after the date of filing of the notice of lien.  The costs of
24    foreclosure  incurred  by  the  municipality, including court
25    costs, reasonable attorneys' fees, advances to  preserve  the
26    property,  and other costs related to the enforcement of this
27    subsection, plus statutory interest, are a lien on  the  real
28    estate and are recoverable by the municipality from the owner
29    or owners of the real estate.
30        All  liens arising under the terms of this subsection (b)
31    shall be assignable.  The assignee of the lien shall have the
32    same power to enforce the lien as the assigning party, except
33    that the lien may not be enforced under subsection (c).
34        (c)  In any case where a municipality has obtained a lien
 
                            -16-               LRB9103608MWgc
 1    under subsection (a),  (b),  or  (f),  the  municipality  may
 2    enforce  the  lien  under  this  subsection  (c)  in the same
 3    proceeding in which the lien is authorized.
 4        A municipality desiring to  enforce  a  lien  under  this
 5    subsection   (c)   shall   petition   the   court  to  retain
 6    jurisdiction   for   foreclosure   proceedings   under   this
 7    subsection.  Notice of  the  petition  shall  be  served,  by
 8    certified  or registered mail, on all persons who were served
 9    notice under subsection (a), (b), or (f).   The  court  shall
10    conduct a hearing on the petition not less than 15 days after
11    the  notice  is  served.   If  the  court determines that the
12    requirements of this subsection (c) have been  satisfied,  it
13    shall  grant  the  petition  and retain jurisdiction over the
14    matter until the foreclosure proceeding  is  completed.   The
15    costs  of foreclosure incurred by the municipality, including
16    court costs, reasonable attorneys' fees, advances to preserve
17    the property, and other costs related to the  enforcement  of
18    this  subsection,  plus statutory interest, are a lien on the
19    real estate and are recoverable by the municipality from  the
20    owner  or owners of the real estate.  If the court denies the
21    petition, the municipality may enforce the lien in a separate
22    action as provided in subsection (a), (b), or (f).
23        All persons designated in Section 15-1501 of the Code  of
24    Civil   Procedure   as   necessary   parties  in  a  mortgage
25    foreclosure action shall be joined as parties before issuance
26    of an order of foreclosure.  Persons  designated  in  Section
27    15-1501 of the Code of Civil Procedure as permissible parties
28    may also be joined as parties in the action.
29        The  provisions  of  Article  XV  of  the  Code  of Civil
30    Procedure applicable to mortgage foreclosures shall apply  to
31    the  foreclosure  of a lien under this subsection (c), except
32    to the extent that those  provisions  are  inconsistent  with
33    this  subsection.    For  purposes  of  foreclosures of liens
34    under  this  subsection,  however,  the   redemption   period
 
                            -17-               LRB9103608MWgc
 1    described in subsection (b) of Section 15-1603 of the Code of
 2    Civil  Procedure shall end 60 days after the date of entry of
 3    the order of foreclosure.
 4        (d)  In addition to any other remedy provided by law, the
 5    corporate authorities of any municipality  may  petition  the
 6    circuit  court to have property declared abandoned under this
 7    subsection (d) if:
 8             (1)  the property has been tax delinquent for  2  or
 9        more  years  or  bills for water service for the property
10        have been outstanding for 2 or more years;
11             (2)  the property is unoccupied by  persons  legally
12        in possession; and
13             (3)  the  property  contains  a  dangerous or unsafe
14        building.
15        All persons having an interest of record in the property,
16    including  tax  purchasers  and  beneficial  owners  of   any
17    Illinois  land  trust  having title to the property, shall be
18    named as defendants in the petition and shall be served  with
19    process.   In  addition,  service  shall be had under Section
20    2-206 of the Code  of  Civil  Procedure  as  in  other  cases
21    affecting property.
22        The   municipality,   however,  may  proceed  under  this
23    subsection in a proceeding brought under  subsection  (a)  or
24    (b).   Notice of the petition shall be served by certified or
25    registered mail on all persons who were served  notice  under
26    subsection (a) or (b).
27        If  the municipality proves that the conditions described
28    in this subsection exist and  the  owner  of  record  of  the
29    property  does  not enter an appearance in the action, or, if
30    title to the property is held by an Illinois land  trust,  if
31    neither  the  owner of record nor the owner of the beneficial
32    interest of the trust enters an appearance, the  court  shall
33    declare the property abandoned.
34        If  that  determination  is made, notice shall be sent by
 
                            -18-               LRB9103608MWgc
 1    certified  or  registered  mail  to  all  persons  having  an
 2    interest of record in the property, including tax  purchasers
 3    and beneficial owners of any Illinois land trust having title
 4    to  the  property, stating that title to the property will be
 5    transferred to the municipality unless, within 30 days of the
 6    notice, the owner of  record  enters  an  appearance  in  the
 7    action,  or unless any other person having an interest in the
 8    property files with the  court  a  request  to  demolish  the
 9    dangerous  or  unsafe building or to put the building in safe
10    condition.
11        If the owner of record enters an appearance in the action
12    within the 30 day period, the court shall  vacate  its  order
13    declaring   the   property  abandoned.   In  that  case,  the
14    municipality may amend its complaint  in  order  to  initiate
15    proceedings under subsection (a).
16        If  a request to demolish or repair the building is filed
17    within the 30 day period, the court shall grant permission to
18    the requesting party to demolish the building within 30  days
19    or  to  restore the building to safe condition within 60 days
20    after the request is granted.  An extension  of  that  period
21    for up to 60 additional days may be given for good cause.  If
22    more than one person with an interest in the property files a
23    timely  request, preference shall be given to the person with
24    the lien or other interest of the highest priority.
25        If the requesting party proves  to  the  court  that  the
26    building  has  been  demolished  or  put  in a safe condition
27    within the period of time granted by  the  court,  the  court
28    shall issue a quitclaim judicial deed for the property to the
29    requesting party, conveying only the interest of the owner of
30    record,  upon  proof  of  payment  to the municipality of all
31    costs incurred by the municipality  in  connection  with  the
32    action,  including but not limited to court costs, attorney's
33    fees, administrative costs, the  costs,  if  any,  associated
34    with   building   enclosure   or   removal,   and  receiver's
 
                            -19-               LRB9103608MWgc
 1    certificates.  The interest in the property so conveyed shall
 2    be subject to all liens and encumbrances on the property.  In
 3    addition, if the interest is conveyed to a person  holding  a
 4    certificate  of  purchase for the property under the Property
 5    Tax Code, the conveyance shall be subject to  the  rights  of
 6    redemption  of all persons entitled to redeem under that Act,
 7    including the original owner of record.
 8        If no person with an interest in  the  property  files  a
 9    timely  request  or if the requesting party fails to demolish
10    the building or put the building in safe condition within the
11    time specified by the court, the  municipality  may  petition
12    the  court  to  issue a judicial deed for the property to the
13    municipality.  A conveyance by judicial deed shall operate to
14    extinguish all existing ownership interests in, liens on, and
15    other interest in the property, including tax liens.
16        (e)  Each municipality may use  the  provisions  of  this
17    subsection  to expedite the removal of certain buildings that
18    are a continuing hazard to the community in  which  they  are
19    located.
20        If  a  residential or commercial building is 3 stories or
21    less in height as  defined  by  the  municipality's  building
22    code,  and  the corporate official designated to be in charge
23    of enforcing the municipality's building code determines that
24    the  building  is  open  and  vacant  and  an  immediate  and
25    continuing hazard to the community in which the  building  is
26    located,  then  the  official  shall  be authorized to post a
27    notice not less than 2 feet by 2 feet in size on the front of
28    the building.  The notice shall be dated as of  the  date  of
29    the  posting  and  shall  state  that  unless the building is
30    demolished, repaired, or enclosed, and  unless  any  garbage,
31    debris, and other hazardous, noxious, or unhealthy substances
32    or  materials are removed so that an immediate and continuing
33    hazard to the community no longer exists, then  the  building
34    may  be  demolished,  repaired,  or enclosed, or any garbage,
 
                            -20-               LRB9103608MWgc
 1    debris, and other hazardous, noxious, or unhealthy substances
 2    or materials may be removed, by the municipality.
 3        Not later than 30  days  following  the  posting  of  the
 4    notice, the municipality shall do both of the following:
 5             (1)  Cause  to  be  sent,  by certified mail, return
 6        receipt requested, a notice to all owners  of  record  of
 7        the  property, the beneficial owners of any Illinois land
 8        trust having title to the property, and  all  lienholders
 9        of  record  in  the  property,  stating the intent of the
10        municipality to demolish, repair, or enclose the building
11        or  remove  any  garbage,  debris,  or  other  hazardous,
12        noxious, or unhealthy substances  or  materials  if  that
13        action is not taken by the owner or owners.
14             (2)  Cause to be published, in a newspaper published
15        or  circulated  in the municipality where the building is
16        located, a notice setting forth  (i)  the  permanent  tax
17        index  number  and  the  address  of the building, (ii) a
18        statement that  the  property  is  open  and  vacant  and
19        constitutes  an  immediate  and  continuing hazard to the
20        community, and (iii) a statement  that  the  municipality
21        intends  to  demolish, repair, or enclose the building or
22        remove any garbage, debris, or other hazardous,  noxious,
23        or  unhealthy  substances  or  materials  if the owner or
24        owners or lienholders of record  fail  to  do  so.   This
25        notice shall be published for 3 consecutive days.
26        A  person  objecting  to  the  proposed  actions  of  the
27    corporate  authorities  may  file  his or her objection in an
28    appropriate form in a court of competent jurisdiction.
29        If the building is not demolished, repaired, or enclosed,
30    or the garbage,  debris,  or  other  hazardous,  noxious,  or
31    unhealthy  substances or materials are not removed, within 30
32    days of mailing the notice  to  the  owners  of  record,  the
33    beneficial  owners of any Illinois land trust having title to
34    the property, and all lienholders of record in the  property,
 
                            -21-               LRB9103608MWgc
 1    or  within  30  days  of  the  last day of publication of the
 2    notice, whichever is later, the corporate  authorities  shall
 3    have  the  power to demolish, repair, or enclose the building
 4    or  to  remove  any  garbage,  debris,  or  other  hazardous,
 5    noxious, or unhealthy substances or materials.
 6        The municipality may  proceed  to  demolish,  repair,  or
 7    enclose  a  building  or remove any garbage, debris, or other
 8    hazardous, noxious,  or  unhealthy  substances  or  materials
 9    under  this  subsection within a 120-day period following the
10    date of the mailing of the notice if the appropriate official
11    determines that the demolition, repair, enclosure, or removal
12    of any garbage,  debris,  or  other  hazardous,  noxious,  or
13    unhealthy  substances or materials is necessary to remedy the
14    immediate and continuing hazard.   If,  however,  before  the
15    municipality  proceeds  with any of the actions authorized by
16    this subsection, any person has sought a hearing  under  this
17    subsection  before  a  court  and  has  served  a copy of the
18    complaint on the chief executive officer of the municipality,
19    then the municipality shall not proceed with the  demolition,
20    repair,  enclosure,  or  removal of garbage, debris, or other
21    substances until the court determines  that  that  action  is
22    necessary   to   remedy   the  hazard  and  issues  an  order
23    authorizing the municipality to do so.
24        Following the  demolition,  repair,  or  enclosure  of  a
25    building,  or  the  removal  of  garbage,  debris,  or  other
26    hazardous,  noxious,  or  unhealthy  substances  or materials
27    under this subsection, the municipality may file a notice  of
28    lien  against the real estate for the cost of the demolition,
29    repair, enclosure, or  removal  within  180  days  after  the
30    repair,  demolition,  enclosure, or removal occurred, for the
31    cost and expense incurred, in the office of the  recorder  in
32    the  county  in  which  the  real estate is located or in the
33    office of the registrar of titles of the county if  the  real
34    estate  affected  is  registered  under the Registered Titles
 
                            -22-               LRB9103608MWgc
 1    (Torrens) Act.  The notice of lien shall consist of  a  sworn
 2    statement setting forth (i) a description of the real estate,
 3    such  as  the  address  or other description of the property,
 4    sufficient for its identification; (ii) the expenses incurred
 5    by the  municipality  in  undertaking  the  remedial  actions
 6    authorized under this subsection; (iii) the date or dates the
 7    expenses  were incurred by the municipality; (iv) a statement
 8    by the  corporate  official  responsible  for  enforcing  the
 9    building  code  that  the  building  was  open and vacant and
10    constituted  an  immediate  and  continuing  hazard  to   the
11    community; (v) a statement by the corporate official that the
12    required  sign  was  posted  on the building, that notice was
13    sent by certified mail to the  owners  of  record,  and  that
14    notice  was published in accordance with this subsection; and
15    (vi) a  statement  as  to  when  and  where  the  notice  was
16    published.   The  lien  authorized  by  this  subsection  may
17    thereafter  be  released  or  enforced by the municipality as
18    provided in subsection (a).
19        (f)  The corporate authorities of each  municipality  may
20    remove  or cause the removal of, or otherwise environmentally
21    remediate hazardous substances on, in, or under any abandoned
22    and unsafe property within the territory of  a  municipality.
23    In   addition,   where  preliminary  evidence  indicates  the
24    presence or likely presence of a  hazardous  substance  or  a
25    release  or  a substantial threat of a release of a hazardous
26    substance on,  in,  or  under  the  property,  the  corporate
27    authorities  of the municipality may inspect the property and
28    test for the presence or release of hazardous substances.  In
29    any county having adopted by referendum or otherwise a county
30    health  department  as  provided  by  Division  5-25  of  the
31    Counties Code or its predecessor, the county  board  of  that
32    county may exercise the above-described powers with regard to
33    property  within  the  territory  of  any  city,  village, or
34    incorporated town having less than 50,000 population.
 
                            -23-               LRB9103608MWgc
 1        For purposes of this subsection (f):
 2             (1)  "property" or  "real  estate"  means  all  real
 3        property, whether or not improved by a structure;
 4             (2)  "abandoned" means;
 5                  (A)  the property has been tax delinquent for 2
 6             or more years;
 7                  (B)  the  property  is  unoccupied  by  persons
 8             legally in possession; and
 9             (3)  "unsafe" means property that presents an actual
10        or  imminent threat to public health and safety caused by
11        the release of hazardous substances; and
12             (4)  "hazardous substances" means  the  same  as  in
13        Section 3.14 of the Environmental Protection Act.
14        The  corporate  authorities  shall  apply  to the circuit
15    court of the county in which the property is located (i)  for
16    an  order allowing the municipality to enter the property and
17    inspect and test substances on, in, or under the property; or
18    (ii) for an order authorizing the  corporate  authorities  to
19    take  action  with  respect to remediation of the property if
20    conditions on the  property,  based  on  the  inspection  and
21    testing authorized in paragraph (i), indicate the presence of
22    hazardous  substances.   Remediation shall be deemed complete
23    for purposes  of  paragraph  (ii)  above  when  the  property
24    satisfies  Tier  I, II, or III remediation objectives for the
25    property's  most  recent  usage,  as   established   by   the
26    Environmental  Protection  Act, and the rules and regulations
27    promulgated thereunder.  Where,  upon  diligent  search,  the
28    identity  or  whereabouts  of  the  owner  or  owners  of the
29    property, including  the  lien  holders  of  record,  is  not
30    ascertainable,  notice  mailed  to  the  person or persons in
31    whose name the real estate was last  assessed  is  sufficient
32    notice under this Section.
33        The  court shall grant an order authorizing testing under
34    paragraph (i) above upon a showing  of  preliminary  evidence
 
                            -24-               LRB9103608MWgc
 1    indicating  the  presence  or  likely presence of a hazardous
 2    substance or a release  of  or  a  substantial  threat  of  a
 3    release  of  a hazardous substance on, in, or under abandoned
 4    property.  The preliminary evidence may include, but  is  not
 5    limited to, evidence of prior use, visual site inspection, or
 6    records  of  prior environmental investigations.  The testing
 7    authorized by paragraph (i) above shall include any  type  of
 8    investigation   which   is  necessary  for  an  environmental
 9    professional to determine the environmental condition of  the
10    property,  including  but  not limited to performance of soil
11    borings and groundwater monitoring.  The court shall grant  a
12    remediation order under paragraph (ii) above where testing of
13    the  property  indicates that it fails to meet the applicable
14    remediation objectives.  The hearing upon the application  to
15    the  circuit  court shall be expedited by the court and shall
16    be given precedence over all other suits.
17        The cost  of  the  inspection,  testing,  or  remediation
18    incurred  by  the municipality or by a lien holder of record,
19    including court  costs,  attorney's  fees,  and  other  costs
20    related  to the enforcement of this Section, is a lien on the
21    real  estate;  except  that  in   any   instances   where   a
22    municipality incurs costs of inspection and testing but finds
23    no  hazardous  substances  on  the  property  that present an
24    actual or imminent threat to public health and  safety,  such
25    costs  are not recoverable from the owners nor are such costs
26    a lien on the real estate.  The lien is superior to all prior
27    existing liens and encumbrances, except taxes  and  any  lien
28    obtained  under  subsection  (a)  or (e), if, within 180 days
29    after  the  completion  of  the   inspection,   testing,   or
30    remediation,  the  municipality  or the lien holder of record
31    who incurred the cost and expense shall file a notice of lien
32    for the cost and  expense  incurred  in  the  office  of  the
33    recorder in the county in which the real estate is located or
34    in the office of the registrar of titles of the county if the
 
                            -25-               LRB9103608MWgc
 1    real  estate  affected  is  registered  under  the Registered
 2    Titles (Torrens) Act.
 3        The notice must consist of a sworn statement setting  out
 4    (i)  a  description  of  the  real  estate sufficient for its
 5    identification, (ii) the amount  of  money  representing  the
 6    cost  and  expense incurred, and (iii) the date or dates when
 7    the cost and expense was incurred by the municipality or  the
 8    lien  holder  of  record.  Upon payment of the lien amount by
 9    the owner of or persons interested in the property after  the
10    notice  of  lien  has  been filed, a release of lien shall be
11    issued by the municipality, the person in whose name the lien
12    has been filed, or the assignee of the lien, and the  release
13    may  be  filed  of  record as in the case of filing notice of
14    lien.
15        The lien may be  enforced  under  subsection  (c)  or  by
16    foreclosure   proceedings   as   in   the  case  of  mortgage
17    foreclosures under Article XV of the Code of Civil  Procedure
18    or mechanics' lien foreclosures; provided that where the lien
19    is  enforced  by  foreclosure  under  subsection (c) or under
20    either statute, the municipality may not proceed against  the
21    other  assets  of  the owner or owners of the real estate for
22    any costs that otherwise  would  be  recoverable  under  this
23    Section  but that remain unsatisfied after foreclosure except
24    where such additional  recovery  is  authorized  by  separate
25    environmental  laws.  An action to foreclose this lien may be
26    commenced at any time after the date of filing of the  notice
27    of   lien.     The  costs  of  foreclosure  incurred  by  the
28    municipality, including court  costs,  reasonable  attorney's
29    fees,  advances  to  preserve  the  property, and other costs
30    related to the enforcement of this subsection, plus statutory
31    interest, are a lien on the real estate.
32        All liens arising under  this  subsection  (f)  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
 
                            -26-               LRB9103608MWgc
 1    the lien may not be enforced under subsection (c).
 2    (Source: P.A.  89-235,  eff.  8-4-95;  89-303,  eff.  1-1-96;
 3    90-393, eff. 1-1-98; 90-597, eff. 6-25-98; revised 9-16-98.)

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