State of Illinois
91st General Assembly
Legislation

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[ Introduced ]

91_HB1955eng

 
HB1955 Engrossed                               LRB9104009PTpk

 1        AN ACT to amend the Illinois Municipal Code  by  changing
 2    Section 11-31-1.

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

 5        Section 5.  The Illinois Municipal  Code  is  amended  by
 6    changing Section 11-31-1 as follows:

 7        (65 ILCS 5/11-31-1) (from Ch. 24, par. 11-31-1)
 8        Sec.    11-31-1.  Demolition,   repair,   enclosure,   or
 9    remediation.
10        (a)  The corporate authorities of each  municipality  may
11    demolish, repair, or enclose or cause the demolition, repair,
12    or enclosure of dangerous and unsafe buildings or uncompleted
13    and   abandoned   buildings   within  the  territory  of  the
14    municipality and may remove or cause the removal of  garbage,
15    debris, and other hazardous, noxious, or unhealthy substances
16    or  materials  from  those  buildings.   In any county having
17    adopted by referendum or otherwise a county health department
18    as provided by Division 5-25 of  the  Counties  Code  or  its
19    predecessor,  the  county  board  of that county may exercise
20    those powers with regard to dangerous and unsafe buildings or
21    uncompleted and abandoned buildings within the  territory  of
22    any  city,  village,  or  incorporated  town having less than
23    50,000 population.
24        The corporate authorities  shall  apply  to  the  circuit
25    court  of the county in which the building is located (i) for
26    an order authorizing action to be taken  with  respect  to  a
27    building  if  the  owner or owners of the building, including
28    the lien holders of record, after at least 15  days'  written
29    notice by mail so to do, have failed to put the building in a
30    safe  condition  or  to  demolish  it  or  (ii)  for an order
31    requiring the owner or owners of record to demolish,  repair,
 
HB1955 Engrossed            -2-                LRB9104009PTpk
 1    or  enclose  the  building  or to remove garbage, debris, and
 2    other  hazardous,  noxious,  or   unhealthy   substances   or
 3    materials  from  the  building.   It  is not a defense to the
 4    cause of action that the building is boarded up or  otherwise
 5    enclosed,  although the court may order the defendant to have
 6    the building boarded up or otherwise  enclosed.  Where,  upon
 7    diligent  search, the identity or whereabouts of the owner or
 8    owners of the building, including the lien holders of record,
 9    is not ascertainable, notice mailed to the person or  persons
10    in whose name the real estate was last assessed is sufficient
11    notice under this Section.
12        The  hearing  upon  the  application to the circuit court
13    shall be expedited by the court and shall be given precedence
14    over all other suits.  Any person entitled to bring an action
15    under subsection (b) shall have the right to intervene in  an
16    action brought under this Section.
17        The cost of the demolition, repair, enclosure, or removal
18    incurred  by the municipality, by an intervenor, or by a lien
19    holder of record, including court costs, attorney's fees, and
20    other costs related to the enforcement of  this  Section,  is
21    recoverable  from  the  owner or owners of the real estate or
22    the previous owner or both if the  property  was  transferred
23    during  the  15  day  notice period and is a lien on the real
24    estate; the lien is superior to all prior existing liens  and
25    encumbrances,  except  taxes,  if,  within 180 days after the
26    repair, demolition, enclosure, or removal, the  municipality,
27    the lien holder of record, or the intervenor who incurred the
28    cost and expense shall file a notice of lien for the cost and
29    expense  incurred in the office of the recorder in the county
30    in which the real estate is located or in the office  of  the
31    registrar of titles of the county if the real estate affected
32    is registered under the Registered Titles (Torrens) Act.
33        The  notice must consist of a sworn statement setting out
34    (1) a description of  the  real  estate  sufficient  for  its
 
HB1955 Engrossed            -3-                LRB9104009PTpk
 1    identification, (2) the amount of money representing the cost
 2    and expense incurred, and (3) the date or dates when the cost
 3    and expense was incurred by the municipality, the lien holder
 4    of  record,  or  the intervenor. Upon payment of the cost and
 5    expense by the owner of or persons interested in the property
 6    after the notice of lien has been filed, the  lien  shall  be
 7    released  by  the  municipality, the person in whose name the
 8    lien has been filed, or the assignee of  the  lien,  and  the
 9    release  may  be  filed  of  record  as in the case of filing
10    notice of lien. Unless the lien is enforced under  subsection
11    (c),  the  lien may be enforced by foreclosure proceedings as
12    in the case of mortgage foreclosures under Article XV of  the
13    Code  of  Civil Procedure or mechanics' lien foreclosures. An
14    action to foreclose this lien may be commenced  at  any  time
15    after the date of filing of the notice of lien.  The costs of
16    foreclosure  incurred  by  the  municipality, including court
17    costs, reasonable attorney's fees, advances to  preserve  the
18    property,  and other costs related to the enforcement of this
19    subsection, plus statutory interest, are a lien on  the  real
20    estate and are recoverable by the municipality from the owner
21    or owners of the real estate.
22        All  liens  arising  under  this  subsection (a) shall be
23    assignable. The assignee of the  lien  shall  have  the  same
24    power to enforce the lien as the assigning party, except that
25    the lien may not be enforced under subsection (c).
26        If   the   appropriate   official   of  any  municipality
27    determines  that  any  dangerous  and  unsafe   building   or
28    uncompleted  and  abandoned  building  within  its  territory
29    fulfills  the  requirements for an action by the municipality
30    under  the  Abandoned   Housing   Rehabilitation   Act,   the
31    municipality  may  petition  under  that  Act in a proceeding
32    brought under this subsection.
33        (b)  Any owner or tenant of  real  property  within  1200
34    feet  in  any  direction  of any dangerous or unsafe building
 
HB1955 Engrossed            -4-                LRB9104009PTpk
 1    located  within  the  territory  of  a  municipality  with  a
 2    population of 500,000 or more may file with  the  appropriate
 3    municipal authority  a request that the municipality apply to
 4    the  circuit  court  of  the  county in which the building is
 5    located for an order permitting the  demolition,  removal  of
 6    garbage,  debris,  and  other noxious or unhealthy substances
 7    and materials from, or repair or enclosure of the building in
 8    the manner prescribed in subsection (a) of this Section.   If
 9    the  municipality  fails  to  institute  an action in circuit
10    court within 90 days after the filing  of  the  request,  the
11    owner  or  tenant  of  real  property within 1200 feet in any
12    direction of the building may institute an action in  circuit
13    court  seeking  an  order  compelling  the owner or owners of
14    record to demolish, remove garbage, debris, and other noxious
15    or unhealthy substances and materials from, repair or enclose
16    or to cause to be demolished, have garbage, debris, and other
17    noxious or unhealthy substances and materials  removed  from,
18    repaired,  or  enclosed  the building in question.  A private
19    owner or tenant who institutes an action under the  preceding
20    sentence shall not be required to pay any fee to the clerk of
21    the  circuit  court. The cost of repair, removal, demolition,
22    or enclosure shall be borne by the owner or owners of  record
23    of  the  building. In the event the owner or owners of record
24    fail to demolish, remove garbage, debris, and  other  noxious
25    or  unhealthy  substances  and  materials  from,  repair,  or
26    enclose  the  building  within  90 days of the date the court
27    entered its order, the owner or  tenant  who  instituted  the
28    action  may request that the court join the municipality as a
29    party to the action.  The court may order the municipality to
30    demolish, remove  materials  from,  repair,  or  enclose  the
31    building,  or  cause that action to be taken upon the request
32    of any owner or tenant who instituted the action or upon  the
33    municipality's  request.   The municipality may file, and the
34    court may approve, a plan for rehabilitating the building  in
 
HB1955 Engrossed            -5-                LRB9104009PTpk
 1    question.  A  court  order  authorizing  the  municipality to
 2    demolish,  remove  materials  from,  repair,  or  enclose   a
 3    building,  or  cause  that  action  to  be  taken,  shall not
 4    preclude the court from adjudging  the  owner  or  owners  of
 5    record  of  the  building  in  contempt  of  court due to the
 6    failure to comply with the order to demolish, remove garbage,
 7    debris,  and  other  noxious  or  unhealthy  substances   and
 8    materials from, repair, or enclose the building.
 9        If  a  municipality or a person or persons other than the
10    owner or owners of record pay the cost of demolition, removal
11    of garbage, debris, and other noxious or unhealthy substances
12    and materials, repair,  or  enclosure  pursuant  to  a  court
13    order,  the cost, including court costs, attorney's fees, and
14    other costs related to the enforcement of this subsection, is
15    recoverable from the owner or owners of the real  estate  and
16    is  a  lien  on  the real estate; the lien is superior to all
17    prior existing liens  and  encumbrances,  except  taxes,  if,
18    within  180  days  after  the repair, removal, demolition, or
19    enclosure, the municipality or the person or persons who paid
20    the costs of demolition, removal, repair, or enclosure  shall
21    file a notice of lien of the cost and expense incurred in the
22    office of the recorder in the county in which the real estate
23    is located or in the office of the registrar of the county if
24    the  real  estate affected is registered under the Registered
25    Titles (Torrens) Act. The notice shall be in  a  form  as  is
26    provided   in   subsection  (a).   An  owner  or  tenant  who
27    institutes an action in circuit court  seeking  an  order  to
28    compel  the  owner  or  owners  of record to demolish, remove
29    materials from, repair, or enclose any  dangerous  or  unsafe
30    building,  or  to  cause  that  action to be taken under this
31    subsection may recover court costs and reasonable  attorney's
32    fees  for  instituting the action from the owner or owners of
33    record of  the  building.  Upon  payment  of  the  costs  and
34    expenses  by  the  owner  of  or  a  person interested in the
 
HB1955 Engrossed            -6-                LRB9104009PTpk
 1    property after the notice of lien has been  filed,  the  lien
 2    shall  be released by the municipality or the person in whose
 3    name the lien has been filed or his or her assignee, and  the
 4    release  may  be  filed  of record as in the case of filing a
 5    notice of lien.  Unless the lien is enforced under subsection
 6    (c), the lien may be enforced by foreclosure  proceedings  as
 7    in  the case of mortgage foreclosures under Article XV of the
 8    Code of Civil Procedure or mechanics' lien foreclosures.   An
 9    action  to  foreclose  this lien may be commenced at any time
10    after the date of filing of the notice of lien.  The costs of
11    foreclosure incurred by  the  municipality,  including  court
12    costs,  reasonable  attorneys' fees, advances to preserve the
13    property, and other costs related to the enforcement of  this
14    subsection,  plus  statutory interest, are a lien on the real
15    estate and are recoverable by the municipality from the owner
16    or owners of the real estate.
17        All liens arising under the terms of this subsection  (b)
18    shall be assignable.  The assignee of the lien shall have the
19    same power to enforce the lien as the assigning party, except
20    that the lien may not be enforced under subsection (c).
21        (c)  In any case where a municipality has obtained a lien
22    under  subsection  (a),  (b),  or  (f),  the municipality may
23    enforce the lien  under  this  subsection  (c)  in  the  same
24    proceeding in which the lien is authorized.
25        A  municipality  desiring  to  enforce  a lien under this
26    subsection  (c)  shall   petition   the   court   to   retain
27    jurisdiction   for   foreclosure   proceedings   under   this
28    subsection.   Notice  of  the  petition  shall  be served, by
29    certified or registered mail, on all persons who were  served
30    notice  under  subsection  (a), (b), or (f).  The court shall
31    conduct a hearing on the petition not less than 15 days after
32    the notice is served.   If  the  court  determines  that  the
33    requirements  of  this subsection (c) have been satisfied, it
34    shall grant the petition and  retain  jurisdiction  over  the
 
HB1955 Engrossed            -7-                LRB9104009PTpk
 1    matter  until  the  foreclosure proceeding is completed.  The
 2    costs of foreclosure incurred by the municipality,  including
 3    court costs, reasonable attorneys' fees, advances to preserve
 4    the  property,  and other costs related to the enforcement of
 5    this subsection, plus statutory interest, are a lien  on  the
 6    real  estate and are recoverable by the municipality from the
 7    owner or owners of the real estate.  If the court denies  the
 8    petition, the municipality may enforce the lien in a separate
 9    action as provided in subsection (a), (b), or (f).
10        All  persons designated in Section 15-1501 of the Code of
11    Civil  Procedure  as  necessary   parties   in   a   mortgage
12    foreclosure action shall be joined as parties before issuance
13    of  an  order  of foreclosure.  Persons designated in Section
14    15-1501 of the Code of Civil Procedure as permissible parties
15    may also be joined as parties in the action.
16        The provisions  of  Article  XV  of  the  Code  of  Civil
17    Procedure  applicable to mortgage foreclosures shall apply to
18    the foreclosure of a lien under this subsection  (c),  except
19    to  the  extent  that  those provisions are inconsistent with
20    this subsection.   For  purposes  of  foreclosures  of  liens
21    under   this   subsection,  however,  the  redemption  period
22    described in subsection (b) of Section 15-1603 of the Code of
23    Civil Procedure shall end 60 days after the date of entry  of
24    the order of foreclosure.
25        (d)  In addition to any other remedy provided by law, the
26    corporate  authorities  of  any municipality may petition the
27    circuit court to have property declared abandoned under  this
28    subsection (d) if:
29             (1)  the  property  has been tax delinquent for 2 or
30        more years or bills for water service  for  the  property
31        have been outstanding for 2 or more years;
32             (2)  the  property  is unoccupied by persons legally
33        in possession; and
34             (3)  the property contains  a  dangerous  or  unsafe
 
HB1955 Engrossed            -8-                LRB9104009PTpk
 1        building.
 2        All persons having an interest of record in the property,
 3    including   tax  purchasers  and  beneficial  owners  of  any
 4    Illinois land trust having title to the  property,  shall  be
 5    named  as defendants in the petition and shall be served with
 6    process.  In addition, service shall  be  had  under  Section
 7    2-206  of  the  Code  of  Civil  Procedure  as in other cases
 8    affecting property.
 9        The  municipality,  however,  may  proceed   under   this
10    subsection  in  a  proceeding brought under subsection (a) or
11    (b).  Notice of the petition shall be served by certified  or
12    registered  mail  on all persons who were served notice under
13    subsection (a) or (b).
14        If the municipality proves that the conditions  described
15    in  this  subsection  exist  and  the  owner of record of the
16    property does not enter an appearance in the action,  or,  if
17    title  to  the property is held by an Illinois land trust, if
18    neither the owner of record nor the owner of  the  beneficial
19    interest  of  the trust enters an appearance, the court shall
20    declare the property abandoned.
21        If that determination is made, notice shall  be  sent  by
22    certified  or  registered  mail  to  all  persons  having  an
23    interest  of record in the property, including tax purchasers
24    and beneficial owners of any Illinois land trust having title
25    to the property, stating that title to the property  will  be
26    transferred to the municipality unless, within 30 days of the
27    notice,  the  owner  of  record  enters  an appearance in the
28    action, or unless any other person having an interest in  the
29    property  files  with  the  court  a  request to demolish the
30    dangerous or unsafe building or to put the building  in  safe
31    condition.
32        If the owner of record enters an appearance in the action
33    within  the  30  day period, the court shall vacate its order
34    declaring  the  property  abandoned.   In  that   case,   the
 
HB1955 Engrossed            -9-                LRB9104009PTpk
 1    municipality  may  amend  its  complaint in order to initiate
 2    proceedings under subsection (a).
 3        If a request to demolish or repair the building is  filed
 4    within the 30 day period, the court shall grant permission to
 5    the  requesting party to demolish the building within 30 days
 6    or to restore the building to safe condition within  60  days
 7    after  the  request  is granted.  An extension of that period
 8    for up to 60 additional days may be given for good cause.  If
 9    more than one person with an interest in the property files a
10    timely request, preference shall be given to the person  with
11    the lien or other interest of the highest priority.
12        If  the  requesting  party  proves  to the court that the
13    building has been demolished  or  put  in  a  safe  condition
14    within  the  period  of  time granted by the court, the court
15    shall issue a quitclaim judicial deed for the property to the
16    requesting party, conveying only the interest of the owner of
17    record, upon proof of payment  to  the  municipality  of  all
18    costs  incurred  by  the  municipality in connection with the
19    action, including but not limited to court costs,  attorney's
20    fees,  administrative  costs,  the  costs, if any, associated
21    with  building   enclosure   or   removal,   and   receiver's
22    certificates.  The interest in the property so conveyed shall
23    be subject to all liens and encumbrances on the property.  In
24    addition,  if  the interest is conveyed to a person holding a
25    certificate of purchase for the property under  the  Property
26    Tax  Code,  the  conveyance shall be subject to the rights of
27    redemption of all persons entitled to redeem under that  Act,
28    including the original owner of record.
29        If  no  person  with  an interest in the property files a
30    timely request or if the requesting party fails  to  demolish
31    the building or put the building in safe condition within the
32    time  specified  by  the court, the municipality may petition
33    the court to issue a judicial deed for the  property  to  the
34    municipality.  A conveyance by judicial deed shall operate to
 
HB1955 Engrossed            -10-               LRB9104009PTpk
 1    extinguish all existing ownership interests in, liens on, and
 2    other interest in the property, including tax liens.
 3        (e)  Each  municipality  may  use  the provisions of this
 4    subsection to expedite the removal of certain buildings  that
 5    are  a  continuing  hazard to the community in which they are
 6    located.
 7        If a residential or commercial building is 3  stories  or
 8    less  in  height  as  defined  by the municipality's building
 9    code, and the corporate official designated to be  in  charge
10    of enforcing the municipality's building code determines that
11    the  building  is  open  and  vacant  and  an  immediate  and
12    continuing  hazard  to the community in which the building is
13    located, then the official shall  be  authorized  to  post  a
14    notice not less than 2 feet by 2 feet in size on the front of
15    the  building.   The  notice shall be dated as of the date of
16    the posting and shall  state  that  unless  the  building  is
17    demolished,  repaired,  or  enclosed, and unless any garbage,
18    debris, and other hazardous, noxious, or unhealthy substances
19    or materials are removed so that an immediate and  continuing
20    hazard  to  the community no longer exists, then the building
21    may be demolished, repaired, or  enclosed,  or  any  garbage,
22    debris, and other hazardous, noxious, or unhealthy substances
23    or materials may be removed, by the municipality.
24        Not  later  than  30  days  following  the posting of the
25    notice, the municipality shall do both of the following:
26             (1)  Cause to be sent,  by  certified  mail,  return
27        receipt  requested,  a  notice to all owners of record of
28        the property, the beneficial owners of any Illinois  land
29        trust  having  title to the property, and all lienholders
30        of record in the property,  stating  the  intent  of  the
31        municipality to demolish, repair, or enclose the building
32        or  remove  any  garbage,  debris,  or  other  hazardous,
33        noxious,  or  unhealthy  substances  or materials if that
34        action is not taken by the owner or owners.
 
HB1955 Engrossed            -11-               LRB9104009PTpk
 1             (2)  Cause to be published, in a newspaper published
 2        or circulated in the municipality where the  building  is
 3        located,  a  notice  setting  forth (i) the permanent tax
 4        index number and the address  of  the  building,  (ii)  a
 5        statement  that  the  property  is  open  and  vacant and
 6        constitutes an immediate and  continuing  hazard  to  the
 7        community,  and  (iii)  a statement that the municipality
 8        intends to demolish, repair, or enclose the  building  or
 9        remove  any garbage, debris, or other hazardous, noxious,
10        or unhealthy substances or  materials  if  the  owner  or
11        owners  or  lienholders  of  record  fail to do so.  This
12        notice shall be published for 3 consecutive days.
13        Any A person or persons with a current legal or equitable
14    interest in the property objecting to the proposed actions of
15    the corporate authorities may file his or her objection in an
16    appropriate form in a court of competent jurisdiction.
17        If the building is not demolished, repaired, or enclosed,
18    or the garbage,  debris,  or  other  hazardous,  noxious,  or
19    unhealthy  substances or materials are not removed, within 30
20    days of mailing the notice  to  the  owners  of  record,  the
21    beneficial  owners of any Illinois land trust having title to
22    the property, and all lienholders of record in the  property,
23    or  within  30  days  of  the  last day of publication of the
24    notice, whichever is later, the corporate  authorities  shall
25    have  the  power to demolish, repair, or enclose the building
26    or  to  remove  any  garbage,  debris,  or  other  hazardous,
27    noxious, or unhealthy substances or materials.
28        The municipality may  proceed  to  demolish,  repair,  or
29    enclose  a  building  or remove any garbage, debris, or other
30    hazardous, noxious,  or  unhealthy  substances  or  materials
31    under  this  subsection within a 120-day period following the
32    date of the mailing of the notice if the appropriate official
33    determines that the demolition, repair, enclosure, or removal
34    of any garbage,  debris,  or  other  hazardous,  noxious,  or
 
HB1955 Engrossed            -12-               LRB9104009PTpk
 1    unhealthy  substances or materials is necessary to remedy the
 2    immediate and continuing hazard.   If,  however,  before  the
 3    municipality  proceeds  with any of the actions authorized by
 4    this  subsection,  any  person  with  a  legal  or  equitable
 5    interest in the property has  sought  a  hearing  under  this
 6    subsection  before  a  court  and  has  served  a copy of the
 7    complaint on the chief executive officer of the municipality,
 8    then the municipality shall not proceed with the  demolition,
 9    repair,  enclosure,  or  removal of garbage, debris, or other
10    substances until the court determines  that  that  action  is
11    necessary   to   remedy   the  hazard  and  issues  an  order
12    authorizing the municipality to do so.
13        Following the  demolition,  repair,  or  enclosure  of  a
14    building,  or  the  removal  of  garbage,  debris,  or  other
15    hazardous,  noxious,  or  unhealthy  substances  or materials
16    under this subsection, the municipality may file a notice  of
17    lien  against the real estate for the cost of the demolition,
18    repair, enclosure, or removal; the lien is  superior  to  all
19    prior  existing  liens  and  encumbrances,  except  taxes, if
20    within 180 days after the repair, demolition,  enclosure,  or
21    removal,  the  municipality  files a notice of lien occurred,
22    for the cost and expense  incurred,  in  the  office  of  the
23    recorder in the county in which the real estate is located or
24    in the office of the registrar of titles of the county if the
25    real  estate  affected  is  registered  under  the Registered
26    Titles (Torrens) Act.  The notice of lien shall consist of  a
27    sworn  statement  setting forth (i) a description of the real
28    estate, such as the  address  or  other  description  of  the
29    property,   sufficient   for  its  identification;  (ii)  the
30    expenses incurred by  the  municipality  in  undertaking  the
31    remedial  actions authorized under this subsection; (iii) the
32    date or dates the expenses were incurred by the municipality;
33    (iv) a statement by the corporate  official  responsible  for
34    enforcing  the  building  code that the building was open and
 
HB1955 Engrossed            -13-               LRB9104009PTpk
 1    vacant and constituted an immediate and continuing hazard  to
 2    the community; (v) a statement by the corporate official that
 3    the required sign was posted on the building, that notice was
 4    sent  by  certified  mail  to  the owners of record, and that
 5    notice was published in accordance with this subsection;  and
 6    (vi)  a  statement  as  to  when  and  where  the  notice was
 7    published.   The  lien  authorized  by  this  subsection  may
 8    thereafter be released or enforced  by  the  municipality  as
 9    provided in subsection (a).
10        (f)  The  corporate  authorities of each municipality may
11    remove or cause the removal of, or otherwise  environmentally
12    remediate hazardous substances on, in, or under any abandoned
13    and  unsafe  property within the territory of a municipality.
14    In  addition,  where  preliminary  evidence   indicates   the
15    presence  or  likely  presence  of a hazardous substance or a
16    release or a substantial threat of a release of  a  hazardous
17    substance  on,  in,  or  under  the  property,  the corporate
18    authorities of the municipality may inspect the property  and
19    test for the presence or release of hazardous substances.  In
20    any county having adopted by referendum or otherwise a county
21    health  department  as  provided  by  Division  5-25  of  the
22    Counties  Code  or  its predecessor, the county board of that
23    county may exercise the above-described powers with regard to
24    property within  the  territory  of  any  city,  village,  or
25    incorporated town having less than 50,000 population.
26        For purposes of this subsection (f):
27             (1)  "property"  or  "real  estate"  means  all real
28        property, whether or not improved by a structure;
29             (2)  "abandoned" means;
30                  (A)  the property has been tax delinquent for 2
31             or more years;
32                  (B)  the  property  is  unoccupied  by  persons
33             legally in possession; and
34             (3)  "unsafe" means property that presents an actual
 
HB1955 Engrossed            -14-               LRB9104009PTpk
 1        or imminent threat to public health and safety caused  by
 2        the release of hazardous substances; and
 3             (4)  "hazardous  substances"  means  the  same as in
 4        Section 3.14 of the Environmental Protection Act.
 5        The corporate authorities  shall  apply  to  the  circuit
 6    court  of the county in which the property is located (i) for
 7    an order allowing the municipality to enter the property  and
 8    inspect and test substances on, in, or under the property; or
 9    (ii)  for  an  order authorizing the corporate authorities to
10    take action with respect to remediation of  the  property  if
11    conditions  on  the  property,  based  on  the inspection and
12    testing authorized in paragraph (i), indicate the presence of
13    hazardous substances.  Remediation shall be  deemed  complete
14    for  purposes  of  paragraph  (ii)  above  when  the property
15    satisfies Tier I, II, or III remediation objectives  for  the
16    property's   most   recent   usage,  as  established  by  the
17    Environmental Protection Act, and the rules  and  regulations
18    promulgated  thereunder.   Where,  upon  diligent search, the
19    identity or  whereabouts  of  the  owner  or  owners  of  the
20    property,  including  the  lien  holders  of  record,  is not
21    ascertainable, notice mailed to  the  person  or  persons  in
22    whose  name  the  real estate was last assessed is sufficient
23    notice under this Section.
24        The court shall grant an order authorizing testing  under
25    paragraph  (i)  above  upon a showing of preliminary evidence
26    indicating the presence or likely  presence  of  a  hazardous
27    substance  or  a  release  of  or  a  substantial threat of a
28    release of a hazardous substance on, in, or  under  abandoned
29    property.   The  preliminary evidence may include, but is not
30    limited to, evidence of prior use, visual site inspection, or
31    records of prior environmental investigations.   The  testing
32    authorized  by  paragraph (i) above shall include any type of
33    investigation  which  is  necessary  for   an   environmental
34    professional  to determine the environmental condition of the
 
HB1955 Engrossed            -15-               LRB9104009PTpk
 1    property, including but not limited to  performance  of  soil
 2    borings  and groundwater monitoring.  The court shall grant a
 3    remediation order under paragraph (ii) above where testing of
 4    the property indicates that it fails to meet  the  applicable
 5    remediation  objectives.  The hearing upon the application to
 6    the circuit court shall be expedited by the court  and  shall
 7    be given precedence over all other suits.
 8        The  cost  of  the  inspection,  testing,  or remediation
 9    incurred by the municipality or by a lien holder  of  record,
10    including  court  costs,  attorney's  fees,  and  other costs
11    related to the enforcement of this Section, is a lien on  the
12    real   estate;   except   that   in  any  instances  where  a
13    municipality incurs costs of inspection and testing but finds
14    no hazardous substances  on  the  property  that  present  an
15    actual  or  imminent threat to public health and safety, such
16    costs are not recoverable from the owners nor are such  costs
17    a lien on the real estate.  The lien is superior to all prior
18    existing  liens  and  encumbrances, except taxes and any lien
19    obtained under subsection (a) or (e),  if,  within  180  days
20    after   the   completion   of  the  inspection,  testing,  or
21    remediation, the municipality or the lien  holder  of  record
22    who incurred the cost and expense shall file a notice of lien
23    for  the  cost  and  expense  incurred  in  the office of the
24    recorder in the county in which the real estate is located or
25    in the office of the registrar of titles of the county if the
26    real estate  affected  is  registered  under  the  Registered
27    Titles (Torrens) Act.
28        The  notice must consist of a sworn statement setting out
29    (i) a description of  the  real  estate  sufficient  for  its
30    identification,  (ii)  the  amount  of money representing the
31    cost and expense incurred, and (iii) the date or  dates  when
32    the  cost and expense was incurred by the municipality or the
33    lien holder of record.  Upon payment of the  lien  amount  by
34    the  owner of or persons interested in the property after the
 
HB1955 Engrossed            -16-               LRB9104009PTpk
 1    notice of lien has been filed, a release  of  lien  shall  be
 2    issued by the municipality, the person in whose name the lien
 3    has  been filed, or the assignee of the lien, and the release
 4    may be filed of record as in the case  of  filing  notice  of
 5    lien.
 6        The  lien  may  be  enforced  under  subsection (c) or by
 7    foreclosure  proceedings  as  in   the   case   of   mortgage
 8    foreclosures  under Article XV of the Code of Civil Procedure
 9    or mechanics' lien foreclosures; provided that where the lien
10    is enforced by foreclosure  under  subsection  (c)  or  under
11    either  statute, the municipality may not proceed against the
12    other assets of the owner or owners of the  real  estate  for
13    any  costs  that  otherwise  would  be recoverable under this
14    Section but that remain unsatisfied after foreclosure  except
15    where  such  additional  recovery  is  authorized by separate
16    environmental laws.  An action to foreclose this lien may  be
17    commenced  at any time after the date of filing of the notice
18    of  lien.    The  costs  of  foreclosure  incurred   by   the
19    municipality,  including  court  costs, reasonable attorney's
20    fees, advances to preserve  the  property,  and  other  costs
21    related to the enforcement of this subsection, plus statutory
22    interest, are a lien on the real estate.
23        All  liens  arising  under  this  subsection (f) shall be
24    assignable.  The assignee of the lien  shall  have  the  same
25    power to enforce the lien as the assigning party, except that
26    the lien may not be enforced under subsection (c).
27    (Source: P.A.  89-235,  eff.  8-4-95;  89-303,  eff.  1-1-96;
28    90-393, eff. 1-1-98; 90-597, eff. 6-25-98; revised 9-16-98.)

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