HB4241 Engrossed LRB093 20358 RXD 46126 b

1     AN ACT concerning employment.
 
2     Be it enacted by the People of the State of Illinois,
3 represented in the General Assembly:
 
4     Section 1. Short title. This Act may be cited as the
5 Displaced Building Service Workers Protection Act.
 
6     Section 5. Definitions. In this Act:
7     "Building service" means work performed in connection with
8 the care or maintenance of an existing building and includes,
9 but is not limited to, work performed by a watchman, security
10 officer, door staff, building cleaner, maintenance technician,
11 handyman, janitor, elevator operator, window cleaner, building
12 engineer and groundskeeper.
13     "Building service contract" means a contract let to any
14 covered employer for the furnishing of building services and
15 includes any subcontract for such services.
16     "Building service contractor" means any person who enters
17 into a building service contract.
18      "Building service employee" means any person employed as a
19 building service employee by a covered employer who has been
20 regularly assigned to a building on a full or part-time basis
21 for at least 90 days immediately preceding any transition in
22 employment subject to this Section except for (i) persons who
23 are managerial, supervisory, or confidential employees,
24 provided that this exemption shall not apply to building
25 engineers for existing properties, (ii) persons earning in
26 excess of $25 per hour from a covered employer, and (iii)
27 persons regularly scheduled to work fewer than 6 hours per week
28 at a building.
29      "State of Illinois" means any city, township,
30 administration, department, division, bureau, board or
31 commission, or a corporation, institution, or agency of
32 government, the expenses of which are paid in whole or in part

 

 

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1 from the State treasury.
2     "Covered employer" means any person who owns or manages
3 real property, either on its own behalf or for another person,
4 or any person who contracts or subcontracts with an owner or
5 manager of real property within the State of Illinois for real
6 estate, including, but not limited to, housing cooperatives,
7 condominium associations, building managing agents, and any
8 building service contractor provided, however, that the
9 requirements of this Act shall not apply to (i) residential
10 buildings under 50 units, (ii) commercial office,
11 institutional, or retail buildings of less than 75,000 square
12 feet, (iii) any building in which the State of Illinois or any
13 governmental entity, the head or majority of members of which
14 are appointed by one or more officers of the State of Illinois,
15 occupies 50% or more of the rentable square footage, or (iv)
16 any building that is owned or operated by a hospital or
17 hospital affiliate as defined in the Hospital Licensing Act.
18     "Person" means any individual, proprietorship,
19 partnership, joint venture, corporation, limited liability
20 company, trust, association, or other entity that may employ
21 persons or enter into service contracts, but shall not include
22 the City of Chicago, the State of Illinois, and the federal
23 government or any other entity, or any individual or entity
24 managing real property for a governmental entity.
25     "Successor employer" means a covered employer that (i) has
26 been awarded a building service contract to provide, in whole
27 or in part, building services that are substantially similar to
28 those provided under a service contract that has recently been
29 terminated, or (ii) has purchased or acquired control of
30 property in which building service employees were employed.
 
31     Section 10. Protection for building service employees.
32     (a) No less than 15 calendar days before terminating any
33 building service contract, any covered employer shall request
34 the terminated contractor to provide the successor employer and
35 any collective bargaining representative of any of the affected

 

 

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1 employees a full and accurate list containing the name,
2 address, date of hire, and employment occupation
3 classification of each building service employee employed on
4 the notice date at the site or sites covered by the terminated
5 contract.
6     (b) No less than 15 calendar days before transferring a
7 controlling interest in any covered building in which building
8 service employees are employed, any covered employer shall
9 provide to the successor employer and any collective bargaining
10 representative of any of the affected employees a full and
11 accurate list containing the name, address, date of hire, and
12 employment occupation classification of each building service
13 employee currently employed at the site or sites covered by the
14 transfer of controlling interest.
15     (c) Any covered employer shall provide to the successor
16 employer and any collective bargaining representative of any of
17 the affected employees a full and accurate list containing the
18 name, address, date of hire, and employment occupation
19 classification of each building service employee currently
20 employed at the site or sites covered by the terminated
21 building service contract no more than 7 calendar days after
22 notice that its building service contract has been terminated.
23     (d) When providing the notice required under this Section,
24 each covered employer shall ensure that a notice to building
25 service employees is posted setting forth the rights provided
26 under this Section and which includes a copy of the list
27 provided under the proceeding Sections, and that such notice is
28 also provided to the employees' collective bargaining
29 representative, if any. The notice and list shall be posted in
30 the same location and manner that other statutorily required
31 notices to employees are posted at the affected site or sites.
32     (e) A successor employer shall retain for a 90-day
33 transition employment period at the affected site or sites
34 those building service employees of the terminated building
35 service contractor and its subcontractors, or other covered
36 employer, employed at the site or sites covered by the

 

 

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1 terminated building service contract or owned or operated by
2 the former covered employer.
3     (f) If at any time the successor employer determines that
4 fewer building service employees are required to perform
5 building services at the affected building than had been
6 performing such services under the former employer, the
7 successor employer shall retain the predecessor building
8 service employees by seniority within job classification;
9 provided that during such a 90-day transition period, the
10 successor employer shall maintain a preferential hiring list of
11 those building service employees not retained at the building
12 who shall be given a right of first refusal to any jobs within
13 their classification that becomes available during that
14 period.
15     (g) Except as provided in subsection (f), during such
16 90-day period, the successor contractor shall not discharge
17 without cause an employee retained pursuant to this Section.
18     (h) At the end of the 90-day transition period, the
19 successor employer shall perform a written performance
20 evaluation for each employee retained pursuant to this Section.
21 If the employee's performance during such 90-day period is
22 satisfactory, the successor contractor shall offer the
23 employee continued employment under the terms and conditions
24 established by the successor employer or as required by law.
 
25     Section 15. Violation.
26     (a) A building service employee who has been discharged or
27 not retained in violation of this Act may bring an action in
28 court against a successor contractor and covered employer for
29 violation of any obligation imposed pursuant to this Act.
30     (b) The court shall have the authority to order injunctive
31 relief to prevent or remedy a violation of any obligation
32 imposed pursuant to this Act.
33     (c) If the court finds that by reason of a violation of any
34 obligation imposed pursuant to subsection (b), a building
35 service employee has been discharged in violation of this

 

 

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1 Section, it shall award:
2         (1) Back pay for each day during which the violation
3 continues, which shall be calculated at a rate of
4 compensation not less than the higher of (i) the average
5 regular rate of pay received by the employee during the
6 last 3 years of the employee's employment in the same
7 occupation classification; or (ii) the final regular rate
8 received by the employee.
9         (2) Costs of benefits the successor employer would have
10 incurred for the employee under the successor contractor's
11 or employer's benefit plans.
12         (3) The building service employee's reasonable
13 attorney's fees and costs.
14     (d) In any such action, the court shall have the authority
15 to order the terminated contractor or former employer to
16 provide the successor employer with the information required
17 pursuant to Section 10(c) of this Act.
 
18     Section 20. Exemptions. The provisions of this Act do not
19 apply:
20         (1) To any successor employer that, on or before, the
21 effective date of the transfer of control from a
22 predecessor covered employer to the successor employer to
23 the commencement of services by a successor building
24 service contractor, agrees to assume, or to be bound by,
25 the collective bargaining agreement of the predecessor
26 covered building service employees, provided that the
27 collective bargaining agreement provides terms and
28 conditions for the discharge or laying off of employees.
29         (2) Where there is no existing collective bargaining
30 agreement as described in subdivision (1), to any successor
31 employer that agrees, on or before the effective date of
32 the transfer of control from a predecessor covered employer
33 to the successor employer or the commencement of services
34 by a successor building service contractor, to enter into a
35 new collective bargaining agreement covering its building

 

 

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1 service employees, provided that the collective bargaining
2 agreement provides terms and conditions for the discharged
3 or laying off of employees.
4         (3) To any successor employer whose building service
5 employees will be accredited to a bargaining unit with a
6 pre-existing collective bargaining agreement, provided
7 that the collective bargaining agreement provides terms
8 and conditions for the discharged or laying off of
9 employees.
10         (4) To any covered employer that obtains a written
11 commitment from a successor employer that the successor
12 employer's building service employees will be covered by a
13 collective bargaining agreement falling within subdivision
14 (1), (2), or (3).
 
15     Section 99. Effective date. This Act takes effect upon
16 becoming law.