State of Illinois
90th General Assembly
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[ House Amendment 001 ]

90_HB0104

      35 ILCS 200/21-105
      35 ILCS 200/21-310
      65 ILCS 5/11-31-1         from Ch. 24, par. 11-31-1
          Amends the Property Tax Code and the  Illinois  Municipal
      Code.   Provides  that when a municipality acquires abandoned
      property, the rights of a holder of a certificate of purchase
      are limited to a sale in error.  Provides that a municipality
      shall not proceed with demolition of a  residential  building
      if  any  person  with  a  legal  or equitable interest in the
      property has sought a court hearing.
                                                     LRB9000693MWpc
                                               LRB9000693MWpc
 1        AN ACT regarding liens, amending named Acts.
 2        Be it enacted by the People of  the  State  of  Illinois,
 3    represented in the General Assembly:
 4        Section  5.  The Property Tax Code is amended by changing
 5    Sections 21-105 and 21-310 as follows:
 6        (35 ILCS 200/21-105)
 7        Sec.  21-105.   Liability  of  owner;   rights   of   tax
 8    purchaser. Nothing in Sections 21-95 and 21-100 shall relieve
 9    any  owner  liable  for  delinquent property taxes under this
10    Code from the payment of any delinquent taxes or liens  which
11    have become null and void under those Sections.
12        Sections  21-95 and 21-100 shall not adversely affect the
13    rights  or  interests  of  the  holder  of  any   bona   fide
14    certificate of purchase of the property for delinquent taxes.
15    However,  upon acquisition of property by a governmental unit
16    as set forth in Section 21-95, the rights  and  interests  of
17    the  holder  of  any bona fide certificate of purchase of the
18    property for delinquent taxes shall be limited to a  sale  in
19    error and a refund as provided under Section 21-310.
20    (Source: P.A. 86-949; 86-1158; 88-455.)
21        (35 ILCS 200/21-310)
22        Sec. 21-310. Sales in error.
23        (a)  When,  upon application of the county collector, tax
24    purchaser, or a municipality which  owns  or  has  owned  the
25    property  ordered sold, it appears to the satisfaction of the
26    court which  ordered  the  property  sold  that  any  of  the
27    following subsections are applicable, the court shall declare
28    the sale to be a sale in error:
29             (1)  the property was not subject to taxation,
30             (2)  the  taxes or special assessments had been paid
                            -2-                LRB9000693MWpc
 1        prior to the sale of the property,
 2             (3)  there is a double assessment,
 3             (4)  the description is void for uncertainty,
 4             (5)  the assessor, chief county assessment  officer,
 5        board  of  review,  or board of appeals has made an error
 6        (other than an error of judgment as to the value  of  any
 7        property), or
 8             (6)  prior   to   the   tax   sale  a  voluntary  or
 9        involuntary petition has been filed  by  or  against  the
10        legal  or  beneficial  owner  of  the property requesting
11        relief under the provisions of 11 U.S.C. Chapter  7,  11,
12        12 or 13, or.
13             (7)  a  municipality  has  acquired the property (i)
14        through  the  foreclosure  of  a  lien  authorized  under
15        Section 11-31-1 of the Illinois Municipal Code or through
16        a judicial deed issued under that Section or (ii) through
17        foreclosure of a receivership certificate lien.
18        (b)  When, upon application of the tax purchaser  or  his
19    or  her  assignee only, it appears to the satisfaction of the
20    court which  ordered  the  property  sold  that  any  of  the
21    following subsections are applicable, the court shall declare
22    a sale in error:
23             (1)  A  voluntary  or involuntary petition under the
24        provisions of U.S.C. Chapter 7, 11, 12, or  13  has  been
25        filed  subsequent  to  the  tax  sale  and  prior  to the
26        issuance of the tax deed.
27             (2)  The improvements upon the  property  sold  have
28        been substantially destroyed or rendered uninhabitable or
29        otherwise  unfit for occupancy subsequent to the tax sale
30        and prior to the issuance of the tax deed.
31             (3)  There is an interest held by the United  States
32        in  the  property sold which could not be extinguished by
33        the tax deed.
34             (4)  The  real   property   contains   a   hazardous
                            -3-                LRB9000693MWpc
 1        substance,  hazardous  waste, or underground storage tank
 2        that would require cleanup or  other  removal  under  any
 3        federal,  State,  or local law, ordinance, or regulation,
 4        only if the tax purchaser purchased the property  without
 5        actual  knowledge  of  the hazardous substance, hazardous
 6        waste, or underground storage tank.  This  paragraph  (4)
 7        applies  only to tax purchases occurring after January 1,
 8        1990 and if the tax purchaser or his or her assignee  has
 9        made  application  for a sale in error at any time before
10        the issuance of a tax deed.
11        If a sale is declared to be a sale in error,  the  county
12    clerk  shall make entry in the tax judgment, sale, redemption
13    and forfeiture record,  that  the  property  was  erroneously
14    sold,  and the county collector shall, on demand of the owner
15    of the certificate of purchase, refund the amount  paid,  pay
16    any  interest  and  costs  as  may  be ordered under Sections
17    21-315 through 21-335, and cancel the certificate so  far  as
18    it relates to the property. The county collector shall deduct
19    from  the accounts of the appropriate taxing bodies their pro
20    rata amounts paid.
21    (Source: P.A. 88-455; 88-676, eff. 12-14-94.)
22        Section 10.  The Illinois Municipal Code  is  amended  by
23    changing Section 11-31-1 as follows:
24        (65 ILCS 5/11-31-1) (from Ch. 24, par. 11-31-1)
25        Sec. 11-31-1.  Demolition, repair, or enclosure.
26        (a)  The  corporate  authorities of each municipality may
27    demolish, repair, or enclose or cause the demolition, repair,
28    or enclosure of dangerous and unsafe buildings or uncompleted
29    and  abandoned  buildings  within  the   territory   of   the
30    municipality  and may remove or cause the removal of garbage,
31    debris, and other hazardous, noxious, or unhealthy substances
32    or materials from those  buildings.   In  any  county  having
                            -4-                LRB9000693MWpc
 1    adopted by referendum or otherwise a county health department
 2    as  provided  by  Division  5-25  of the Counties Code or its
 3    predecessor, the county board of  that  county  may  exercise
 4    those powers with regard to dangerous and unsafe buildings or
 5    uncompleted  and  abandoned buildings within the territory of
 6    any city, village, or  incorporated  town  having  less  than
 7    50,000 population.
 8        The  corporate  authorities  shall  apply  to the circuit
 9    court of the county in which the building is located (i)  for
10    an  order  authorizing  action  to be taken with respect to a
11    building if the owner or owners of  the  building,  including
12    the  lien  holders of record, after at least 15 days' written
13    notice by mail so to do, have failed to put the building in a
14    safe condition or  to  demolish  it  or  (ii)  for  an  order
15    requiring  the owner or owners of record to demolish, repair,
16    or enclose the building or to  remove  garbage,  debris,  and
17    other   hazardous,   noxious,   or  unhealthy  substances  or
18    materials from the building.  It is  not  a  defense  to  the
19    cause  of action that the building is boarded up or otherwise
20    enclosed, although the court may order the defendant to  have
21    the  building  boarded  up or otherwise enclosed. Where, upon
22    diligent search, the identity or whereabouts of the owner  or
23    owners of the building, including the lien holders of record,
24    is  not ascertainable, notice mailed to the person or persons
25    in whose name the real estate was last assessed is sufficient
26    notice under this Section.
27        The hearing upon the application  to  the  circuit  court
28    shall be expedited by the court and shall be given precedence
29    over all other suits.  Any person entitled to bring an action
30    under  subsection (b) shall have the right to intervene in an
31    action brought under this Section.
32        The cost of the demolition, repair, enclosure, or removal
33    incurred by the municipality, by an intervenor, or by a  lien
34    holder of record, including court costs, attorney's fees, and
                            -5-                LRB9000693MWpc
 1    other  costs  related  to the enforcement of this Section, is
 2    recoverable from the owner or owners of the  real  estate  or
 3    the  previous  owner  or both if the property was transferred
 4    during the 15 day notice period and is a  lien  on  the  real
 5    estate;  the lien is superior to all prior existing liens and
 6    encumbrances, except taxes, if, within  180  days  after  the
 7    repair,  demolition, enclosure, or removal, the municipality,
 8    the lien holder of record, or the intervenor who incurred the
 9    cost and expense shall file a notice of lien for the cost and
10    expense incurred in the office of the recorder in the  county
11    in  which  the real estate is located or in the office of the
12    registrar of titles of the county if the real estate affected
13    is registered under the Registered Titles (Torrens) Act.
14        The notice must consist of a sworn statement setting  out
15    (1)  a  description  of  the  real  estate sufficient for its
16    identification, (2) the amount of money representing the cost
17    and expense incurred, and (3) the date or dates when the cost
18    and expense was incurred by the municipality, the lien holder
19    of record, or the intervenor. Upon payment of  the  cost  and
20    expense by the owner of or persons interested in the property
21    after  the  notice  of lien has been filed, the lien shall be
22    released by the municipality, the person in  whose  name  the
23    lien  has  been  filed,  or the assignee of the lien, and the
24    release may be filed of record  as  in  the  case  of  filing
25    notice  of lien. Unless the lien is enforced under subsection
26    (c), the lien may be enforced by foreclosure  proceedings  as
27    in  the case of mortgage foreclosures under Article XV of the
28    Code of Civil Procedure or mechanics' lien  foreclosures.  An
29    action  to  foreclose  this lien may be commenced at any time
30    after the date of filing of the notice of lien.  The costs of
31    foreclosure incurred by  the  municipality,  including  court
32    costs,  reasonable  attorney's fees, advances to preserve the
33    property, and other costs related to the enforcement of  this
34    subsection,  plus  statutory interest, are a lien on the real
                            -6-                LRB9000693MWpc
 1    estate and are recoverable by the municipality from the owner
 2    or owners of the real estate.
 3        All liens arising under  this  subsection  (a)  shall  be
 4    assignable.  The  assignee  of  the  lien shall have the same
 5    power to enforce the lien as the assigning party, except that
 6    the lien may not be enforced under subsection (c).
 7        If  the  appropriate   official   of   any   municipality
 8    determines   that   any  dangerous  and  unsafe  building  or
 9    uncompleted  and  abandoned  building  within  its  territory
10    fulfills the requirements for an action by  the  municipality
11    under   the   Abandoned   Housing   Rehabilitation  Act,  the
12    municipality may petition under  that  Act  in  a  proceeding
13    brought under this subsection.
14        (b)  Any  owner  or  tenant  of real property within 1200
15    feet in any direction of any  dangerous  or  unsafe  building
16    located  within  the  territory  of  a  municipality  with  a
17    population  of  500,000 or more may file with the appropriate
18    municipal authority  a request that the municipality apply to
19    the circuit court of the county  in  which  the  building  is
20    located  for  an  order permitting the demolition, removal of
21    garbage, debris, and other noxious  or  unhealthy  substances
22    and materials from, or repair or enclosure of the building in
23    the  manner prescribed in subsection (a) of this Section.  If
24    the municipality fails to  institute  an  action  in  circuit
25    court  within  90  days  after the filing of the request, the
26    owner or tenant of real property  within  1200  feet  in  any
27    direction  of the building may institute an action in circuit
28    court seeking an order compelling  the  owner  or  owners  of
29    record to demolish, remove garbage, debris, and other noxious
30    or unhealthy substances and materials from, repair or enclose
31    or to cause to be demolished, have garbage, debris, and other
32    noxious  or  unhealthy substances and materials removed from,
33    repaired, or enclosed the building in question.    A  private
34    owner  or tenant who institutes an action under the preceding
                            -7-                LRB9000693MWpc
 1    sentence shall not be required to pay any fee to the clerk of
 2    the circuit court. The cost of repair,  removal,  demolition,
 3    or  enclosure shall be borne by the owner or owners of record
 4    of the building. In the event the owner or owners  of  record
 5    fail  to  demolish, remove garbage, debris, and other noxious
 6    or  unhealthy  substances  and  materials  from,  repair,  or
 7    enclose the building within 90 days of  the  date  the  court
 8    entered  its  order,  the  owner or tenant who instituted the
 9    action may request that the court join the municipality as  a
10    party to the action.  The court may order the municipality to
11    demolish,  remove  materials  from,  repair,  or  enclose the
12    building, or cause that action to be taken upon  the  request
13    of  any owner or tenant who instituted the action or upon the
14    municipality's request.  The municipality may file,  and  the
15    court  may approve, a plan for rehabilitating the building in
16    question. A  court  order  authorizing  the  municipality  to
17    demolish,   remove  materials  from,  repair,  or  enclose  a
18    building, or  cause  that  action  to  be  taken,  shall  not
19    preclude  the  court  from  adjudging  the owner or owners of
20    record of the building  in  contempt  of  court  due  to  the
21    failure to comply with the order to demolish, remove garbage,
22    debris,   and  other  noxious  or  unhealthy  substances  and
23    materials from, repair, or enclose the building.
24        If a municipality or a person or persons other  than  the
25    owner or owners of record pay the cost of demolition, removal
26    of garbage, debris, and other noxious or unhealthy substances
27    and  materials,  repair,  or  enclosure  pursuant  to a court
28    order, the cost, including court costs, attorney's fees,  and
29    other costs related to the enforcement of this subsection, is
30    recoverable  from  the owner or owners of the real estate and
31    is a lien on the real estate; the lien  is  superior  to  all
32    prior  existing  liens  and  encumbrances,  except taxes, if,
33    within 180 days after the  repair,  removal,  demolition,  or
34    enclosure, the municipality or the person or persons who paid
                            -8-                LRB9000693MWpc
 1    the  costs of demolition, removal, repair, or enclosure shall
 2    file a notice of lien of the cost and expense incurred in the
 3    office of the recorder in the county in which the real estate
 4    is located or in the office of the registrar of the county if
 5    the real estate affected is registered under  the  Registered
 6    Titles  (Torrens)  Act.  The  notice shall be in a form as is
 7    provided  in  subsection  (a).   An  owner  or   tenant   who
 8    institutes  an  action  in  circuit court seeking an order to
 9    compel the owner or owners  of  record  to  demolish,  remove
10    materials  from,  repair,  or enclose any dangerous or unsafe
11    building, or to cause that action  to  be  taken  under  this
12    subsection  may recover court costs and reasonable attorney's
13    fees for instituting the action from the owner or  owners  of
14    record  of  the  building.  Upon  payment  of  the  costs and
15    expenses by the owner  of  or  a  person  interested  in  the
16    property  after  the  notice of lien has been filed, the lien
17    shall be released by the municipality or the person in  whose
18    name  the lien has been filed or his or her assignee, and the
19    release may be filed of record as in the  case  of  filing  a
20    notice of lien.  Unless the lien is enforced under subsection
21    (c),  the  lien may be enforced by foreclosure proceedings as
22    in the case of mortgage foreclosures under Article XV of  the
23    Code  of Civil Procedure or mechanics' lien foreclosures.  An
24    action to foreclose this lien may be commenced  at  any  time
25    after the date of filing of the notice of lien.  The costs of
26    foreclosure  incurred  by  the  municipality, including court
27    costs, reasonable attorneys' fees, advances to  preserve  the
28    property,  and other costs related to the enforcement of this
29    subsection, plus statutory interest, are a lien on  the  real
30    estate and are recoverable by the municipality from the owner
31    or owners of the real estate.
32        All  liens arising under the terms of this subsection (b)
33    shall be assignable.  The assignee of the lien shall have the
34    same power to enforce the lien as the assigning party, except
                            -9-                LRB9000693MWpc
 1    that the lien may not be enforced under subsection (c).
 2        (c)  In any case where a municipality has obtained a lien
 3    under subsection (a) or (b), the municipality may enforce the
 4    lien under this subsection (c)  in  the  same  proceeding  in
 5    which the lien is authorized.
 6        A  municipality  desiring  to  enforce  a lien under this
 7    subsection  (c)  shall   petition   the   court   to   retain
 8    jurisdiction   for   foreclosure   proceedings   under   this
 9    subsection.   Notice  of  the  petition  shall  be served, by
10    certified or registered mail, on all persons who were  served
11    notice  under subsection (a) or (b).  The court shall conduct
12    a hearing on the petition not less than  15  days  after  the
13    notice   is   served.   If  the  court  determines  that  the
14    requirements of this subsection (c) have been  satisfied,  it
15    shall  grant  the  petition  and retain jurisdiction over the
16    matter until the foreclosure proceeding  is  completed.   The
17    costs  of foreclosure incurred by the municipality, including
18    court costs, reasonable attorneys' fees, advances to preserve
19    the property, and other costs related to the  enforcement  of
20    this  subsection,  plus statutory interest, are a lien on the
21    real estate and are recoverable by the municipality from  the
22    owner  or owners of the real estate.  If the court denies the
23    petition, the municipality may enforce the lien in a separate
24    action as provided in subsection (a) or (b).
25        All persons designated in Section 15-1501 of the Code  of
26    Civil   Procedure   as   necessary   parties  in  a  mortgage
27    foreclosure action shall be joined as parties before issuance
28    of an order of foreclosure.  Persons  designated  in  Section
29    15-1501 of the Code of Civil Procedure as permissible parties
30    may also be joined as parties in the action.
31        The  provisions  of  Article  XV  of  the  Code  of Civil
32    Procedure applicable to mortgage foreclosures shall apply  to
33    the  foreclosure  of a lien under this subsection (c), except
34    to the extent that those  provisions  are  inconsistent  with
                            -10-               LRB9000693MWpc
 1    this  subsection.    For  purposes  of  foreclosures of liens
 2    under  this  subsection,  however,  the   redemption   period
 3    described in subsection (b) of Section 15-1603 of the Code of
 4    Civil  Procedure shall end 60 days after the date of entry of
 5    the order of foreclosure.
 6        (d)  In addition to any other remedy provided by law, the
 7    corporate authorities of any municipality  may  petition  the
 8    circuit  court to have property declared abandoned under this
 9    subsection (d) if:
10             (1)  the property has been tax delinquent for  2  or
11        more  years  or  bills for water service for the property
12        have been outstanding for 2 or more years;
13             (2)  the property is unoccupied by  persons  legally
14        in possession; and
15             (3)  the  property  contains  a  dangerous or unsafe
16        building.
17        All persons having an interest of record in the property,
18    including  tax  purchasers  and  beneficial  owners  of   any
19    Illinois  land  trust  having title to the property, shall be
20    named as defendants in the petition and shall be served  with
21    process.   In  addition,  service  shall be had under Section
22    2-206 of the Code  of  Civil  Procedure  as  in  other  cases
23    affecting property.
24        The   municipality,   however,  may  proceed  under  this
25    subsection in a proceeding brought under  subsection  (a)  or
26    (b).   Notice of the petition shall be served by certified or
27    registered mail on all persons who were served  notice  under
28    subsection (a) or (b).
29        If  the municipality proves that the conditions described
30    in this subsection exist and  the  owner  of  record  of  the
31    property  does  not enter an appearance in the action, or, if
32    title to the property is held by an Illinois land  trust,  if
33    neither  the  owner of record nor the owner of the beneficial
34    interest of the trust enters an appearance, the  court  shall
                            -11-               LRB9000693MWpc
 1    declare the property abandoned.
 2        If  that  determination  is made, notice shall be sent by
 3    certified  or  registered  mail  to  all  persons  having  an
 4    interest of record in the property, including tax  purchasers
 5    and beneficial owners of any Illinois land trust having title
 6    to  the  property, stating that title to the property will be
 7    transferred to the municipality unless, within 30 days of the
 8    notice, the owner of  record  enters  an  appearance  in  the
 9    action,  or unless any other person having an interest in the
10    property files with the  court  a  request  to  demolish  the
11    dangerous  or  unsafe building or to put the building in safe
12    condition.
13        If the owner of record enters an appearance in the action
14    within the 30 day period, the court shall  vacate  its  order
15    declaring   the   property  abandoned.   In  that  case,  the
16    municipality may amend its complaint  in  order  to  initiate
17    proceedings under subsection (a).
18        If  a request to demolish or repair the building is filed
19    within the 30 day period, the court shall grant permission to
20    the requesting party to demolish the building within 30  days
21    or  to  restore the building to safe condition within 60 days
22    after the request is granted.  An extension  of  that  period
23    for up to 60 additional days may be given for good cause.  If
24    more than one person with an interest in the property files a
25    timely  request, preference shall be given to the person with
26    the lien or other interest of the highest priority.
27        If the requesting party proves  to  the  court  that  the
28    building  has  been  demolished  or  put  in a safe condition
29    within the period of time granted by  the  court,  the  court
30    shall issue a quitclaim judicial deed for the property to the
31    requesting party, conveying only the interest of the owner of
32    record,  upon  proof  of  payment  to the municipality of all
33    costs incurred by the municipality  in  connection  with  the
34    action,  including but not limited to court costs, attorney's
                            -12-               LRB9000693MWpc
 1    fees, administrative costs, the  costs,  if  any,  associated
 2    with   building   enclosure   or   removal,   and  receiver's
 3    certificates.  The interest in the property so conveyed shall
 4    be subject to all liens and encumbrances on the property.  In
 5    addition, if the interest is conveyed to a person  holding  a
 6    certificate  of  purchase for the property under the Property
 7    Tax Code, the conveyance shall be subject to  the  rights  of
 8    redemption  of all persons entitled to redeem under that Act,
 9    including the original owner of record.
10        If no person with an interest in  the  property  files  a
11    timely  request  or if the requesting party fails to demolish
12    the building or put the building in safe condition within the
13    time specified by the court, the  municipality  may  petition
14    the  court  to  issue a judicial deed for the property to the
15    municipality.  A conveyance by judicial deed shall operate to
16    extinguish all existing ownership interests in, liens on, and
17    other interest in the property, including  tax  liens,.   and
18    shall  extinguish  the  rights  and  interests of any and all
19    holders of  a  bona  fide  certificate  of  purchase  of  the
20    property   for   delinquent   taxes.    Any  such  bona  fide
21    certificate of purchase holder shall be entitled to a sale in
22    error as prescribed under Section 21-310 of the Property  Tax
23    Code.
24        (e)  Each  municipality  may  use  the provisions of this
25    subsection to expedite the removal of certain buildings  that
26    are  a  continuing  hazard to the community in which they are
27    located.
28        If a residential building is 2 stories or less in  height
29    as  defined  by  the  municipality's  building  code, and the
30    corporate official designated to be in  charge  of  enforcing
31    the municipality's building code determines that the building
32    is  open and vacant and an immediate and continuing hazard to
33    the community in which the  building  is  located,  then  the
34    official shall be authorized to post a notice not less than 2
                            -13-               LRB9000693MWpc
 1    feet  by  2  feet  in size on the front of the building.  The
 2    notice shall be dated as of the date of the posting and shall
 3    state that unless the building is  demolished,  repaired,  or
 4    enclosed,   and   unless   any  garbage,  debris,  and  other
 5    hazardous, noxious, or unhealthy substances or materials  are
 6    removed  so  that  an  immediate and continuing hazard to the
 7    community  no  longer  exists,  then  the  building  may   be
 8    demolished,  repaired,  or  enclosed, or any garbage, debris,
 9    and other hazardous,  noxious,  or  unhealthy  substances  or
10    materials may be removed, by the municipality.
11        Not  later  than  30  days  following  the posting of the
12    notice, the municipality shall do both of the following:
13             (1)  Cause to be sent,  by  certified  mail,  return
14        receipt  requested,  a  notice to all owners of record of
15        the property, the beneficial owners of any Illinois  land
16        trust  having  title to the property, and all lienholders
17        of record in the property,  stating  the  intent  of  the
18        municipality to demolish, repair, or enclose the building
19        or  remove  any  garbage,  debris,  or  other  hazardous,
20        noxious,  or  unhealthy  substances  or materials if that
21        action is not taken by the owner or owners.
22             (2)  Cause to be published, in a newspaper published
23        or circulated in the municipality where the  building  is
24        located,  a  notice  setting  forth (i) the permanent tax
25        index number and the address  of  the  building,  (ii)  a
26        statement  that  the  property  is  open  and  vacant and
27        constitutes an immediate and  continuing  hazard  to  the
28        community,  and  (iii)  a statement that the municipality
29        intends to demolish, repair, or enclose the  building  or
30        remove  any garbage, debris, or other hazardous, noxious,
31        or unhealthy substances or  materials  if  the  owner  or
32        owners  or  lienholders  of  record  fail to do so.  This
33        notice shall be published for 3 consecutive days.
34        Any A person or persons with a current legal or equitable
                            -14-               LRB9000693MWpc
 1    interest in the property objecting to the proposed actions of
 2    the corporate authorities may file his or her objection in an
 3    appropriate form in a court of competent jurisdiction.
 4        If the building is not demolished, repaired, or enclosed,
 5    or the garbage,  debris,  or  other  hazardous,  noxious,  or
 6    unhealthy  substances or materials are not removed, within 30
 7    days of mailing the notice  to  the  owners  of  record,  the
 8    beneficial  owners of any Illinois land trust having title to
 9    the property, and all lienholders of record in the  property,
10    or  within  30  days  of  the  last day of publication of the
11    notice, whichever is later, the corporate  authorities  shall
12    have  the  power to demolish, repair, or enclose the building
13    or  to  remove  any  garbage,  debris,  or  other  hazardous,
14    noxious, or unhealthy substances or materials.
15        The municipality may  proceed  to  demolish,  repair,  or
16    enclose  a  building  or remove any garbage, debris, or other
17    hazardous, noxious,  or  unhealthy  substances  or  materials
18    under  this  subsection within a 120-day period following the
19    date of the mailing of the notice if the appropriate official
20    determines that the demolition, repair, enclosure, or removal
21    of any garbage,  debris,  or  other  hazardous,  noxious,  or
22    unhealthy  substances or materials is necessary to remedy the
23    immediate and continuing hazard.   If,  however,  before  the
24    municipality  proceeds  with any of the actions authorized by
25    this  subsection,  any  person  with  a  legal  or  equitable
26    interest in the property has  sought  a  hearing  under  this
27    subsection  before  a  court  and  has  served  a copy of the
28    complaint on the chief executive officer of the municipality,
29    then the municipality shall not proceed with the  demolition,
30    repair,  enclosure,  or  removal of garbage, debris, or other
31    substances until the court determines  that  that  action  is
32    necessary   to   remedy   the  hazard  and  issues  an  order
33    authorizing the municipality to do so.
34        Following the  demolition,  repair,  or  enclosure  of  a
                            -15-               LRB9000693MWpc
 1    building,  or  the  removal  of  garbage,  debris,  or  other
 2    hazardous,  noxious,  or  unhealthy  substances  or materials
 3    under this subsection, the municipality may file a notice  of
 4    lien  against the real estate for the cost of the demolition,
 5    repair, enclosure, or  removal  within  180  days  after  the
 6    repair,  demolition,  enclosure, or removal occurred, for the
 7    cost and expense incurred, in the office of the  recorder  in
 8    the  county  in  which  the  real estate is located or in the
 9    office of the registrar of titles of the county if  the  real
10    estate  affected  is  registered  under the Registered Titles
11    (Torrens) Act.  The notice of lien shall consist of  a  sworn
12    statement setting forth (i) a description of the real estate,
13    such  as  the  address  or other description of the property,
14    sufficient for its identification; (ii) the expenses incurred
15    by the  municipality  in  undertaking  the  remedial  actions
16    authorized under this subsection; (iii) the date or dates the
17    expenses  were incurred by the municipality; (iv) a statement
18    by the  corporate  official  responsible  for  enforcing  the
19    building  code  that  the  building  was  open and vacant and
20    constituted  an  immediate  and  continuing  hazard  to   the
21    community; (v) a statement by the corporate official that the
22    required  sign  was  posted  on the building, that notice was
23    sent by certified mail to the  owners  of  record,  and  that
24    notice  was published in accordance with this subsection; and
25    (vi) a  statement  as  to  when  and  where  the  notice  was
26    published.   The  lien  authorized  by  this  subsection  may
27    thereafter  be  released  or  enforced by the municipality as
28    provided in subsection (a).
29    (Source: P.A.  88-646,  eff.  1-1-95;  88-658,  eff.  1-1-95;
30    88-670, eff.  12-2-94;  89-235,  eff.  8-4-95;  89-303,  eff.
31    1-1-96.)

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