State of Illinois
91st General Assembly
Legislation

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91_SB0258eng

 
SB258 Engrossed                                LRB9101313KSgc

 1        AN  ACT  to amend the Code of Civil Procedure by changing
 2    Sections 9-104.2 and 9-111.

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

 5        Section  5.  The  Code  of  Civil Procedure is amended by
 6    changing Sections 9-104.2 and 9-111 as follows:

 7        (735 ILCS 5/9-104.2) (from Ch. 110, par. 9-104.2)
 8        Sec. 9-104.2.  Demand - Notice - Termination of Lease and
 9    Possession of a Condominium.
10        (a)  Unless the Board of Managers is seeking to terminate
11    the right of possession of a tenant or other  occupant  of  a
12    unit  under  an  existing lease or other arrangement with the
13    owner of a unit, no demand nor summons need  be  served  upon
14    the  tenant  or  other  occupant in connection with an action
15    brought under paragraph (7)  of  subsection  (a)  of  Section
16    9-102 of this Article.
17        (a-5)  The  Board  of  Managers may seek to terminate the
18    right of possession of a tenant or other occupant of  a  unit
19    under  an  existing  lease  or  other arrangement between the
20    tenant or other occupant and the defaulting owner of a  unit,
21    either  within  the  same action against the unit owner under
22    paragraph (7) of subsection (a)  of  Section  9-102  of  this
23    Article or independently thereafter under other paragraphs of
24    that  subsection.  If a tenant or other occupant of a unit is
25    joined within the same action  against  the  defaulting  unit
26    owner  under  paragraph  (7), only the unit owner and not the
27    tenant or other occupant need to shall also be served with 30
28    days prior written notice and subsequent summons in the  same
29    manner  and  substantially the same form as the unit owner as
30    provided in this Article. The tenant or other occupant may be
31    joined as additional defendants at the time the suit is filed
 
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 1    or at any time thereafter prior to execution of judgment  for
 2    possession  by  filing,  with  or  without prior leave of the
 3    court, an amended complaint and summons for  trial.   If  the
 4    complaint  alleges  that  the  unit  is  occupied  or  may be
 5    occupied by persons other than or in  addition  to  the  unit
 6    owner  of  record,  that  the  identities  of the persons are
 7    concealed and unknown,  they  may  be  named  and  joined  as
 8    defendant  "Unknown Occupants".  Summons may be served on the
 9    defendant  "Unknown  Occupants"  by  the  sheriff  or   court
10    appointed  process  server by leaving a copy at the unit with
11    any person residing at the unit of the age  of  13  years  or
12    greater,  and  if  the  summons  is  returned without service
13    stating that service cannot be obtained, constructive service
14    may be obtained pursuant to Section 9-107 of this  Code  with
15    notice  mailed  to  "Unknown Occupants" at the address of the
16    unit.  If prior to execution of judgment for  possession  the
17    identity  of  a defendant or defendants served in this manner
18    is discovered, his or her name or names and the record may be
19    corrected upon hearing pursuant to notice  of  motion  served
20    upon  the  identified  defendant or defendants at the unit in
21    the manner provided by court rule for service  of  notice  of
22    motion.  If however an action under paragraph (7) was brought
23    against the defaulting unit owner only, and  after  obtaining
24    judgment  for  possession  and  expiration  of  the  stay  on
25    enforcement  the  Board  of  Managers  elects not to accept a
26    tenant or occupant in possession as its own and to commence a
27    separate action, written notice of the judgment  against  the
28    unit owner and demand to quit the premises shall be served on
29    the  tenant  or  other  occupant in the manner provided under
30    Section 9-211 at least 10 days  prior  to  bringing  suit  to
31    recover possession from the tenant or other occupant.
32        (b)  If a judgment for possession is granted to the Board
33    of  Managers  under  Section  9-111, any interest of the unit
34    owner to receive rents under any lease arrangement  shall  be
 
SB258 Engrossed             -3-                LRB9101313KSgc
 1    deemed  assigned  to the Board of Managers until such time as
 2    the judgment is vacated.
 3        (c)  If a judgment for possession is entered,  the  Board
 4    of  Managers  may  obtain  from  the  clerk  of  the court an
 5    informational certificate notifying any tenants  not  parties
 6    to  the  proceeding  of  the  assignment  of the unit owner's
 7    interest in the lease arrangement to the Board of Managers as
 8    a result of the entry of  the  judgment  for  possession  and
 9    stating  that  any rent hereinafter due the unit owner or his
10    agent under the lease arrangement should be paid to the Board
11    of Managers until further order of court.  If the tenant pays
12    his rent to the association pursuant to the entry of  such  a
13    judgement  for  possession,  the  unit owner may not sue said
14    tenant for any such amounts the tenant pays the  association.
15    Upon  service  of the certificate on the tenant in the manner
16    provided by Section 9-211 of this Code, the tenant  shall  be
17    obligated  to pay the rent under the lease arrangement to the
18    Board  of  Managers  as  it  becomes  due.   If  the   tenant
19    thereafter  fails  and  refuses to pay the rent, the Board of
20    Managers may bring an action for possession  after  making  a
21    demand  for  rent  in  accordance  with Section 9-209 of this
22    Code.
23        (c-5)  In an action against the unit owner and lessee  to
24    evict  a  lessee  for  failure  of  the  lessor/owner  of the
25    condominium unit to  comply  with  the  leasing  requirements
26    prescribed by subsection (n) of Section 18 of the Condominium
27    Property  Act  or  by  the declaration, bylaws, and rules and
28    regulations of the condominium, or against a lessee  for  any
29    other   breach   by  the  lessee  of  any  covenants,  rules,
30    regulations, or bylaws of the condominium, the  demand  shall
31    give the lessee at least 10 days to quit and vacate the unit.
32    The notice shall be substantially in the following form:
33             "TO   A.B.  You   are   hereby   notified   that  in
34        consequence of (here insert lessor-owner name) failure to
 
SB258 Engrossed             -4-                LRB9101313KSgc
 1        comply  with  the  leasing  requirements  prescribed   by
 2        Section  18(n)  of the Condominium Property Act or by the
 3        declaration, bylaws, and rules  and  regulations  of  the
 4        condominium,  or  your  default  of any covenants, rules,
 5        regulations or bylaws of the condominium, in (here insert
 6        the  character  of  the  default)  of  the  premises  now
 7        occupied by you, being (here described the premises)  the
 8        Board  of  Managers  of  (here  describe the condominium)
 9        Association elects to terminate your lease, and  you  are
10        hereby notified to quit and vacate same within 10 days of
11        this date.".
12        The  demand shall be signed by the Board of Managers, its
13    agent, or attorney and shall be served either personally upon
14    the lessee with a copy to the unit owner or  by  sending  the
15    demand  thereof  by  registered or certified mail with return
16    receipt requested to the unit occupied by the lessee  and  to
17    the last known address of the unit owner, and no other demand
18    of  termination  of  such  tenancy shall  be required.  To be
19    effective service  under  this  Section,  a  demand  sent  by
20    certified   mail,  return  receipt  requested,  to  the  unit
21    occupied by the lessee and to the last known address  of  the
22    unit  owner need not be received by the lessee or condominium
23    unit owner.
24        (d)  Nothing in  this  Section  9-104.2  is  intended  to
25    confer  upon  a  Board of Managers any greater authority with
26    respect to possession of a unit after  a  judgment  than  was
27    previously established by this Act.
28    (Source: P.A. 89-41, eff. 6-23-95; 90-496, eff. 8-18-97.)

29        (735 ILCS 5/9-111) (from Ch. 110, par. 9-111)
30        Sec. 9-111.  Condominium property.
31        (a)  As  to  property  subject  to  the provisions of the
32    "Condominium  Property  Act",  approved  June  20,  1963,  as
33    amended, when the action is based  upon  the  failure  of  an
 
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 1    owner  of  a  unit  therein  to  pay  when  due  his  or  her
 2    proportionate  share  of the common expenses of the property,
 3    or of any other expenses lawfully agreed upon or  the  amount
 4    of  any unpaid fine, and if the court finds that the expenses
 5    or fines are due to the plaintiff,  the  plaintiff  shall  be
 6    entitled  to  the  possession  of  the  whole of the premises
 7    claimed, and judgment in favor  of  the  plaintiff  shall  be
 8    entered  for  the possession thereof and for the amount found
 9    due by the court including interest and late charges, if any,
10    together with reasonable attorney's fees, if any, and for the
11    plaintiff's costs. The awarding of reasonable attorney's fees
12    shall be pursuant to the standards set  forth  in  subsection
13    (b)  of  this Section 9-111.  The court shall, by order, stay
14    the enforcement of the judgment for possession for  a  period
15    of  not  less  than 60 days from the date of the judgment and
16    may stay the enforcement of the judgment for a period not  to
17    exceed  180  days  from such date.  Any judgment for money or
18    any rent assignment under subsection (b) of  Section  9-104.2
19    is  not  subject to this stay.  If at any time, either during
20    or after the period of stay, the defendant pays such expenses
21    found due by the court, and costs, and reasonable  attorney's
22    fees  as  fixed  by  the  court,  and the defendant is not in
23    arrears on his or her share of the common  expenses  for  the
24    period  subsequent  to  that  covered  by  the  judgment, the
25    defendant may file a motion to vacate  the  judgment  in  the
26    court  in  which the judgment was entered, and, if the court,
27    upon the hearing  of  such  motion,  is  satisfied  that  the
28    default in payment of the proportionate share of expenses has
29    been  cured, and if the court finds that the premises are not
30    presently let by the board of managers as provided in Section
31    9-111.1 of this Act, the judgment shall be vacated.   If  the
32    premises  are  being let by the board of managers as provided
33    in Section 9-111.1 of this Act, when any judgment  is  sought
34    to  be vacated, the court shall vacate the judgment effective
 
SB258 Engrossed             -6-                LRB9101313KSgc
 1    concurrent with the expiration  of  the  lease  term.  Unless
 2    defendant  files  such  motion  to vacate in the court or the
 3    judgment is otherwise stayed, enforcement of the judgment may
 4    proceed immediately upon the expiration of the period of stay
 5    and all rights of the defendant to possession of his  or  her
 6    unit  shall  cease  and  determine  until  the  date that the
 7    judgment may thereafter be vacated  in  accordance  with  the
 8    foregoing  provisions,  and  notwithstanding  payment  of the
 9    amount of any money judgment if the unit owner or occupant is
10    in arrears for the period after the  date  of  entry  of  the
11    judgment   as   provided  in  this  Section.  Nothing  herein
12    contained shall be construed as affecting the  right  of  the
13    board  of  managers,  or  its agents, to any lawful remedy or
14    relief other than that provided by Part 1 of  Article  IX  of
15    this Act.
16        (b)  For  purposes  of  determining reasonable attorney's
17    fees under subsection (a), the court shall consider:
18             (i)  the time expended by the attorney;
19             (ii)  the reasonableness of the hourly rate for  the
20        work performed;
21             (iii)  the  reasonableness  of  the  amount  of time
22        expended for the work performed; and
23             (iv)  the amount in controversy and  the  nature  of
24        the action.
25    (Source: P.A. 88-417.)

26        Section  99.  Effective date.  This Act takes effect upon
27    becoming law.

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