State of Illinois
91st General Assembly
Legislation

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[ Engrossed ][ Enrolled ][ House Amendment 001 ]
[ Senate Amendment 001 ]

91_SB1171

 
                                               LRB9104008PTpk

 1        AN  ACT  to  amend  the  Illinois  Municipality  Code  by
 2    changing 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,
 
                            -2-                LRB9104008PTpk
 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
 
                            -3-                LRB9104008PTpk
 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
 
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 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
 
                            -5-                LRB9104008PTpk
 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
 
                            -6-                LRB9104008PTpk
 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
 
                            -7-                LRB9104008PTpk
 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
 
                            -8-                LRB9104008PTpk
 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
 
                            -9-                LRB9104008PTpk
 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
 
                            -10-               LRB9104008PTpk
 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.
 
                            -11-               LRB9104008PTpk
 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
 
                            -12-               LRB9104008PTpk
 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
 
                            -13-               LRB9104008PTpk
 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
 
                            -14-               LRB9104008PTpk
 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
 
                            -15-               LRB9104008PTpk
 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
 
                            -16-               LRB9104008PTpk
 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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