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| | 98TH GENERAL ASSEMBLY
State of Illinois
2013 and 2014 HB2804 Introduced , by Rep. Arthur Turner SYNOPSIS AS INTRODUCED: |
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Amends the Mechanics Lien Act. Provides that an applicant may at any time file a petition to substitute a bond for the property subject to a lien claim under the Act with the clerk of the circuit court of the county in which the property against which the lien claim is asserted is located, or if there is a pending action to enforce the lien claim, an applicant may timely apply to become a party to the pending action at any time before a final judgment is rendered and file a petition to substitute a bond for the property subject to the lien claim in the pending action. Defines terms. Contains notice and procedural requirements; a statement of legislative intent; and language limiting the applicability of the new provisions.
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| | A BILL FOR |
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1 | | AN ACT concerning civil law.
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2 | | Be it enacted by the People of the State of Illinois,
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3 | | represented in the General Assembly:
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4 | | Section 5. The Mechanics Lien Act is amended by adding |
5 | | Section 38.1 as follows: |
6 | | (770 ILCS 60/38.1 new) |
7 | | Sec. 38.1. Substitution of bond for lien. |
8 | | (a) As used in this Section: |
9 | | "Lien claim" means a claim on account of which (1) a notice |
10 | | of claim for lien under Section 24 of this Act has been served; |
11 | | (2) a claim for lien under Section 7 of this Act has been |
12 | | recorded; or (3) a suit to enforce a lien under this Act, |
13 | | including but not limited to a lien on funds action under |
14 | | Section 27 of this Act, has been filed. Unless otherwise |
15 | | indicated in this Section, "lien claim" is the lien claim to be |
16 | | affected by an eligible surety bond. |
17 | | "Lien claimant" means the party whose lien claim is to be |
18 | | affected by an eligible surety bond. |
19 | | "Applicant" means (1) an owner, other lien claimant, or |
20 | | other person having an interest in the property against which a |
21 | | lien claim under this Act is asserted; (2) an association |
22 | | representing owners organized under any statute or to which the |
23 | | Common Interest Community Association Act applies; or (3) any |
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1 | | person who may be liable for the payment of a lien claim, |
2 | | including an owner, former owner, association representing |
3 | | owners organized under any statute or to which the Common |
4 | | Interest Community Association Act applies, or the contractor |
5 | | or subcontractor. |
6 | | "Eligible surety bond" means a surety bond that meets all |
7 | | of the following requirements: |
8 | | (1) it specifically states that the principal and |
9 | | surety thereunder submit to the jurisdiction of the circuit |
10 | | court of the county where the property being improved is |
11 | | located and that any final non-appealable judgment or |
12 | | decree entered in a proceeding in favor of the lien |
13 | | claimant based on any lien claim that is the subject of an |
14 | | eligible surety bond shall constitute a judgment against |
15 | | the principal and surety of the bond for the amount found |
16 | | due to the lien claimant, including interest and fees, |
17 | | limited as to the surety to the full amount of the bond, |
18 | | payable within 15 days of the expiration of all appeal |
19 | | periods; |
20 | | (2) it continues in effect until the complete |
21 | | satisfaction of the adjudicated amount due under the lien |
22 | | claim or as to the surety to the payment of the full amount |
23 | | of the bond or a final determination that the lien claim is |
24 | | invalid, void, has been released by the lien claimant, or |
25 | | the time to enforce the lien claim has expired; |
26 | | (3) it is in an amount equal to 150% of the amount of |
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1 | | the lien claim; |
2 | | (4) it has as its surety a company that has a |
3 | | certificate of authority from the Department of Insurance |
4 | | specifically authorizing the company to execute surety |
5 | | bonds; |
6 | | (5) the surety has a current financial strength rating |
7 | | of not less than A with no rating modifier, an outlook |
8 | | which is either positive or stable, and a financial size |
9 | | category of not less than IX, as rated by A.M. Best Company |
10 | | Inc.; and |
11 | | (6) if property affected by a mechanics lien is in a |
12 | | judicial circuit that has its own list of approved |
13 | | sureties, the bond shall be issued by a surety company |
14 | | specifically authorized to issue surety bonds for that |
15 | | circuit court by order or rule. |
16 | | Except as otherwise expressly provided in this Section, the |
17 | | terms not expressly defined in this Section shall have the same |
18 | | meaning as they have under other provisions of this Act. |
19 | | (b) This Section applies to liens arising under Sections 1 |
20 | | or 21 of this Act and to claims or actions arising under |
21 | | Sections 9, 27, or 28 of this Act. |
22 | | (c) The Department of Insurance may issue a certificate of |
23 | | authority to a surety company to issue bonds to discharge real |
24 | | estate and moneys due to contractors and subcontractors from |
25 | | liens asserted under Sections 1, 21, or 27 of this Act, |
26 | | provided the surety: |
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1 | | (1) is licensed to issue surety bonds in this State; |
2 | | and |
3 | | (2) is domiciled in one of the states of the United |
4 | | States of America. |
5 | | (d) An applicant may at any time file a petition to |
6 | | substitute a bond for the property subject to a lien claim with |
7 | | the clerk of the circuit court of the county in which the |
8 | | property against which the lien claim is asserted is located, |
9 | | or if there is a pending action to enforce the lien claim, an |
10 | | applicant may timely apply to become a party to the pending |
11 | | action at any time before a final judgment is rendered and file |
12 | | a petition to substitute a bond for the property subject to the |
13 | | lien claim in the pending action. The petition shall be |
14 | | verified and shall include: |
15 | | (1) the name and address of the applicant and the |
16 | | applicant's attorney, if any; |
17 | | (2) the name and address of the lien claimant; |
18 | | (3) if there is a suit to enforce the lien claim, the |
19 | | name of the attorney of record for the lien claimant, or if |
20 | | no suit has been filed but a lien claim has been recorded |
21 | | by the lien claimant, the name of the preparer of the lien |
22 | | claim; |
23 | | (4) the name and address of the owner of record of any |
24 | | real estate subject to the lien claim or the name and |
25 | | address of any condominium association or association to |
26 | | which the Common Interest Community Association Act |
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1 | | applies representing owners of record if the association is |
2 | | an obligor under the bond; |
3 | | (5) a description of the property subject to the lien |
4 | | claim and, if the property includes real estate, both a |
5 | | common and legal description of the real estate, including |
6 | | the address, if any; |
7 | | (6) an attached copy of the lien claim which includes |
8 | | the date of its recording, where it was recorded, and the |
9 | | number under which it was recorded if there is no pending |
10 | | proceeding to enforce the lien claim; |
11 | | (7) an attached copy of the proposed eligible surety |
12 | | bond; |
13 | | (8) a certified copy of the surety's certificate of |
14 | | authority; and |
15 | | (9) an undertaking by the applicant to replace the bond |
16 | | with another eligible surety bond in the event that the |
17 | | proposed eligible surety bond at any time ceases to be an |
18 | | eligible surety bond. |
19 | | Liability of the principal and surety on a bond that has |
20 | | ceased to be an eligible surety bond shall continue until a |
21 | | court order is entered replacing the bond with another eligible |
22 | | surety bond. Even if a bond ceases to be an eligible surety |
23 | | bond, the original bond remains in effect as substitute |
24 | | security until it is replaced. |
25 | | (e) The person filing a petition under this Section shall |
26 | | personally serve or send via certified mail, return receipt |
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1 | | requested, to each person whose name and address is stated in |
2 | | the petition, or his or her attorney of record in a pending |
3 | | action, a copy of the petition attached together with the |
4 | | following notice: |
5 | | "PLEASE TAKE NOTICE that on .............(date), the |
6 | | undersigned, ..............., filed a petition to substitute a |
7 | | bond for property subject to a lien claim, a copy of which is |
8 | | attached to this notice. |
9 | | PLEASE TAKE FURTHER NOTICE that if you fail to file an |
10 | | objection to the substitution of a bond for the lien claim with |
11 | | the clerk of the circuit court of .............. County under |
12 | | general number .........., or under case number .........., |
13 | | within 30 days after you receive this notice or 33 days after |
14 | | this notice is mailed by certified mail, whichever date is |
15 | | earlier, you will have waived your right to object and an order |
16 | | will be entered substituting the security of the bond for the |
17 | | property securing the lien claim and discharging the property |
18 | | described in the petition as being subject to the lien, such as |
19 | | the real estate and the moneys or other considerations due or |
20 | | to become due from the owner to the contractor under the |
21 | | original contract giving rise to the lien claim." |
22 | | For purposes of this Section, notice by certified mail, |
23 | | return receipt requested, shall be deemed served 3 business |
24 | | days after mailing of the notice. |
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1 | | (f) If no objection is filed to the substitution of the |
2 | | proposed eligible surety bond for the property securing the |
3 | | lien claim within 30 days after all persons entitled to notice |
4 | | under subsection (e) of this Section have either received the |
5 | | notice or have been served with the notice, or have waived any |
6 | | objections to the substitution, if the petition complies with |
7 | | the requirements of this Section, the court, on ex parte motion |
8 | | of the petitioner, shall, if the court finds that the proposed |
9 | | bond is in fact an eligible surety bond, enter an order: |
10 | | (1) substituting the eligible surety bond for the |
11 | | property securing the lien claim; and |
12 | | (2) substituting the lien claimant's right to recover |
13 | | on the bond for the lien claimant's causes of action that |
14 | | could be asserted by the lien claimant under Sections 9, |
15 | | 27, or 28 of this Act. |
16 | | (g) If an objection is filed within 30 days of service of |
17 | | notice required by this Section, the petitioner may, upon |
18 | | notice to all parties to whom the notice was required to be |
19 | | served, move for a hearing as to the adequacy of the proposed |
20 | | eligible surety bond. The burden shall be upon the petitioner |
21 | | to establish prima facie that the proposed surety bond is an |
22 | | eligible surety bond. If it is established prima facie that the |
23 | | bond is an eligible surety bond, the burden is on the objector |
24 | | to prove that a proposed surety bond is not an eligible surety |
25 | | bond. If at the conclusion of the hearing the court finds that |
26 | | the proposed bond is in fact an eligible surety bond, it shall |
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1 | | enter an order: |
2 | | (1) substituting the eligible surety bond for the |
3 | | property securing the lien claim; and |
4 | | (2) substituting the lien claimant's right to recover |
5 | | on the bond for the lien claimant's causes of action that |
6 | | could be asserted by the lien claimant under Sections 9, |
7 | | 27, or 28 of this Act. |
8 | | The prevailing party under this subsection (g) is entitled |
9 | | to attorney's fees and costs and expenses of litigation to |
10 | | determine if the proposed bond is an eligible surety bond. |
11 | | (h) If the court enters an order discharging as security |
12 | | for the lien claim the real estate and the moneys or other |
13 | | considerations due or to become due from the owner under the |
14 | | original contract and substituting the eligible surety bond as |
15 | | security for the lien claim, the petitioner shall: |
16 | | (1) send copies of the order to the lien claimant and |
17 | | all persons who were to receive copies of the petition and, |
18 | | if there is a pending proceeding to enforce the lien claim, |
19 | | to all parties who have appeared in the proceeding; and |
20 | | (2) record a copy of the order, together with an |
21 | | executed copy of the approved eligible surety bond, with |
22 | | the recorder of deeds of any county where the property is |
23 | | located. |
24 | | (i) If the eligible surety bond is approved either before |
25 | | or after any suit is brought to enforce the lien claim, the |
26 | | action on the bond shall be in equity against the principal and |
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1 | | surety of the bond. If the eligible surety bond is approved and |
2 | | a proceeding to enforce the lien claim is pending, the sureties |
3 | | shall, by approval of the bond, ipso facto become parties to |
4 | | the proceeding. |
5 | | (j) If a prior owner, an association representing owners |
6 | | organized under any statute or to which the Common Interest |
7 | | Community Association Act applies, or a contractor or |
8 | | subcontractor is the principal under the eligible surety bond, |
9 | | the principal may petition the court to have the current owner, |
10 | | lien claimant, or party having an interest in the real estate |
11 | | who is not a principal or surety of the eligible surety bond |
12 | | dismissed from a pending proceeding to enforce the lien claim. |
13 | | (k) If the bond ceases to be an eligible surety bond, the |
14 | | court may, after due notice and a hearing, order the surety to |
15 | | deposit the collateral for the bond posted by the principal to |
16 | | the surety with the clerk of the court or to assign the |
17 | | security to an alternative surety company who is ready, |
18 | | willing, and able to issue an eligible surety bond. Upon the |
19 | | deposit or assignment, the court shall release the original |
20 | | surety from its obligations under the original surety bond. |
21 | | (l) The principal and surety of a surety bond shall be |
22 | | jointly and severally liable to the lien claimant for the |
23 | | amount that the lien claimant would have been entitled to |
24 | | recover under this Act if no surety bond had been furnished, |
25 | | subject to the limitation of liability of the surety to the |
26 | | face amount of the bond. A judgment in favor of the lien |
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1 | | claimant and against the principal and surety shall be entered |
2 | | for the amount of their liability to the lien claimant. |
3 | | (m) The principal and surety of the bond may assert |
4 | | defenses only against the lien claim that could have been |
5 | | asserted against the lien claim by the principal if no surety |
6 | | bond had been issued. |
7 | | (n) It is the express intent of the General Assembly in |
8 | | enacting this Section that the entry of an order under this |
9 | | Section does not release the lien claim or any remedies the |
10 | | lien claimant may have, but rather substitutes an eligible |
11 | | surety bond for the property subject to the lien claim and |
12 | | substitutes an action on the bond for the actions the lien |
13 | | claimant would otherwise have under Sections 9, 27, and 28 of |
14 | | this Act.
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