SB1721 EngrossedLRB102 14259 AWJ 19611 b

1    AN ACT concerning property.
 
2    Be it enacted by the People of the State of Illinois,
3represented in the General Assembly:
 
4    Section 5. The Property Tax Code is amended by changing
5Sections 21-90, 21-215, and 21-355 as follows:
 
6    (35 ILCS 200/21-90)
7    Sec. 21-90. Purchase and sale by county; distribution of
8proceeds. When any property is delinquent, or is forfeited
9for each of 2 or more years, and is offered for sale under any
10of the provisions of this Code, the County Board of the County
11in which the property is located, in its discretion, may bid,
12or, in the case of forfeited property, may apply to purchase
13it, in the name of the County as trustee for all taxing
14districts having an interest in the property's taxes or
15special assessments for the nonpayment of which the property
16is sold. The presiding officer of the county board, with the
17advice and consent of the Board, may appoint on its behalf some
18officer or person to attend such sales and bid or, in the case
19of forfeited property, to apply to the county clerk to
20purchase. The County shall apply on the bid or purchase the
21unpaid taxes and special assessments due upon the property. No
22cash need be paid. The County may shall take all steps
23necessary to acquire title to the property and may manage and

 

 

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1operate the property, including, but not limited to, mowing of
2grass, removal of nuisance greenery, removal of garbage,
3waste, debris or other materials, or the demolition, repair,
4or remediation of unsafe structures. When a county, or other
5taxing district within the county, is a petitioner for a tax
6deed, no filing fee shall be required. When a county or other
7taxing district within the county is the petitioner for a tax
8deed, one petition may be filed including all parcels that are
9tax delinquent within the county or taxing district, and any
10publication made under Section 22-20 of this Code may combine
11all such parcels within a single notice. The notice shall list
12the street or common address, if known, of the parcels for
13informational purposes. The county, as tax creditor and as
14trustee for other tax creditors, or other taxing district
15within the county, shall not be required to allege and prove
16that all taxes and special assessments which become due and
17payable after the sale to the county have been paid nor shall
18the county be required to pay the subsequently accruing taxes
19or special assessments at any time. The county board or its
20designee may prohibit the county collector from including the
21property in the tax sale of one or more subsequent years. The
22lien of taxes and special assessments which become due and
23payable after a sale to a county shall merge in the fee title
24of the county, or other taxing district within the county, on
25the issuance of a deed.
26    The County may sell or assign the property so acquired, or

 

 

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1the certificate of purchase to it, to any party, including
2taxing districts. The proceeds of that sale or assignment,
3less all costs of the county incurred in the acquisition,
4operation, maintenance, and sale or assignment of the
5property, including all costs associated with county staff and
6overhead used to perform the duties of the trustee set forth in
7this Section, shall be distributed to the taxing districts in
8proportion to their respective interests therein.
9    Under Sections 21-110, 21-115, 21-120 and 21-405, a County
10may bid or purchase only in the absence of other bidders.
11(Source: P.A. 88-455; 88-535; 89-412, eff. 11-17-95.)
 
12    (35 ILCS 200/21-215)
13    Sec. 21-215. Penalty bids. The person at the sale offering
14to pay the amount due on each property for the least penalty
15percentage shall be the purchaser of that property. No bid
16shall be accepted for a penalty exceeding 12% 18% of the amount
17of the tax or special assessment on property.
18(Source: P.A. 86-1431; 86-1480; 88-455.)
 
19    (35 ILCS 200/21-355)
20    Sec. 21-355. Amount of redemption. Any person desiring to
21redeem shall deposit an amount specified in this Section with
22the county clerk of the county in which the property is
23situated, in legal money of the United States, or by cashier's
24check, certified check, post office money order or money order

 

 

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1issued by a financial institution insured by an agency or
2instrumentality of the United States, payable to the county
3clerk of the proper county. The deposit shall be deemed timely
4only if actually received in person at the county clerk's
5office prior to the close of business as defined in Section
63-2007 of the Counties Code on or before the expiration of the
7period of redemption or by United States mail with a post
8office cancellation mark dated not less than one day prior to
9the expiration of the period of redemption. The deposit shall
10be in an amount equal to the total of the following:
11        (a) the certificate amount, which shall include all
12    tax principal, special assessments, interest and penalties
13    paid by the tax purchaser together with costs and fees of
14    sale and fees paid under Sections 21-295 and 21-315
15    through 21-335;
16        (b) the accrued penalty, computed through the date of
17    redemption as a percentage of the certificate amount, as
18    follows:
19            (1) if the redemption occurs on or before the
20        expiration of 12 6 months from the date of sale, the
21        certificate amount times the penalty bid at sale;
22            (2) if the redemption occurs after 12 6 months
23        from the date of sale, and on or before the expiration
24        of 24 12 months from the date of sale, the certificate
25        amount times 2 times the penalty bid at sale;
26            (3) if the redemption occurs after 24 12 months

 

 

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1        from the date of sale and on or before the expiration
2        of 36 18 months from the date of sale, the certificate
3        amount times 3 times the penalty bid at sale;
4            (4) if the redemption occurs after 18 months from
5        the date of sale and on or before the expiration of 24
6        months from the date of sale, the certificate amount
7        times 4 times the penalty bid at sale;
8            (5) if the redemption occurs after 24 months from
9        the date of sale and on or before the expiration of 30
10        months from the date of sale, the certificate amount
11        times 5 times the penalty bid at sale;
12            (6) if the redemption occurs after 30 months from
13        the date of sale and on or before the expiration of 36
14        months from the date of sale, the certificate amount
15        times 6 times the penalty bid at sale. In the event
16        that the property to be redeemed has been purchased
17        under Section 21-405, the penalty bid shall be 12% per
18        penalty period as set forth in subparagraphs (1)
19        through (3) (6) of this subsection (b). The changes to
20        this subdivision (b)(6) made by this amendatory Act of
21        the 91st General Assembly are not a new enactment, but
22        declaratory of existing law.
23        (c) The total of all taxes, special assessments,
24    accrued interest on those taxes and special assessments
25    and costs charged in connection with the payment of those
26    taxes or special assessments, which have been paid by the

 

 

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1    tax certificate holder on or after the date those taxes or
2    special assessments became delinquent together with 12%
3    penalty on each amount so paid for each year or portion
4    thereof intervening between the date of that payment and
5    the date of redemption. In counties with less than
6    3,000,000 inhabitants, however, a tax certificate holder
7    may not pay all or part of an installment of a subsequent
8    tax or special assessment for any year, nor shall any
9    tender of such a payment be accepted, until after the
10    second or final installment of the subsequent tax or
11    special assessment has become delinquent or until after
12    the holder of the certificate of purchase has filed a
13    petition for a tax deed under Section 22.30. The person
14    redeeming shall also pay the amount of interest charged on
15    the subsequent tax or special assessment and paid as a
16    penalty by the tax certificate holder. This amendatory Act
17    of 1995 applies to tax years beginning with the 1995
18    taxes, payable in 1996, and thereafter.
19        (d) Any amount paid to redeem a forfeiture occurring
20    subsequent to the tax sale together with 12% penalty
21    thereon for each year or portion thereof intervening
22    between the date of the forfeiture redemption and the date
23    of redemption from the sale.
24        (e) Any amount paid by the certificate holder for
25    redemption of a subsequently occurring tax sale.
26        (f) All fees paid to the county clerk under Section

 

 

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1    22-5.
2        (g) All fees paid to the registrar of titles incident
3    to registering the tax certificate in compliance with the
4    Registered Titles (Torrens) Act.
5        (h) All fees paid to the circuit clerk and the
6    sheriff, a licensed or registered private detective, or
7    the coroner in connection with the filing of the petition
8    for tax deed and service of notices under Sections 22-15
9    through 22-30 and 22-40 in addition to (1) a fee of $35 if
10    a petition for tax deed has been filed, which fee shall be
11    posted to the tax judgement, sale, redemption, and
12    forfeiture record, to be paid to the purchaser or his or
13    her assignee; (2) a fee of $4 if a notice under Section
14    22-5 has been filed, which fee shall be posted to the tax
15    judgment, sale, redemption, and forfeiture record, to be
16    paid to the purchaser or his or her assignee; (3) all costs
17    paid to record a lis pendens notice in connection with
18    filing a petition under this Code; and (4) if a petition
19    for tax deed has been filed, all fees up to $150 per
20    redemption paid to a registered or licensed title
21    insurance company or title insurance agent for a title
22    search to identify all owners, parties interested, and
23    occupants of the property, to be paid to the purchaser or
24    his or her assignee. The fees in (1) and (2) of this
25    paragraph (h) shall be exempt from the posting
26    requirements of Section 21-360. The costs incurred in

 

 

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1    causing notices to be served by a licensed or registered
2    private detective under Section 22-15, may not exceed the
3    amount that the sheriff would be authorized by law to
4    charge if those notices had been served by the sheriff.
5        (i) All fees paid for publication of notice of the tax
6    sale in accordance with Section 22-20.
7        (j) All sums paid to any county, city, village or
8    incorporated town for reimbursement under Section 22-35.
9        (k) All costs and expenses of receivership under
10    Section 21-410, to the extent that these costs and
11    expenses exceed any income from the property in question,
12    if the costs and expenditures have been approved by the
13    court appointing the receiver and a certified copy of the
14    order or approval is filed and posted by the certificate
15    holder with the county clerk. Only actual costs expended
16    may be posted on the tax judgment, sale, redemption and
17    forfeiture record.
18(Source: P.A. 98-1162, eff. 6-1-15.)
 
19    Section 10. The Counties Code is amended by changing
20Section 5-1121 as follows:
 
21    (55 ILCS 5/5-1121)
22    Sec. 5-1121. Demolition, repair, or enclosure.
23    (a) The county board of each county may demolish, repair,
24or enclose or cause the demolition, repair, or enclosure of

 

 

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1dangerous and unsafe buildings or uncompleted and abandoned
2buildings within the territory of the county, but outside the
3territory of any municipality, and may remove or cause the
4removal of garbage, debris, and other hazardous, noxious, or
5unhealthy substances or materials from those buildings. If a
6township within the county makes a formal request to the
7county board as provided in Section 85-50 of the Township Code
8that the county board commence specified proceedings under
9this Section with respect to property located within the
10township but outside the territory of any municipality, then,
11at the next regular county board meeting occurring at least 10
12days after the formal request is made to the county board, the
13county board shall either commence the requested proceedings
14or decline to do so (either formally or by failing to commence
15the proceedings within 60 days after the request) and shall
16notify the township board making the request of the county
17board's decision. In any county having adopted, by referendum
18or otherwise, a county health department as provided by
19Division 5-25 of the Counties Code or its predecessor, the
20county board of any such county may upon a formal request by
21the city, village, or incorporated town demolish, repair or
22cause the demolition or repair of dangerous and unsafe
23buildings or uncompleted and abandoned buildings within the
24territory of any city, village, or incorporated town having a
25population of less than 50,000.
26    The county board shall apply to the circuit court of the

 

 

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1county in which the building is located (i) for an order
2authorizing action to be taken with respect to a building if
3the owner or owners of the building, including the lien
4holders of record, after at least 15 days' written notice by
5mail to do so, have failed to commence proceedings to put the
6building in a safe condition or to demolish it or (ii) for an
7order requiring the owner or owners of record to demolish,
8repair, or enclose the building or to remove garbage, debris,
9and other hazardous, noxious, or unhealthy substances or
10materials from the building. It is not a defense to the cause
11of action that the building is boarded up or otherwise
12enclosed, although the court may order the defendant to have
13the building boarded up or otherwise enclosed. Where, upon
14diligent search, the identity or whereabouts of the owner or
15owners of the building, including the lien holders of record,
16is not ascertainable, notice mailed to the person or persons
17in whose name the real estate was last assessed and the posting
18of such notice upon the premises sought to be demolished or
19repaired is sufficient notice under this Section.
20    The hearing upon the application to the circuit court
21shall be expedited by the court and shall be given precedence
22over all other suits.
23    The cost of the demolition, repair, enclosure, or removal
24incurred by the county, by an intervenor, or by a lien holder
25of record, including court costs, attorney's fees, and other
26costs related to the enforcement of this Section, is

 

 

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1recoverable from the owner or owners of the real estate or the
2previous owner or both if the property was transferred during
3the 15 day notice period and is a lien on the real estate; the
4lien is superior to all prior existing liens and encumbrances,
5except taxes, if, within 180 days after the repair,
6demolition, enclosure, or removal, the county, the lien holder
7of record, or the intervenor who incurred the cost and expense
8shall file a notice of lien for the cost and expense incurred
9in the office of the recorder in the county in which the real
10estate is located or in the office of the registrar of titles
11of the county if the real estate affected is registered under
12the Registered Titles (Torrens) Act.
13    The notice must consist of a sworn statement setting out
14(1) a description of the real estate sufficient for its
15identification, (2) the amount of money representing the cost
16and expense incurred, and (3) the date or dates when the cost
17and expense was incurred by the county, the lien holder of
18record, or the intervenor. Upon payment of the cost and
19expense by the owner of or persons interested in the property
20after the notice of lien has been filed, the lien shall be
21released by the county, the person in whose name the lien has
22been filed, or the assignee of the lien, and the release may be
23filed of record as in the case of filing notice of lien. Unless
24the lien is enforced under subsection (b), the lien may be
25enforced by foreclosure proceedings as in the case of mortgage
26foreclosures under Article XV of the Code of Civil Procedure

 

 

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1or mechanics' lien foreclosures. An action to foreclose this
2lien may be commenced at any time after the date of filing of
3the notice of lien. The costs of foreclosure incurred by the
4county, including court costs, reasonable attorney's fees,
5advances to preserve the property, and other costs related to
6the enforcement of this subsection, plus statutory interest,
7are a lien on the real estate and are recoverable by the county
8from the owner or owners of the real estate.
9    All liens arising under this subsection (a) shall be
10assignable. The assignee of the lien shall have the same power
11to enforce the lien as the assigning party, except that the
12lien may not be enforced under subsection (b).
13    If the appropriate official of any county determines that
14any dangerous and unsafe building or uncompleted and abandoned
15building within its territory fulfills the requirements for an
16action by the county under the Abandoned Housing
17Rehabilitation Act, the county may petition under that Act in
18a proceeding brought under this subsection.
19    (b) In any case where a county has obtained a lien under
20subsection (a), the county may enforce the lien under this
21subsection (b) in the same proceeding in which the lien is
22authorized.
23    A county desiring to enforce a lien under this subsection
24(b) shall petition the court to retain jurisdiction for
25foreclosure proceedings under this subsection. Notice of the
26petition shall be served, by certified or registered mail, on

 

 

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1all persons who were served notice under subsection (a). The
2court shall conduct a hearing on the petition not less than 15
3days after the notice is served. If the court determines that
4the requirements of this subsection (b) have been satisfied,
5it shall grant the petition and retain jurisdiction over the
6matter until the foreclosure proceeding is completed. The
7costs of foreclosure incurred by the county, including court
8costs, reasonable attorneys' fees, advances to preserve the
9property, and other costs related to the enforcement of this
10subsection, plus statutory interest, are a lien on the real
11estate and are recoverable by the county from the owner or
12owners of the real estate. If the court denies the petition,
13the county may enforce the lien in a separate action as
14provided in subsection (a).
15    All persons designated in Section 15-1501 of the Code of
16Civil Procedure as necessary parties in a mortgage foreclosure
17action shall be joined as parties before issuance of an order
18of foreclosure. Persons designated in Section 15-1501 of the
19Code of Civil Procedure as permissible parties may also be
20joined as parties in the action.
21    The provisions of Article XV of the Code of Civil
22Procedure applicable to mortgage foreclosures shall apply to
23the foreclosure of a lien under this subsection (b), except to
24the extent that those provisions are inconsistent with this
25subsection. For purposes of foreclosures of liens under this
26subsection, however, the redemption period described in

 

 

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1subsection (b) of Section 15-1603 of the Code of Civil
2Procedure shall end 60 days after the date of entry of the
3order of foreclosure.
4    (c) In addition to any other remedy provided by law, the
5county board of any county may petition the circuit court to
6have property declared abandoned under this subsection (c) if:
7        (1) the property has been tax delinquent for 2 or more
8    years or bills for water service for the property have
9    been outstanding for 2 or more years;
10        (2) the property is unoccupied by persons legally in
11    possession; and
12        (3) the property's condition impairs public health,
13    safety, or welfare for reasons specified in the petition
14    property contains a dangerous or unsafe building.
15    All persons having an interest of record in the property,
16including tax purchasers and beneficial owners of any Illinois
17land trust having title to the property, shall be named as
18defendants in the petition and shall be served with process.
19In addition, service shall be had under Section 2-206 of the
20Code of Civil Procedure as in other cases affecting property,
21including publication in a newspaper that is in circulation in
22the county in which the action is pending. At least 30 days
23prior to any declaration of abandonment, the county or its
24agent shall post a notice not less than 1 foot by 1 foot in
25size on the front of the subject building or property. The
26notice shall be dated as of the date of the posting and state

 

 

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1that the county is seeking a declaration of abandonment for
2the property. The notice shall also include the case number
3for the underlying circuit court petition filed pursuant to
4this subsection and a notification that the owner should file
5an appearance in the matter if the property is not abandoned.
6    The county, however, may proceed under this subsection in
7a proceeding brought under subsection (a). Notice of the
8petition shall be served by certified or registered mail on
9all persons who were served notice under subsection (a).
10    If the county proves that the conditions described in this
11subsection exist and the owner of record of the property does
12not enter an appearance in the action, or, if title to the
13property is held by an Illinois land trust, if neither the
14owner of record nor the owner of the beneficial interest of the
15trust enters an appearance, the court shall declare the
16property abandoned.
17    If that determination is made, notice shall be sent by
18certified or registered mail to all persons having an interest
19of record in the property, including tax purchasers and
20beneficial owners of any Illinois land trust having title to
21the property, stating that title to the property will be
22transferred to the county unless, within 30 days of the
23notice, the owner of record enters an appearance in the
24action, or unless any other person having an interest in the
25property files with the court a request to demolish any or all
26the dangerous or unsafe buildings building or to put the

 

 

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1property building in safe condition.
2    If the owner of record enters an appearance in the action
3within the 30 day period, the court shall vacate its order
4declaring the property abandoned. In that case, the county may
5amend its complaint in order to initiate proceedings under
6subsection (a).
7    If a request to demolish any or all dangerous or unsafe
8buildings or to otherwise put the property in safe condition
9or repair the building is filed within the 30 day period, the
10court shall grant permission to the requesting party to
11demolish the building within 30 days or to restore the
12property building to safe condition within 60 days after the
13request is granted. An extension of that period for up to 60
14additional days may be given for good cause. If more than one
15person with an interest in the property files a timely
16request, preference shall be given to the person with the lien
17or other interest of the highest priority.
18    If the requesting party proves to the court that the
19building has been demolished or put in a safe condition within
20the period of time granted by the court, the court shall issue
21a quitclaim judicial deed for the property to the requesting
22party, conveying only the interest of the owner of record,
23upon proof of payment to the county of all costs incurred by
24the county in connection with the action, including but not
25limited to court costs, attorney's fees, administrative costs,
26the costs, if any, associated with property maintenance

 

 

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1building enclosure or removal, and receiver's certificates.
2The interest in the property so conveyed shall be subject to
3all liens and encumbrances on the property. In addition, if
4the interest is conveyed to a person holding a certificate of
5purchase for the property under the Property Tax Code, the
6conveyance shall be subject to the rights of redemption of all
7persons entitled to redeem under that Act, including the
8original owner of record.
9    If no person with an interest in the property files a
10timely request or if the requesting party fails to demolish
11the building or put the property building in safe condition
12within the time specified by the court, the county may
13petition the court to issue a judicial deed for the property to
14the county or another governmental body designated by the
15county in the petition. A conveyance by judicial deed shall
16operate to extinguish all existing ownership interests in,
17liens on, and other interest in the property, including tax
18liens.
19    (d) Each county may use the provisions of this subsection
20to expedite the removal of certain buildings that are a
21continuing hazard to the community in which they are located.
22    If the official designated to be in charge of enforcing
23the county's building code determines that a building is open
24and vacant and an immediate and continuing hazard to the
25community in which the building is located, then the official
26shall be authorized to post a notice not less than 2 feet by 2

 

 

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1feet in size on the front of the building. The notice shall be
2dated as of the date of the posting and shall state that unless
3the building is demolished, repaired, or enclosed, and unless
4any garbage, debris, and other hazardous, noxious, or
5unhealthy substances or materials are removed so that an
6immediate and continuing hazard to the community no longer
7exists, then the building may be demolished, repaired, or
8enclosed, or any garbage, debris, and other hazardous,
9noxious, or unhealthy substances or materials may be removed,
10by the county.
11    Not later than 30 days following the posting of the
12notice, the county 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 the
15    property, the beneficial owners of any Illinois land trust
16    having title to the property, and all lienholders of
17    record in the property, stating the intent of the county
18    to demolish, repair, or enclose the building or remove any
19    garbage, debris, or other hazardous, noxious, or unhealthy
20    substances or materials if that action is not taken by the
21    owner or owners.
22        (2) Cause to be published, in a newspaper published or
23    circulated in the county where the building is located, a
24    notice setting forth (i) the permanent tax index number
25    and the address of the building, (ii) a statement that the
26    property is open and vacant and constitutes an immediate

 

 

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1    and continuing hazard to the community, and (iii) a
2    statement that the county intends to demolish, repair, or
3    enclose the building or remove any garbage, debris, or
4    other hazardous, noxious, or unhealthy substances or
5    materials if the owner or owners or lienholders of record
6    fail to do so. This notice shall be published for 3
7    consecutive days.
8    A person objecting to the proposed actions of the county
9board may file his or her objection in an appropriate form in a
10court of competent jurisdiction.
11    If the building is not demolished, repaired, or enclosed,
12or the garbage, debris, or other hazardous, noxious, or
13unhealthy substances or materials are not removed, within 30
14days of mailing the notice to the owners of record, the
15beneficial owners of any Illinois land trust having title to
16the property, and all lienholders of record in the property,
17or within 30 days of the last day of publication of the notice,
18whichever is later, the county board shall have the power to
19demolish, repair, or enclose the building or to remove any
20garbage, debris, or other hazardous, noxious, or unhealthy
21substances or materials.
22    The county may proceed to demolish, repair, or enclose a
23building or remove any garbage, debris, or other hazardous,
24noxious, or unhealthy substances or materials under this
25subsection within a 120-day period following the date of the
26mailing of the notice if the appropriate official determines

 

 

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1that the demolition, repair, enclosure, or removal of any
2garbage, debris, or other hazardous, noxious, or unhealthy
3substances or materials is necessary to remedy the immediate
4and continuing hazard. If, however, before the county proceeds
5with any of the actions authorized by this subsection, any
6person has sought a hearing under this subsection before a
7court and has served a copy of the complaint on the chief
8executive officer of the county, then the county shall not
9proceed with the demolition, repair, enclosure, or removal of
10garbage, debris, or other substances until the court
11determines that that action is necessary to remedy the hazard
12and issues an order authorizing the county to do so.
13    Following the demolition, repair, or enclosure of a
14building, or the removal of garbage, debris, or other
15hazardous, noxious, or unhealthy substances or materials under
16this subsection, the county may file a notice of lien against
17the real estate for the cost of the demolition, repair,
18enclosure, or removal within 180 days after the repair,
19demolition, enclosure, or removal occurred, for the cost and
20expense incurred, in the office of the recorder in the county
21in which the real estate is located or in the office of the
22registrar of titles of the county if the real estate affected
23is registered under the Registered Titles (Torrens) Act. The
24notice of lien shall consist of a sworn statement setting
25forth (i) a description of the real estate, such as the address
26or other description of the property, sufficient for its

 

 

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1identification; (ii) the expenses incurred by the county in
2undertaking the remedial actions authorized under this
3subsection; (iii) the date or dates the expenses were incurred
4by the county; (iv) a statement by the official responsible
5for enforcing the building code that the building was open and
6vacant and constituted an immediate and continuing hazard to
7the community; (v) a statement by the official that the
8required sign was posted on the building, that notice was sent
9by certified mail to the owners of record, and that notice was
10published in accordance with this subsection; and (vi) a
11statement as to when and where the notice was published. The
12lien authorized by this subsection may thereafter be released
13or enforced by the county as provided in subsection (a).
14    (e) In any case where a county has obtained a lien under
15subsection (a), the county may also bring an action for a money
16judgment against the owner or owners of the real estate in the
17amount of the lien in the same manner as provided for bringing
18causes of action in Article II of the Code of Civil Procedure
19and, upon obtaining a judgment, file a judgment lien against
20all of the real estate of the owner or owners and enforce that
21lien as provided for in Article XII of the Code of Civil
22Procedure.
23    (f) In addition to any other remedy provided by law, if a
24county finds that within a residential property of 1 acre or
25less there is an accumulation or concentration of: garbage;
26organic materials in an active state of decomposition

 

 

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1including, but not limited to, carcasses, food waste, or other
2spoiled or rotting materials; human or animal waste; debris;
3or other hazardous, noxious, or unhealthy substances or
4materials, which present an immediate threat to the public
5health or safety or the health and safety of the occupants of
6the property, the county may, without any administrative
7procedure to bond, petition the court for immediate injunctive
8relief to abate or cause the abatement of the condition that is
9causing the threat to health or safety, including an order
10causing the removal of any unhealthy or unsafe accumulations
11or concentrations of the material or items listed in this
12subsection from the structure or property. The county shall
13file with the circuit court in which the property is located a
14petition for an order authorizing the abatement of the
15condition that is causing the threat to health or safety. A
16hearing on the petition shall be set within 5 days, not
17including weekends or holidays, from the date of filing. To
18provide notice of such hearing, the county shall make every
19effort to serve the property's owners of record with the
20petition and summons and, if such service cannot be had, shall
21provide an affidavit to the court at the hearing showing the
22service could not be had and the efforts taken to locate and
23serve the owners of record. The county shall also post a sign
24at the property notifying all persons of the court proceeding.
25Following the abatement actions, the county may file a notice
26of lien for the cost and expense of actions taken under this

 

 

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1subsection as provided in subsection (a).
2(Source: P.A. 101-200, eff. 1-1-20.)
 
3    Section 15. The Illinois Municipal Code is amended by
4changing Section 11-31-1 as follows:
 
5    (65 ILCS 5/11-31-1)  (from Ch. 24, par. 11-31-1)
6    Sec. 11-31-1. Demolition, repair, enclosure, or
7remediation.
8    (a) The corporate authorities of each municipality may
9demolish, repair, or enclose or cause the demolition, repair,
10or enclosure of dangerous and unsafe buildings or uncompleted
11and abandoned buildings within the territory of the
12municipality and may remove or cause the removal of garbage,
13debris, and other hazardous, noxious, or unhealthy substances
14or materials from those buildings. In any county having
15adopted by referendum or otherwise a county health department
16as provided by Division 5-25 of the Counties Code or its
17predecessor, the county board of that county may exercise
18those powers with regard to dangerous and unsafe buildings or
19uncompleted and abandoned buildings within the territory of
20any city, village, or incorporated town having less than
2150,000 population.
22    The corporate authorities shall apply to the circuit court
23of the county in which the building is located (i) for an order
24authorizing action to be taken with respect to a building if

 

 

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1the owner or owners of the building, including the lien
2holders of record, after at least 15 days' written notice by
3mail so to do, have failed to put the building in a safe
4condition or to demolish it or (ii) for an order requiring the
5owner or owners of record to demolish, repair, or enclose the
6building or to remove garbage, debris, and other hazardous,
7noxious, or unhealthy substances or materials from the
8building. It is not a defense to the cause of action that the
9building is boarded up or otherwise enclosed, although the
10court may order the defendant to have the building boarded up
11or otherwise enclosed. Where, upon diligent search, the
12identity or whereabouts of the owner or owners of the
13building, including the lien holders of record, is not
14ascertainable, notice mailed to the person or persons in whose
15name the real estate was last assessed is sufficient notice
16under this Section.
17    The hearing upon the application to the circuit court
18shall be expedited by the court and shall be given precedence
19over all other suits. Any person entitled to bring an action
20under subsection (b) shall have the right to intervene in an
21action brought under this Section.
22    The cost of the demolition, repair, enclosure, or removal
23incurred by the municipality, by an intervenor, or by a lien
24holder of record, including court costs, attorney's fees, and
25other costs related to the enforcement of this Section, is
26recoverable from the owner or owners of the real estate or the

 

 

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1previous owner or both if the property was transferred during
2the 15 day notice period and is a lien on the real estate; the
3lien is superior to all prior existing liens and encumbrances,
4except taxes, if, within 180 days after the repair,
5demolition, enclosure, or removal, the municipality, the lien
6holder of record, or the intervenor who incurred the cost and
7expense shall file a notice of lien for the cost and expense
8incurred in the office of the recorder in the county in which
9the real estate is located or in the office of the registrar of
10titles of the county if the real estate affected is registered
11under the Registered Titles (Torrens) Act.
12    The notice must consist of a sworn statement setting out
13(1) a description of the real estate sufficient for its
14identification, (2) the amount of money representing the cost
15and expense incurred, and (3) the date or dates when the cost
16and expense was incurred by the municipality, the lien holder
17of record, or the intervenor. Upon payment of the cost and
18expense by the owner of or persons interested in the property
19after the notice of lien has been filed, the lien shall be
20released by the municipality, the person in whose name the
21lien has been filed, or the assignee of the lien, and the
22release may be filed of record as in the case of filing notice
23of lien. Unless the lien is enforced under subsection (c), the
24lien may be enforced by foreclosure proceedings as in the case
25of mortgage foreclosures under Article XV of the Code of Civil
26Procedure or mechanics' lien foreclosures. An action to

 

 

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1foreclose this lien may be commenced at any time after the date
2of filing of the notice of lien. The costs of foreclosure
3incurred by the municipality, including court costs,
4reasonable attorney's fees, advances to preserve the property,
5and other costs related to the enforcement of this subsection,
6plus statutory interest, are a lien on the real estate and are
7recoverable by the municipality from the owner or owners of
8the real estate.
9    All liens arising under this subsection (a) shall be
10assignable. The assignee of the lien shall have the same power
11to enforce the lien as the assigning party, except that the
12lien may not be enforced under subsection (c).
13    If the appropriate official of any municipality determines
14that any dangerous and unsafe building or uncompleted and
15abandoned building within its territory fulfills the
16requirements for an action by the municipality under the
17Abandoned Housing Rehabilitation Act, the municipality may
18petition under that Act in a proceeding brought under this
19subsection.
20    (b) Any owner or tenant of real property within 1200 feet
21in any direction of any dangerous or unsafe building located
22within the territory of a municipality with a population of
23500,000 or more may file with the appropriate municipal
24authority a request that the municipality apply to the circuit
25court of the county in which the building is located for an
26order permitting the demolition, removal of garbage, debris,

 

 

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1and other noxious or unhealthy substances and materials from,
2or repair or enclosure of the building in the manner
3prescribed in subsection (a) of this Section. If the
4municipality fails to institute an action in circuit court
5within 90 days after the filing of the request, the owner or
6tenant of real property within 1200 feet in any direction of
7the building may institute an action in circuit court seeking
8an order compelling the owner or owners of record to demolish,
9remove garbage, debris, and other noxious or unhealthy
10substances and materials from, repair or enclose or to cause
11to be demolished, have garbage, debris, and other noxious or
12unhealthy substances and materials removed from, repaired, or
13enclosed the building in question. A private owner or tenant
14who institutes an action under the preceding sentence shall
15not be required to pay any fee to the clerk of the circuit
16court. The cost of repair, removal, demolition, or enclosure
17shall be borne by the owner or owners of record of the
18building. In the event the owner or owners of record fail to
19demolish, remove garbage, debris, and other noxious or
20unhealthy substances and materials from, repair, or enclose
21the building within 90 days of the date the court entered its
22order, the owner or tenant who instituted the action may
23request that the court join the municipality as a party to the
24action. The court may order the municipality to demolish,
25remove materials from, repair, or enclose the building, or
26cause that action to be taken upon the request of any owner or

 

 

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1tenant who instituted the action or upon the municipality's
2request. The municipality may file, and the court may approve,
3a plan for rehabilitating the building in question. A court
4order authorizing the municipality to demolish, remove
5materials from, repair, or enclose a building, or cause that
6action to be taken, shall not preclude the court from
7adjudging the owner or owners of record of the building in
8contempt of court due to the failure to comply with the order
9to demolish, remove garbage, debris, and other noxious or
10unhealthy substances and materials from, repair, or enclose
11the building.
12    If a municipality or a person or persons other than the
13owner or owners of record pay the cost of demolition, removal
14of garbage, debris, and other noxious or unhealthy substances
15and materials, repair, or enclosure pursuant to a court order,
16the cost, including court costs, attorney's fees, and other
17costs related to the enforcement of this subsection, is
18recoverable from the owner or owners of the real estate and is
19a lien on the real estate; the lien is superior to all prior
20existing liens and encumbrances, except taxes, if, within 180
21days after the repair, removal, demolition, or enclosure, the
22municipality or the person or persons who paid the costs of
23demolition, removal, repair, or enclosure shall file a notice
24of lien of the cost and expense incurred in the office of the
25recorder in the county in which the real estate is located or
26in the office of the registrar of the county if the real estate

 

 

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1affected is registered under the Registered Titles (Torrens)
2Act. The notice shall be in a form as is provided in subsection
3(a). An owner or tenant who institutes an action in circuit
4court seeking an order to compel the owner or owners of record
5to demolish, remove materials from, repair, or enclose any
6dangerous or unsafe building, or to cause that action to be
7taken under this subsection may recover court costs and
8reasonable attorney's fees for instituting the action from the
9owner or owners of record of the building. Upon payment of the
10costs and expenses by the owner of or a person interested in
11the property after the notice of lien has been filed, the lien
12shall be released by the municipality or the person in whose
13name the lien has been filed or his or her assignee, and the
14release may be filed of record as in the case of filing a
15notice of lien. Unless the lien is enforced under subsection
16(c), the lien may be enforced by foreclosure proceedings as in
17the case of mortgage foreclosures under Article XV of the Code
18of Civil Procedure or mechanics' lien foreclosures. An action
19to foreclose this lien may be commenced at any time after the
20date of filing of the notice of lien. The costs of foreclosure
21incurred by the municipality, including court costs,
22reasonable attorneys' fees, advances to preserve the property,
23and other costs related to the enforcement of this subsection,
24plus statutory interest, are a lien on the real estate and are
25recoverable by the municipality from the owner or owners of
26the real estate.

 

 

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1    All liens arising under the terms of this subsection (b)
2shall be assignable. The assignee of the lien shall have the
3same power to enforce the lien as the assigning party, except
4that the lien may not be enforced under subsection (c).
5    (c) In any case where a municipality has obtained a lien
6under subsection (a), (b), or (f), the municipality may
7enforce the lien under this subsection (c) in the same
8proceeding in which the lien is authorized.
9    A municipality desiring to enforce a lien under this
10subsection (c) shall petition the court to retain jurisdiction
11for foreclosure proceedings under this subsection. Notice of
12the petition shall be served, by certified or registered mail,
13on all persons who were served notice under subsection (a),
14(b), or (f). The court shall conduct a hearing on the petition
15not less than 15 days after the notice is served. If the court
16determines that the requirements of this subsection (c) have
17been satisfied, it shall grant the petition and retain
18jurisdiction over the matter until the foreclosure proceeding
19is completed. The costs of foreclosure incurred by the
20municipality, including court costs, reasonable attorneys'
21fees, advances to preserve the property, and other costs
22related to the enforcement of this subsection, plus statutory
23interest, are a lien on the real estate and are recoverable by
24the municipality from the owner or owners of the real estate.
25If the court denies the petition, the municipality may enforce
26the lien in a separate action as provided in subsection (a),

 

 

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1(b), or (f).
2    All persons designated in Section 15-1501 of the Code of
3Civil Procedure as necessary parties in a mortgage foreclosure
4action shall be joined as parties before issuance of an order
5of foreclosure. Persons designated in Section 15-1501 of the
6Code of Civil Procedure as permissible parties may also be
7joined as parties in the action.
8    The provisions of Article XV of the Code of Civil
9Procedure applicable to mortgage foreclosures shall apply to
10the foreclosure of a lien under this subsection (c), except to
11the extent that those provisions are inconsistent with this
12subsection. For purposes of foreclosures of liens under this
13subsection, however, the redemption period described in
14subsection (b) of Section 15-1603 of the Code of Civil
15Procedure shall end 60 days after the date of entry of the
16order of foreclosure.
17    (d) In addition to any other remedy provided by law, the
18corporate authorities of any municipality may petition the
19circuit court to have property declared abandoned under this
20subsection (d) if:
21        (1) the property has been tax delinquent for 2 or more
22    years or bills for water service for the property have
23    been outstanding for 2 or more years;
24        (2) the property is unoccupied by persons legally in
25    possession; and
26        (3) the property's condition impairs public health,

 

 

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1    safety, or welfare property contains a dangerous or unsafe
2    building for reasons specified in the petition.
3    All persons having an interest of record in the property,
4including tax purchasers and beneficial owners of any Illinois
5land trust having title to the property, shall be named as
6defendants in the petition and shall be served with process.
7In addition, service shall be had under Section 2-206 of the
8Code of Civil Procedure as in other cases affecting property,
9including publication in a newspaper that is in circulation in
10the county in which the action is pending. At least 30 days
11prior to any declaration of abandonment, the municipality or
12its agent shall post a notice not less than 1 foot by 1 foot in
13size on the front of the subject building or property. The
14notice shall be dated as of the date of the posting and state
15that the municipality is seeking a declaration of abandonment
16for the property. The notice shall also include the case
17number for the underlying circuit court petition filed
18pursuant to this subsection and a notification that the owner
19should file an appearance in the matter if the property is not
20abandoned.
21    The municipality, however, may proceed under this
22subsection in a proceeding brought under subsection (a) or
23(b). Notice of the petition shall be served in person or by
24certified or registered mail on all persons who were served
25notice under subsection (a) or (b).
26    If the municipality proves that the conditions described

 

 

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1in this subsection exist and (i) the owner of record of the
2property does not enter an appearance in the action, or, if
3title to the property is held by an Illinois land trust, if
4neither the owner of record nor the owner of the beneficial
5interest of the trust enters an appearance, or (ii) if the
6owner of record or the beneficiary of a land trust, if title to
7the property is held by an Illinois land trust, enters an
8appearance and specifically waives his or her rights under
9this subsection (d), the court shall declare the property
10abandoned. Notwithstanding any waiver, the municipality may
11move to dismiss its petition at any time. In addition, any
12waiver in a proceeding under this subsection (d) does not
13serve as a waiver for any other proceeding under law or equity.
14    If that determination is made, notice shall be sent in
15person or by certified or registered mail to all persons
16having an interest of record in the property, including tax
17purchasers and beneficial owners of any Illinois land trust
18having title to the property, stating that title to the
19property will be transferred to the municipality unless,
20within 30 days of the notice, the owner of record or any other
21person having an interest in the property files with the court
22a request to demolish any or all the dangerous or unsafe
23buildings building or to put the building in safe condition,
24or unless the owner of record enters an appearance and proves
25that the owner does not intend to abandon the property.
26    If the owner of record enters an appearance in the action

 

 

SB1721 Engrossed- 34 -LRB102 14259 AWJ 19611 b

1within the 30 day period, but does not at that time file with
2the court a request to demolish the dangerous or unsafe
3building or to put the property building in safe condition, or
4specifically waive his or her rights under this subsection
5(d), the court shall vacate its order declaring the property
6abandoned if it determines that the owner of record does not
7intend to abandon the property. In that case, the municipality
8may amend its complaint in order to initiate proceedings under
9subsection (a), or it may request that the court order the
10owner to demolish buildings the building or repair the
11dangerous or unsafe conditions of the property building
12alleged in the petition or seek the appointment of a receiver
13or other equitable relief to correct the conditions at the
14property. The powers and rights of a receiver appointed under
15this subsection (d) shall include all of the powers and rights
16of a receiver appointed under Section 11-31-2 of this Code.
17    If a request to demolish or repair a the building or
18property is filed within the 30 day period, the court shall
19grant permission to the requesting party to demolish the
20building or repair the property within 30 days or to restore
21the building to safe condition within 60 days after the
22request is granted. An extension of that period for up to 60
23additional days may be given for good cause. If more than one
24person with an interest in the property files a timely
25request, preference shall be given to the owner of record if
26the owner filed a request or, if the owner did not, the person

 

 

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1with the lien or other interest of the highest priority.
2    If the requesting party (other than the owner of record)
3proves to the court that the building has been demolished or
4put in a safe condition in accordance with the local safety
5codes within the period of time granted by the court, the court
6shall issue a quitclaim judicial deed for the property to the
7requesting party, conveying only the interest of the owner of
8record, upon proof of payment to the municipality of all costs
9incurred by the municipality in connection with the action,
10including but not limited to court costs, attorney's fees,
11administrative costs, the costs, if any, associated with
12property maintenance building enclosure or removal, and
13receiver's certificates. The interest in the property so
14conveyed shall be subject to all liens and encumbrances on the
15property. In addition, if the interest is conveyed to a person
16holding a certificate of purchase for the property under the
17Property Tax Code, the conveyance shall be subject to the
18rights of redemption of all persons entitled to redeem under
19that Act, including the original owner of record. If the
20requesting party is the owner of record and proves to the court
21that the building has been demolished or put in a safe
22condition in accordance with the local safety codes within the
23period of time granted by the court, the court shall dismiss
24the proceeding under this subsection (d).
25    If the owner of record has not entered an appearance and
26proven that the owner did not intend to abandon the property,

 

 

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1and if no person with an interest in the property files a
2timely request or if the requesting party fails to demolish
3the building or put the property building in safe condition
4within the time specified by the court, the municipality may
5petition the court to issue a judicial deed for the property to
6the municipality or another governmental body designated by
7the municipality in the petition. A conveyance by judicial
8deed shall operate to extinguish all existing ownership
9interests in, liens on, and other interest in the property,
10including tax liens, and shall extinguish the rights and
11interests of any and all holders of a bona fide certificate of
12purchase of the property for delinquent taxes. Any such bona
13fide certificate of purchase holder shall be entitled to a
14sale in error as prescribed under Section 21-310 of the
15Property Tax Code.
16    (e) Each municipality may use the provisions of this
17subsection to expedite the removal of certain buildings that
18are a continuing hazard to the community in which they are
19located.
20    If a residential or commercial building is 3 stories or
21less in height as defined by the municipality's building code,
22and the corporate official designated to be in charge of
23enforcing the municipality's building code determines that the
24building is open and vacant and an immediate and continuing
25hazard to the community in which the building is located, then
26the official shall be authorized to post a notice not less than

 

 

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12 feet by 2 feet in size on the front of the building. The
2notice shall be dated as of the date of the posting and shall
3state that unless the building is demolished, repaired, or
4enclosed, and unless any garbage, debris, and other hazardous,
5noxious, or unhealthy substances or materials are removed so
6that an immediate and continuing hazard to the community no
7longer exists, then the building may be demolished, repaired,
8or enclosed, or any garbage, debris, and other hazardous,
9noxious, or unhealthy substances or materials may be removed,
10by the municipality.
11    Not later than 30 days following the posting of the
12notice, the municipality shall do all of the following:
13        (1) Cause to be sent, by certified mail, return
14    receipt requested, a Notice to Remediate to all owners of
15    record of the property, the beneficial owners of any
16    Illinois land trust having title to the property, and all
17    lienholders of record in the property, stating the intent
18    of the municipality to demolish, repair, or enclose the
19    building or remove any garbage, debris, or other
20    hazardous, noxious, or unhealthy substances or materials
21    if that action is not taken by the owner or owners.
22        (2) Cause to be published, in a newspaper published or
23    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

 

 

SB1721 Engrossed- 38 -LRB102 14259 AWJ 19611 b

1    constitutes an immediate and continuing hazard to the
2    community, and (iii) a statement that the municipality
3    intends to demolish, repair, or enclose the building or
4    remove any garbage, debris, or other hazardous, noxious,
5    or unhealthy substances or materials if the owner or
6    owners or lienholders of record fail to do so. This notice
7    shall be published for 3 consecutive days.
8        (3) Cause to be recorded the Notice to Remediate
9    mailed under paragraph (1) in the office of the recorder
10    in the county in which the real estate is located or in the
11    office of the registrar of titles of the county if the real
12    estate is registered under the Registered Title (Torrens)
13    Act.
14    Any person or persons with a current legal or equitable
15interest in the property objecting to the proposed actions of
16the corporate authorities may file his or her objection in an
17appropriate form in a court of competent jurisdiction.
18    If the building is not demolished, repaired, or enclosed,
19or the garbage, debris, or other hazardous, noxious, or
20unhealthy substances or materials are not removed, within 30
21days of mailing the notice to the owners of record, the
22beneficial owners of any Illinois land trust having title to
23the property, and all lienholders of record in the property,
24or within 30 days of the last day of publication of the notice,
25whichever is later, the corporate authorities shall have the
26power to demolish, repair, or enclose the building or to

 

 

SB1721 Engrossed- 39 -LRB102 14259 AWJ 19611 b

1remove any garbage, debris, or other hazardous, noxious, or
2unhealthy substances or materials.
3    The municipality may proceed to demolish, repair, or
4enclose a building or remove any garbage, debris, or other
5hazardous, noxious, or unhealthy substances or materials under
6this subsection within a 120-day period following the date of
7the mailing of the notice if the appropriate official
8determines that the demolition, repair, enclosure, or removal
9of any garbage, debris, or other hazardous, noxious, or
10unhealthy substances or materials is necessary to remedy the
11immediate and continuing hazard. If, however, before the
12municipality proceeds with any of the actions authorized by
13this subsection, any person with a legal or equitable interest
14in the property has sought a hearing under this subsection
15before a court and has served a copy of the complaint on the
16chief executive officer of the municipality, then the
17municipality shall not proceed with the demolition, repair,
18enclosure, or removal of garbage, debris, or other substances
19until the court determines that that action is necessary to
20remedy the hazard and issues an order authorizing the
21municipality to do so. If the court dismisses the action for
22want of prosecution, the municipality must send the objector a
23copy of the dismissal order and a letter stating that the
24demolition, repair, enclosure, or removal of garbage, debris,
25or other substances will proceed unless, within 30 days after
26the copy of the order and the letter are mailed, the objector

 

 

SB1721 Engrossed- 40 -LRB102 14259 AWJ 19611 b

1moves to vacate the dismissal and serves a copy of the motion
2on the chief executive officer of the municipality.
3Notwithstanding any other law to the contrary, if the objector
4does not file a motion and give the required notice, if the
5motion is denied by the court, or if the action is again
6dismissed for want of prosecution, then the dismissal is with
7prejudice and the demolition, repair, enclosure, or removal
8may proceed forthwith.
9    Following the demolition, repair, or enclosure of a
10building, or the removal of garbage, debris, or other
11hazardous, noxious, or unhealthy substances or materials under
12this subsection, the municipality may file a notice of lien
13against the real estate for the cost of the demolition,
14repair, enclosure, or removal within 180 days after the
15repair, demolition, enclosure, or removal occurred, for the
16cost and expense incurred, in the office of the recorder in the
17county in which the real estate is located or in the office of
18the registrar of titles of the county if the real estate
19affected is registered under the Registered Titles (Torrens)
20Act; this lien has priority over the interests of those
21parties named in the Notice to Remediate mailed under
22paragraph (1), but not over the interests of third party
23purchasers or encumbrancers for value who obtained their
24interests in the property before obtaining actual or
25constructive notice of the lien. The notice of lien shall
26consist of a sworn statement setting forth (i) a description

 

 

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1of the real estate, such as the address or other description of
2the property, sufficient for its identification; (ii) the
3expenses incurred by the municipality in undertaking the
4remedial actions authorized under this subsection; (iii) the
5date or dates the expenses were incurred by the municipality;
6(iv) a statement by the corporate official responsible for
7enforcing the building code that the building was open and
8vacant and constituted an immediate and continuing hazard to
9the community; (v) a statement by the corporate official that
10the required sign was posted on the building, that notice was
11sent by certified mail to the owners of record, and that notice
12was published in accordance with this subsection; and (vi) a
13statement as to when and where the notice was published. The
14lien authorized by this subsection may thereafter be released
15or enforced by the municipality as provided in subsection (a).
16    (f) The corporate authorities of each municipality may
17remove or cause the removal of, or otherwise environmentally
18remediate hazardous substances and petroleum products on, in,
19or under any abandoned and unsafe property within the
20territory of a municipality. In addition, where preliminary
21evidence indicates the presence or likely presence of a
22hazardous substance or a petroleum product or a release or a
23substantial threat of a release of a hazardous substance or a
24petroleum product on, in, or under the property, the corporate
25authorities of the municipality may inspect the property and
26test for the presence or release of hazardous substances and

 

 

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1petroleum products. In any county having adopted by referendum
2or otherwise a county health department as provided by
3Division 5-25 of the Counties Code or its predecessor, the
4county board of that county may exercise the above-described
5powers with regard to property within the territory of any
6city, village, or incorporated town having less than 50,000
7population.
8    For purposes of this subsection (f):
9        (1) "property" or "real estate" means all real
10    property, whether or not improved by a structure;
11        (2) "abandoned" means;
12            (A) the property has been tax delinquent for 2 or
13        more years;
14            (B) the property is unoccupied by persons legally
15        in possession; and
16        (3) "unsafe" means property that presents an actual or
17    imminent threat to public health and safety caused by the
18    release of hazardous substances; and
19        (4) "hazardous substances" means the same as in
20    Section 3.215 of the Environmental Protection Act.
21    The corporate authorities shall apply to the circuit court
22of the county in which the property is located (i) for an order
23allowing the municipality to enter the property and inspect
24and test substances on, in, or under the property; or (ii) for
25an order authorizing the corporate authorities to take action
26with respect to remediation of the property if conditions on

 

 

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1the property, based on the inspection and testing authorized
2in paragraph (i), indicate the presence of hazardous
3substances or petroleum products. Remediation shall be deemed
4complete for purposes of paragraph (ii) above when the
5property satisfies Tier I, II, or III remediation objectives
6for the property's most recent usage, as established by the
7Environmental Protection Act, and the rules and regulations
8promulgated thereunder. Where, upon diligent search, the
9identity or whereabouts of the owner or owners of the
10property, including the lien holders of record, is not
11ascertainable, notice mailed to the person or persons in whose
12name the real estate was last assessed is sufficient notice
13under this Section.
14    The court shall grant an order authorizing testing under
15paragraph (i) above upon a showing of preliminary evidence
16indicating the presence or likely presence of a hazardous
17substance or a petroleum product or a release of or a
18substantial threat of a release of a hazardous substance or a
19petroleum product on, in, or under abandoned property. The
20preliminary evidence may include, but is not limited to,
21evidence of prior use, visual site inspection, or records of
22prior environmental investigations. The testing authorized by
23paragraph (i) above shall include any type of investigation
24which is necessary for an environmental professional to
25determine the environmental condition of the property,
26including but not limited to performance of soil borings and

 

 

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1groundwater monitoring. The court shall grant a remediation
2order under paragraph (ii) above where testing of the property
3indicates that it fails to meet the applicable remediation
4objectives. The hearing upon the application to the circuit
5court shall be expedited by the court and shall be given
6precedence over all other suits.
7    The cost of the inspection, testing, or remediation
8incurred by the municipality or by a lien holder of record,
9including court costs, attorney's fees, and other costs
10related to the enforcement of this Section, is a lien on the
11real estate; except that in any instances where a municipality
12incurs costs of inspection and testing but finds no hazardous
13substances or petroleum products on the property that present
14an actual or imminent threat to public health and safety, such
15costs are not recoverable from the owners nor are such costs a
16lien on the real estate. The lien is superior to all prior
17existing liens and encumbrances, except taxes and any lien
18obtained under subsection (a) or (e), if, within 180 days
19after the completion of the inspection, testing, or
20remediation, the municipality or the lien holder of record who
21incurred the cost and expense shall file a notice of lien for
22the cost and expense incurred in the office of the recorder in
23the county in which the real estate is located or in the office
24of the registrar of titles of the county if the real estate
25affected is registered under the Registered Titles (Torrens)
26Act.

 

 

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1    The notice must consist of a sworn statement setting out
2(i) a description of the real estate sufficient for its
3identification, (ii) the amount of money representing the cost
4and expense incurred, and (iii) the date or dates when the cost
5and expense was incurred by the municipality or the lien
6holder of record. Upon payment of the lien amount by the owner
7of or persons interested in the property after the notice of
8lien has been filed, a release of lien shall be issued by the
9municipality, the person in whose name the lien has been
10filed, or the assignee of the lien, and the release may be
11filed of record as in the case of filing notice of lien.
12    The lien may be enforced under subsection (c) or by
13foreclosure proceedings as in the case of mortgage
14foreclosures under Article XV of the Code of Civil Procedure
15or mechanics' lien foreclosures; provided that where the lien
16is enforced by foreclosure under subsection (c) or under
17either statute, the municipality may not proceed against the
18other assets of the owner or owners of the real estate for any
19costs that otherwise would be recoverable under this Section
20but that remain unsatisfied after foreclosure except where
21such additional recovery is authorized by separate
22environmental laws. An action to foreclose this lien may be
23commenced at any time after the date of filing of the notice of
24lien. The costs of foreclosure incurred by the municipality,
25including court costs, reasonable attorney's fees, advances to
26preserve the property, and other costs related to the

 

 

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1enforcement of this subsection, plus statutory interest, are a
2lien on the real estate.
3    All liens arising under this subsection (f) shall be
4assignable. The assignee of the lien shall have the same power
5to enforce the lien as the assigning party, except that the
6lien may not be enforced under subsection (c).
7    (g) In any case where a municipality has obtained a lien
8under subsection (a), the municipality may also bring an
9action for a money judgment against the owner or owners of the
10real estate in the amount of the lien in the same manner as
11provided for bringing causes of action in Article II of the
12Code of Civil Procedure and, upon obtaining a judgment, file a
13judgment lien against all of the real estate of the owner or
14owners and enforce that lien as provided for in Article XII of
15the Code of Civil Procedure.
16(Source: P.A. 95-331, eff. 8-21-07; 95-931, eff. 1-1-09.)