SB3633 EngrossedLRB102 22600 AWJ 31743 b

1    AN ACT concerning local government.
 
2    Be it enacted by the People of the State of Illinois,
3represented in the General Assembly:
 
4    Section 5. The Freedom of Information Act is amended by
5adding Section 2.25 as follows:
 
6    (5 ILCS 140/2.25 new)
7    Sec. 2.25. Demolition, repair, enclosure, or remediation
8records. Demolition, repair, enclosure, or remediation records
9submitted to a county under Section 5-1121 of the Counties
10Code or a municipality under Section 11-31-1 of the Illinois
11Municipal Code are public records subject to inspection and
12copying in accordance with the provisions of this Act; except
13that contractors' employees' addresses, telephone numbers, and
14social security numbers must be redacted by the public body
15prior to disclosure.
 
16    Section 10. The Counties Code is amended by changing
17Section 5-1121 as follows:
 
18    (55 ILCS 5/5-1121)
19    Sec. 5-1121. Demolition, repair, or enclosure.
20    (a) The county board of each county may demolish, repair,
21or 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    All persons having an interest of record in the property,
15including tax purchasers and beneficial owners of any Illinois
16land trust having title to the property, shall be named as
17defendants in the petition and shall be served with process.
18In addition, service shall be had under Section 2-206 of the
19Code of Civil Procedure as in other cases affecting property,
20including publication in a newspaper that is in circulation in
21the county in which the action is pending. At least 30 days
22prior to any declaration of abandonment, the county or its
23agent shall post a notice not less than 1 foot by 1 foot in
24size on the front of the subject building or property. The
25notice shall be dated as of the date of the posting and state
26that the county is seeking a declaration of abandonment for

 

 

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

 

 

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

 

 

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

 

 

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

 

 

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

 

 

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1and continuing hazard. If, however, before the county proceeds
2with any of the actions authorized by this subsection, any
3person has sought a hearing under this subsection before a
4court and has served a copy of the complaint on the chief
5executive officer of the county, then the county shall not
6proceed with the demolition, repair, enclosure, or removal of
7garbage, debris, or other substances until the court
8determines that that action is necessary to remedy the hazard
9and issues an order authorizing the county to do so.
10    The county must maintain documentation submitted from a
11contractor on the disposal of any demolition debris, clean or
12general, or uncontaminated soil generated during the
13demolition, repair, or enclosure of a building for a period of
143 years identifying the hauler, generator, place of origin of
15the debris or soil, the weight or volume of the debris or soil,
16and the location, owner, and operator of the facility where
17the debris or soil was transferred, disposed, recycled, or
18treated. The documentation required by this paragraph does not
19apply to a permitted pollution control facility that transfers
20or accepts construction or demolition debris, clean or
21general, or uncontaminated soil for final disposal, recycling,
22or treatment.
23    Following the demolition, repair, or enclosure of a
24building, or the removal of garbage, debris, or other
25hazardous, noxious, or unhealthy substances or materials under
26this subsection, the county may file a notice of lien against

 

 

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1the real estate for the cost of the demolition, repair,
2enclosure, or removal within 180 days after the repair,
3demolition, enclosure, or removal occurred, for the cost and
4expense incurred, in the office of the recorder in the county
5in which the real estate is located or in the office of the
6registrar of titles of the county if the real estate affected
7is registered under the Registered Titles (Torrens) Act. The
8notice of lien shall consist of a sworn statement setting
9forth (i) a description of the real estate, such as the address
10or other description of the property, sufficient for its
11identification; (ii) the expenses incurred by the county in
12undertaking the remedial actions authorized under this
13subsection; (iii) the date or dates the expenses were incurred
14by the county; (iv) a statement by the official responsible
15for enforcing the building code that the building was open and
16vacant and constituted an immediate and continuing hazard to
17the community; (v) a statement by the official that the
18required sign was posted on the building, that notice was sent
19by certified mail to the owners of record, and that notice was
20published in accordance with this subsection; and (vi) a
21statement as to when and where the notice was published. The
22lien authorized by this subsection may thereafter be released
23or enforced by the county as provided in subsection (a).
24    (e) In any case where a county has obtained a lien under
25subsection (a), the county may also bring an action for a money
26judgment against the owner or owners of the real estate in the

 

 

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1amount of the lien in the same manner as provided for bringing
2causes of action in Article II of the Code of Civil Procedure
3and, upon obtaining a judgment, file a judgment lien against
4all of the real estate of the owner or owners and enforce that
5lien as provided for in Article XII of the Code of Civil
6Procedure.
7    (f) In addition to any other remedy provided by law, if a
8county finds that within a residential property of 1 acre or
9less there is an accumulation or concentration of: garbage;
10organic materials in an active state of decomposition
11including, but not limited to, carcasses, food waste, or other
12spoiled or rotting materials; human or animal waste; debris;
13or other hazardous, noxious, or unhealthy substances or
14materials, which present an immediate threat to the public
15health or safety or the health and safety of the occupants of
16the property, the county may, without any administrative
17procedure to bond, petition the court for immediate injunctive
18relief to abate or cause the abatement of the condition that is
19causing the threat to health or safety, including an order
20causing the removal of any unhealthy or unsafe accumulations
21or concentrations of the material or items listed in this
22subsection from the structure or property. The county shall
23file with the circuit court in which the property is located a
24petition for an order authorizing the abatement of the
25condition that is causing the threat to health or safety. A
26hearing on the petition shall be set within 5 days, not

 

 

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1including weekends or holidays, from the date of filing. To
2provide notice of such hearing, the county shall make every
3effort to serve the property's owners of record with the
4petition and summons and, if such service cannot be had, shall
5provide an affidavit to the court at the hearing showing the
6service could not be had and the efforts taken to locate and
7serve the owners of record. The county shall also post a sign
8at the property notifying all persons of the court proceeding.
9Following the abatement actions, the county may file a notice
10of lien for the cost and expense of actions taken under this
11subsection as provided in subsection (a).
12(Source: P.A. 101-200, eff. 1-1-20; 102-363, eff. 1-1-22.)
 
13    Section 15. The Illinois Municipal Code is amended by
14changing Section 11-31-1 as follows:
 
15    (65 ILCS 5/11-31-1)  (from Ch. 24, par. 11-31-1)
16    Sec. 11-31-1. Demolition, repair, enclosure, or
17remediation.
18    (a) The corporate authorities of each municipality may
19demolish, repair, or enclose or cause the demolition, repair,
20or enclosure of dangerous and unsafe buildings or uncompleted
21and abandoned buildings within the territory of the
22municipality and may remove or cause the removal of garbage,
23debris, and other hazardous, noxious, or unhealthy substances
24or materials from those buildings. In any county having

 

 

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1adopted by referendum or otherwise a county health department
2as provided by Division 5-25 of the Counties Code or its
3predecessor, the county board of that county may exercise
4those powers with regard to dangerous and unsafe buildings or
5uncompleted and abandoned buildings within the territory of
6any city, village, or incorporated town having less than
750,000 population.
8    The corporate authorities shall apply to the circuit court
9of the county in which the building is located (i) for an order
10authorizing action to be taken with respect to a building if
11the owner or owners of the building, including the lien
12holders of record, after at least 15 days' written notice by
13mail so to do, have failed to put the building in a safe
14condition or to demolish it or (ii) for an order requiring the
15owner or owners of record to demolish, repair, or enclose the
16building or to remove garbage, debris, and other hazardous,
17noxious, or unhealthy substances or materials from the
18building. It is not a defense to the cause of action that the
19building is boarded up or otherwise enclosed, although the
20court may order the defendant to have the building boarded up
21or otherwise enclosed. Where, upon diligent search, the
22identity or whereabouts of the owner or owners of the
23building, including the lien holders of record, is not
24ascertainable, notice mailed to the person or persons in whose
25name the real estate was last assessed is sufficient notice
26under this Section.

 

 

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1    The hearing upon the application to the circuit court
2shall be expedited by the court and shall be given precedence
3over all other suits. Any person entitled to bring an action
4under subsection (b) shall have the right to intervene in an
5action brought under this Section.
6    The cost of the demolition, repair, enclosure, or removal
7incurred by the municipality, by an intervenor, or by a lien
8holder of record, including court costs, attorney's fees, and
9other costs related to the enforcement of this Section, is
10recoverable from the owner or owners of the real estate or the
11previous owner or both if the property was transferred during
12the 15 day notice period and is a lien on the real estate; the
13lien is superior to all prior existing liens and encumbrances,
14except taxes, if, within 180 days after the repair,
15demolition, enclosure, or removal, the municipality, the lien
16holder of record, or the intervenor who incurred the cost and
17expense shall file a notice of lien for the cost and expense
18incurred in the office of the recorder in the county in which
19the real estate is located or in the office of the registrar of
20titles of the county if the real estate affected is registered
21under the Registered Titles (Torrens) Act.
22    The notice must consist of a sworn statement setting out
23(1) a description of the real estate sufficient for its
24identification, (2) the amount of money representing the cost
25and expense incurred, and (3) the date or dates when the cost
26and expense was incurred by the municipality, the lien holder

 

 

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1of record, or the intervenor. Upon payment of the cost and
2expense by the owner of or persons interested in the property
3after the notice of lien has been filed, the lien shall be
4released by the municipality, the person in whose name the
5lien has been filed, or the assignee of the lien, and the
6release may be filed of record as in the case of filing notice
7of lien. Unless the lien is enforced under subsection (c), the
8lien may be enforced by foreclosure proceedings as in the case
9of mortgage foreclosures under Article XV of the Code of Civil
10Procedure or mechanics' lien foreclosures. An action to
11foreclose this lien may be commenced at any time after the date
12of filing of the notice of lien. The costs of foreclosure
13incurred by the municipality, including court costs,
14reasonable attorney's fees, advances to preserve the property,
15and other costs related to the enforcement of this subsection,
16plus statutory interest, are a lien on the real estate and are
17recoverable by the municipality from the owner or owners of
18the real estate.
19    All liens arising under this subsection (a) shall be
20assignable. The assignee of the lien shall have the same power
21to enforce the lien as the assigning party, except that the
22lien may not be enforced under subsection (c).
23    If the appropriate official of any municipality determines
24that any dangerous and unsafe building or uncompleted and
25abandoned building within its territory fulfills the
26requirements for an action by the municipality under the

 

 

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1Abandoned Housing Rehabilitation Act, the municipality may
2petition under that Act in a proceeding brought under this
3subsection.
4    (b) Any owner or tenant of real property within 1200 feet
5in any direction of any dangerous or unsafe building located
6within the territory of a municipality with a population of
7500,000 or more may file with the appropriate municipal
8authority a request that the municipality apply to the circuit
9court of the county in which the building is located for an
10order permitting the demolition, removal of garbage, debris,
11and other noxious or unhealthy substances and materials from,
12or repair or enclosure of the building in the manner
13prescribed in subsection (a) of this Section. If the
14municipality fails to institute an action in circuit court
15within 90 days after the filing of the request, the owner or
16tenant of real property within 1200 feet in any direction of
17the building may institute an action in circuit court seeking
18an order compelling the owner or owners of record to demolish,
19remove garbage, debris, and other noxious or unhealthy
20substances and materials from, repair or enclose or to cause
21to be demolished, have garbage, debris, and other noxious or
22unhealthy substances and materials removed from, repaired, or
23enclosed the building in question. A private owner or tenant
24who institutes an action under the preceding sentence shall
25not be required to pay any fee to the clerk of the circuit
26court. The cost of repair, removal, demolition, or enclosure

 

 

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1shall be borne by the owner or owners of record of the
2building. In the event the owner or owners of record fail to
3demolish, remove garbage, debris, and other noxious or
4unhealthy substances and materials from, repair, or enclose
5the building within 90 days of the date the court entered its
6order, the owner or tenant who instituted the action may
7request that the court join the municipality as a party to the
8action. The court may order the municipality to demolish,
9remove materials from, repair, or enclose the building, or
10cause that action to be taken upon the request of any owner or
11tenant who instituted the action or upon the municipality's
12request. The municipality may file, and the court may approve,
13a plan for rehabilitating the building in question. A court
14order authorizing the municipality to demolish, remove
15materials from, repair, or enclose a building, or cause that
16action to be taken, shall not preclude the court from
17adjudging the owner or owners of record of the building in
18contempt of court due to the failure to comply with the order
19to demolish, remove garbage, debris, and other noxious or
20unhealthy substances and materials from, repair, or enclose
21the building.
22    If a municipality or a person or persons other than the
23owner or owners of record pay the cost of demolition, removal
24of garbage, debris, and other noxious or unhealthy substances
25and materials, repair, or enclosure pursuant to a court order,
26the cost, including court costs, attorney's fees, and other

 

 

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1costs related to the enforcement of this subsection, is
2recoverable from the owner or owners of the real estate and is
3a lien on the real estate; the lien is superior to all prior
4existing liens and encumbrances, except taxes, if, within 180
5days after the repair, removal, demolition, or enclosure, the
6municipality or the person or persons who paid the costs of
7demolition, removal, repair, or enclosure shall file a notice
8of lien of the cost and expense incurred in the office of the
9recorder in the county in which the real estate is located or
10in the office of the registrar of the county if the real estate
11affected is registered under the Registered Titles (Torrens)
12Act. The notice shall be in a form as is provided in subsection
13(a). An owner or tenant who institutes an action in circuit
14court seeking an order to compel the owner or owners of record
15to demolish, remove materials from, repair, or enclose any
16dangerous or unsafe building, or to cause that action to be
17taken under this subsection may recover court costs and
18reasonable attorney's fees for instituting the action from the
19owner or owners of record of the building. Upon payment of the
20costs and expenses by the owner of or a person interested in
21the property after the notice of lien has been filed, the lien
22shall be released by the municipality or the person in whose
23name the lien has been filed or his or her assignee, and the
24release may be filed of record as in the case of filing a
25notice of lien. Unless the lien is enforced under subsection
26(c), the lien may be enforced by foreclosure proceedings as in

 

 

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

 

 

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1been satisfied, it shall grant the petition and retain
2jurisdiction over the matter until the foreclosure proceeding
3is completed. The costs of foreclosure incurred by the
4municipality, including court costs, reasonable attorneys'
5fees, advances to preserve the property, and other costs
6related to the enforcement of this subsection, plus statutory
7interest, are a lien on the real estate and are recoverable by
8the municipality from the owner or owners of the real estate.
9If the court denies the petition, the municipality may enforce
10the lien in a separate action as provided in subsection (a),
11(b), or (f).
12    All persons designated in Section 15-1501 of the Code of
13Civil Procedure as necessary parties in a mortgage foreclosure
14action shall be joined as parties before issuance of an order
15of foreclosure. Persons designated in Section 15-1501 of the
16Code of Civil Procedure as permissible parties may also be
17joined as parties in the action.
18    The provisions of Article XV of the Code of Civil
19Procedure applicable to mortgage foreclosures shall apply to
20the foreclosure of a lien under this subsection (c), except to
21the extent that those provisions are inconsistent with this
22subsection. For purposes of foreclosures of liens under this
23subsection, however, the redemption period described in
24subsection (b) of Section 15-1603 of the Code of Civil
25Procedure shall end 60 days after the date of entry of the
26order of foreclosure.

 

 

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

 

 

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1pursuant to this subsection and a notification that the owner
2should file an appearance in the matter if the property is not
3abandoned.
4    The municipality, however, may proceed under this
5subsection in a proceeding brought under subsection (a) or
6(b). Notice of the petition shall be served in person or by
7certified or registered mail on all persons who were served
8notice under subsection (a) or (b).
9    If the municipality proves that the conditions described
10in this subsection exist and (i) the owner of record of the
11property does not enter an appearance in the action, or, if
12title to the property is held by an Illinois land trust, if
13neither the owner of record nor the owner of the beneficial
14interest of the trust enters an appearance, or (ii) if the
15owner of record or the beneficiary of a land trust, if title to
16the property is held by an Illinois land trust, enters an
17appearance and specifically waives his or her rights under
18this subsection (d), the court shall declare the property
19abandoned. Notwithstanding any waiver, the municipality may
20move to dismiss its petition at any time. In addition, any
21waiver in a proceeding under this subsection (d) does not
22serve as a waiver for any other proceeding under law or equity.
23    If that determination is made, notice shall be sent in
24person or by certified or registered mail to all persons
25having an interest of record in the property, including tax
26purchasers and beneficial owners of any Illinois land trust

 

 

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1having title to the property, stating that title to the
2property will be transferred to the municipality unless,
3within 30 days of the notice, the owner of record or any other
4person having an interest in the property files with the court
5a request to demolish any or all dangerous or unsafe buildings
6or to put the building in safe condition, or unless the owner
7of record enters an appearance and proves that the owner does
8not intend to abandon the property.
9    If the owner of record enters an appearance in the action
10within the 30 day period, but does not at that time file with
11the court a request to demolish the dangerous or unsafe
12building or to put the property in safe condition, or
13specifically waive his or her rights under this subsection
14(d), the court shall vacate its order declaring the property
15abandoned if it determines that the owner of record does not
16intend to abandon the property. In that case, the municipality
17may amend its complaint in order to initiate proceedings under
18subsection (a), or it may request that the court order the
19owner to demolish buildings or repair the dangerous or unsafe
20conditions of the property alleged in the petition or seek the
21appointment of a receiver or other equitable relief to correct
22the conditions at the property. The powers and rights of a
23receiver appointed under this subsection (d) shall include all
24of the powers and rights of a receiver appointed under Section
2511-31-2 of this Code.
26    If a request to demolish or repair a building or property

 

 

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1is filed within the 30 day period, the court shall grant
2permission to the requesting party to demolish the building or
3repair the property within 60 days after the request is
4granted. An extension of that period for up to 60 additional
5days may be given for good cause. If more than one person with
6an interest in the property files a timely request, preference
7shall be given to the owner of record if the owner filed a
8request or, if the owner did not, the person with the lien or
9other interest of the highest priority.
10    If the requesting party (other than the owner of record)
11proves to the court that the building has been demolished or
12put in a safe condition in accordance with the local safety
13codes within the period of time granted by the court, the court
14shall issue a quitclaim judicial deed for the property to the
15requesting party, conveying only the interest of the owner of
16record, upon proof of payment to the municipality of all costs
17incurred by the municipality in connection with the action,
18including but not limited to court costs, attorney's fees,
19administrative costs, the costs, if any, associated with
20property maintenance, and receiver's certificates. The
21interest in the property so conveyed shall be subject to all
22liens and encumbrances on the property. In addition, if the
23interest is conveyed to a person holding a certificate of
24purchase for the property under the Property Tax Code, the
25conveyance shall be subject to the rights of redemption of all
26persons entitled to redeem under that Act, including the

 

 

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1original owner of record. If the requesting party is the owner
2of record and proves to the court that the building has been
3demolished or put in a safe condition in accordance with the
4local safety codes within the period of time granted by the
5court, the court shall dismiss the proceeding under this
6subsection (d).
7    If the owner of record has not entered an appearance and
8proven that the owner did not intend to abandon the property,
9and 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 in safe condition within the
12time specified by the court, the municipality may petition the
13court to issue a judicial deed for the property to the
14municipality or another governmental body designated by the
15municipality in the petition. A conveyance by judicial deed
16shall operate to extinguish all existing ownership interests
17in, liens on, and other interest in the property, including
18tax liens, and shall extinguish the rights and interests of
19any and all holders of a bona fide certificate of purchase of
20the property for delinquent taxes. Any such bona fide
21certificate of purchase holder shall be entitled to a sale in
22error as prescribed under Section 21-310 of the Property Tax
23Code.
24    (e) Each municipality may use the provisions of this
25subsection to expedite the removal of certain buildings that
26are a continuing hazard to the community in which they are

 

 

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1located.
2    If a residential or commercial building is 3 stories or
3less in height as defined by the municipality's building code,
4and the corporate official designated to be in charge of
5enforcing the municipality's building code determines that the
6building is open and vacant and an immediate and continuing
7hazard to the community in which the building is located, then
8the official shall be authorized to post a notice not less than
92 feet by 2 feet in size on the front of the building. The
10notice shall be dated as of the date of the posting and shall
11state that unless the building is demolished, repaired, or
12enclosed, and unless any garbage, debris, and other hazardous,
13noxious, or unhealthy substances or materials are removed so
14that an immediate and continuing hazard to the community no
15longer exists, then the building may be demolished, repaired,
16or enclosed, or any garbage, debris, and other hazardous,
17noxious, or unhealthy substances or materials may be removed,
18by the municipality.
19    Not later than 30 days following the posting of the
20notice, the municipality shall do all of the following:
21        (1) Cause to be sent, by certified mail, return
22    receipt requested, a Notice to Remediate to all owners of
23    record of the property, the beneficial owners of any
24    Illinois land trust having title to the property, and all
25    lienholders of record in the property, stating the intent
26    of the municipality to demolish, repair, or enclose the

 

 

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1    building or remove any garbage, debris, or other
2    hazardous, noxious, or unhealthy substances or materials
3    if that action is not taken by the owner or owners.
4        (2) Cause to be published, in a newspaper published or
5    circulated in the municipality where the building is
6    located, a notice setting forth (i) the permanent tax
7    index number and the address of the building, (ii) a
8    statement that the property is open and vacant and
9    constitutes an immediate and continuing hazard to the
10    community, and (iii) a statement that the municipality
11    intends to demolish, repair, or enclose the building or
12    remove any garbage, debris, or other hazardous, noxious,
13    or unhealthy substances or materials if the owner or
14    owners or lienholders of record fail to do so. This notice
15    shall be published for 3 consecutive days.
16        (3) Cause to be recorded the Notice to Remediate
17    mailed under paragraph (1) in the office of the recorder
18    in the county in which the real estate is located or in the
19    office of the registrar of titles of the county if the real
20    estate is registered under the Registered Title (Torrens)
21    Act.
22    Any person or persons with a current legal or equitable
23interest in the property objecting to the proposed actions of
24the corporate authorities may file his or her objection in an
25appropriate form in a court of competent jurisdiction.
26    If the building is not demolished, repaired, or enclosed,

 

 

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1or the garbage, debris, or other hazardous, noxious, or
2unhealthy substances or materials are not removed, within 30
3days of mailing the notice to the owners of record, the
4beneficial owners of any Illinois land trust having title to
5the property, and all lienholders of record in the property,
6or within 30 days of the last day of publication of the notice,
7whichever is later, the corporate authorities shall have the
8power to demolish, repair, or enclose the building or to
9remove any garbage, debris, or other hazardous, noxious, or
10unhealthy substances or materials.
11    The municipality may proceed to demolish, repair, or
12enclose a building or remove any garbage, debris, or other
13hazardous, noxious, or unhealthy substances or materials under
14this subsection within a 120-day period following the date of
15the mailing of the notice if the appropriate official
16determines that the demolition, repair, enclosure, or removal
17of any garbage, debris, or other hazardous, noxious, or
18unhealthy substances or materials is necessary to remedy the
19immediate and continuing hazard. If, however, before the
20municipality proceeds with any of the actions authorized by
21this subsection, any person with a legal or equitable interest
22in the property has sought a hearing under this subsection
23before a court and has served a copy of the complaint on the
24chief executive officer of the municipality, then the
25municipality shall not proceed with the demolition, repair,
26enclosure, or removal of garbage, debris, or other substances

 

 

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1until the court determines that that action is necessary to
2remedy the hazard and issues an order authorizing the
3municipality to do so. If the court dismisses the action for
4want of prosecution, the municipality must send the objector a
5copy of the dismissal order and a letter stating that the
6demolition, repair, enclosure, or removal of garbage, debris,
7or other substances will proceed unless, within 30 days after
8the copy of the order and the letter are mailed, the objector
9moves to vacate the dismissal and serves a copy of the motion
10on the chief executive officer of the municipality.
11Notwithstanding any other law to the contrary, if the objector
12does not file a motion and give the required notice, if the
13motion is denied by the court, or if the action is again
14dismissed for want of prosecution, then the dismissal is with
15prejudice and the demolition, repair, enclosure, or removal
16may proceed forthwith.
17    The municipality must maintain documentation submitted
18from a contractor on the disposal of any demolition debris,
19clean or general, or uncontaminated soil generated during the
20demolition, repair, or enclosure of a building for a period of
213 years identifying the hauler, generator, place of origin of
22the debris or soil, the weight or volume of the debris or soil,
23and the location, owner, and operator of the facility where
24the debris or soil was transferred, disposed, recycled, or
25treated. The documentation required by this paragraph does not
26apply to a permitted pollution control facility that transfers

 

 

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1or accepts construction or demolition debris, clean or
2general, or uncontaminated soil for final disposal, recycling,
3or treatment.
4    Following the demolition, repair, or enclosure of a
5building, or the removal of garbage, debris, or other
6hazardous, noxious, or unhealthy substances or materials under
7this subsection, the municipality may file a notice of lien
8against the real estate for the cost of the demolition,
9repair, enclosure, or removal within 180 days after the
10repair, demolition, enclosure, or removal occurred, for the
11cost and expense incurred, in the office of the recorder in the
12county in which the real estate is located or in the office of
13the registrar of titles of the county if the real estate
14affected is registered under the Registered Titles (Torrens)
15Act; this lien has priority over the interests of those
16parties named in the Notice to Remediate mailed under
17paragraph (1), but not over the interests of third party
18purchasers or encumbrancers for value who obtained their
19interests in the property before obtaining actual or
20constructive notice of the lien. The notice of lien shall
21consist of a sworn statement setting forth (i) a description
22of the real estate, such as the address or other description of
23the property, sufficient for its identification; (ii) the
24expenses incurred by the municipality in undertaking the
25remedial actions authorized under this subsection; (iii) the
26date or dates the expenses were incurred by the municipality;

 

 

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1(iv) a statement by the corporate official responsible for
2enforcing the building code that the building was open and
3vacant and constituted an immediate and continuing hazard to
4the community; (v) a statement by the corporate official that
5the required sign was posted on the building, that notice was
6sent by certified mail to the owners of record, and that notice
7was published in accordance with this subsection; and (vi) a
8statement as to when and where the notice was published. The
9lien authorized by this subsection may thereafter be released
10or enforced by the municipality as provided in subsection (a).
11    (f) The corporate authorities of each municipality may
12remove or cause the removal of, or otherwise environmentally
13remediate hazardous substances and petroleum products on, in,
14or under any abandoned and unsafe property within the
15territory of a municipality. In addition, where preliminary
16evidence indicates the presence or likely presence of a
17hazardous substance or a petroleum product or a release or a
18substantial threat of a release of a hazardous substance or a
19petroleum product on, in, or under the property, the corporate
20authorities of the municipality may inspect the property and
21test for the presence or release of hazardous substances and
22petroleum products. In any county having adopted by referendum
23or otherwise a county health department as provided by
24Division 5-25 of the Counties Code or its predecessor, the
25county board of that county may exercise the above-described
26powers with regard to property within the territory of any

 

 

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1city, village, or incorporated town having less than 50,000
2population.
3    For purposes of this subsection (f):
4        (1) "property" or "real estate" means all real
5    property, whether or not improved by a structure;
6        (2) "abandoned" means;
7            (A) the property has been tax delinquent for 2 or
8        more years;
9            (B) the property is unoccupied by persons legally
10        in possession; and
11        (3) "unsafe" means property that presents an actual or
12    imminent threat to public health and safety caused by the
13    release of hazardous substances; and
14        (4) "hazardous substances" means the same as in
15    Section 3.215 of the Environmental Protection Act.
16    The corporate authorities shall apply to the circuit court
17of the county in which the property is located (i) for an order
18allowing the municipality to enter the property and inspect
19and test substances on, in, or under the property; or (ii) for
20an order authorizing the corporate authorities to take action
21with respect to remediation of the property if conditions on
22the property, based on the inspection and testing authorized
23in paragraph (i), indicate the presence of hazardous
24substances or petroleum products. Remediation shall be deemed
25complete for purposes of paragraph (ii) above when the
26property satisfies Tier I, II, or III remediation objectives

 

 

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

 

 

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1precedence over all other suits.
2    The cost of the inspection, testing, or remediation
3incurred by the municipality or by a lien holder of record,
4including court costs, attorney's fees, and other costs
5related to the enforcement of this Section, is a lien on the
6real estate; except that in any instances where a municipality
7incurs costs of inspection and testing but finds no hazardous
8substances or petroleum products on the property that present
9an actual or imminent threat to public health and safety, such
10costs are not recoverable from the owners nor are such costs a
11lien on the real estate. The lien is superior to all prior
12existing liens and encumbrances, except taxes and any lien
13obtained under subsection (a) or (e), if, within 180 days
14after the completion of the inspection, testing, or
15remediation, the municipality or the lien holder of record who
16incurred the cost and expense shall file a notice of lien for
17the cost and expense incurred in the office of the recorder in
18the county in which the real estate is located or in the office
19of the registrar of titles of the county if the real estate
20affected is registered under the Registered Titles (Torrens)
21Act.
22    The notice must consist of a sworn statement setting out
23(i) a description of the real estate sufficient for its
24identification, (ii) the amount of money representing the cost
25and expense incurred, and (iii) the date or dates when the cost
26and expense was incurred by the municipality or the lien

 

 

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1holder of record. Upon payment of the lien amount by the owner
2of or persons interested in the property after the notice of
3lien has been filed, a release of lien shall be issued by the
4municipality, the person in whose name the lien has been
5filed, or the assignee of the lien, and the release may be
6filed of record as in the case of filing notice of lien.
7    The lien may be enforced under subsection (c) or by
8foreclosure proceedings as in the case of mortgage
9foreclosures under Article XV of the Code of Civil Procedure
10or mechanics' lien foreclosures; provided that where the lien
11is enforced by foreclosure under subsection (c) or under
12either statute, the municipality may not proceed against the
13other assets of the owner or owners of the real estate for any
14costs that otherwise would be recoverable under this Section
15but that remain unsatisfied after foreclosure except where
16such additional recovery is authorized by separate
17environmental laws. An action to foreclose this lien may be
18commenced at any time after the date of filing of the notice of
19lien. The costs of foreclosure incurred by the municipality,
20including court costs, reasonable attorney's fees, advances to
21preserve the property, and other costs related to the
22enforcement of this subsection, plus statutory interest, are a
23lien on the real estate.
24    All liens arising under this subsection (f) shall be
25assignable. The assignee of the lien shall have the same power
26to enforce the lien as the assigning party, except that the

 

 

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1lien may not be enforced under subsection (c).
2    (g) In any case where a municipality has obtained a lien
3under subsection (a), the municipality may also bring an
4action for a money judgment against the owner or owners of the
5real estate in the amount of the lien in the same manner as
6provided for bringing causes of action in Article II of the
7Code of Civil Procedure and, upon obtaining a judgment, file a
8judgment lien against all of the real estate of the owner or
9owners and enforce that lien as provided for in Article XII of
10the Code of Civil Procedure.
11(Source: P.A. 102-363, eff. 1-1-22.)
 
12    Section 99. Effective date. This Act takes effect upon
13becoming law.