Sen. David Koehler

Filed: 2/18/2022

 

 


 

 


 
10200SB3633sam002LRB102 22600 AWJ 36600 a

1
AMENDMENT TO SENATE BILL 3633

2    AMENDMENT NO. ______. Amend Senate Bill 3633, AS AMENDED,
3by replacing everything after the enacting clause with the
4following:
 
5    "Section 5. The Freedom of Information Act is amended by
6adding Section 2.25 as follows:
 
7    (5 ILCS 140/2.25 new)
8    Sec. 2.25. Demolition, repair, enclosure, or remediation
9records. Demolition, repair, enclosure, or remediation records
10submitted to a county under Section 5-1121 of the Counties
11Code or a municipality under Section 11-31-1 of the Illinois
12Municipal Code are public records subject to inspection and
13copying in accordance with the provisions of this Act; except
14that contractors' employees' addresses, telephone numbers, and
15social security numbers must be redacted by the public body
16prior to disclosure.
 

 

 

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1    Section 10. The Counties Code is amended by changing
2Section 5-1121 as follows:
 
3    (55 ILCS 5/5-1121)
4    Sec. 5-1121. Demolition, repair, or enclosure.
5    (a) The county board of each county may demolish, repair,
6or enclose or cause the demolition, repair, or enclosure of
7dangerous and unsafe buildings or uncompleted and abandoned
8buildings within the territory of the county, but outside the
9territory of any municipality, and may remove or cause the
10removal of garbage, debris, and other hazardous, noxious, or
11unhealthy substances or materials from those buildings. If a
12township within the county makes a formal request to the
13county board as provided in Section 85-50 of the Township Code
14that the county board commence specified proceedings under
15this Section with respect to property located within the
16township but outside the territory of any municipality, then,
17at the next regular county board meeting occurring at least 10
18days after the formal request is made to the county board, the
19county board shall either commence the requested proceedings
20or decline to do so (either formally or by failing to commence
21the proceedings within 60 days after the request) and shall
22notify the township board making the request of the county
23board's decision. In any county having adopted, by referendum
24or otherwise, a county health department as provided by

 

 

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1Division 5-25 of the Counties Code or its predecessor, the
2county board of any such county may upon a formal request by
3the city, village, or incorporated town demolish, repair or
4cause the demolition or repair of dangerous and unsafe
5buildings or uncompleted and abandoned buildings within the
6territory of any city, village, or incorporated town having a
7population of less than 50,000.
8    The county board shall apply to the circuit court of the
9county 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 to do so, have failed to commence proceedings to put the
14building in a safe condition or to demolish it or (ii) for an
15order requiring the owner or owners of record to demolish,
16repair, or enclose the building or to remove garbage, debris,
17and other hazardous, noxious, or unhealthy substances or
18materials from the building. It is not a defense to the cause
19of action that the building is boarded up or otherwise
20enclosed, although the court may order the defendant to have
21the building boarded up or otherwise enclosed. Where, upon
22diligent search, the identity or whereabouts of the owner or
23owners of the building, including the lien holders of record,
24is not ascertainable, notice mailed to the person or persons
25in whose name the real estate was last assessed and the posting
26of such notice upon the premises sought to be demolished or

 

 

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

 

 

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

 

 

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1    (b) In any case where a county has obtained a lien under
2subsection (a), the county may enforce the lien under this
3subsection (b) in the same proceeding in which the lien is
4authorized.
5    A county desiring to enforce a lien under this subsection
6(b) shall petition the court to retain jurisdiction for
7foreclosure proceedings under this subsection. Notice of the
8petition shall be served, by certified or registered mail, on
9all persons who were served notice under subsection (a). The
10court shall conduct a hearing on the petition not less than 15
11days after the notice is served. If the court determines that
12the requirements of this subsection (b) have been satisfied,
13it shall grant the petition and retain jurisdiction over the
14matter until the foreclosure proceeding is completed. The
15costs of foreclosure incurred by the county, including court
16costs, reasonable attorneys' fees, advances to preserve the
17property, and other costs related to the enforcement of this
18subsection, plus statutory interest, are a lien on the real
19estate and are recoverable by the county from the owner or
20owners of the real estate. If the court denies the petition,
21the county may enforce the lien in a separate action as
22provided in subsection (a).
23    All persons designated in Section 15-1501 of the Code of
24Civil Procedure as necessary parties in a mortgage foreclosure
25action shall be joined as parties before issuance of an order
26of foreclosure. Persons designated in Section 15-1501 of the

 

 

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1Code of Civil Procedure as permissible parties may also be
2joined as parties in the action.
3    The provisions of Article XV of the Code of Civil
4Procedure applicable to mortgage foreclosures shall apply to
5the foreclosure of a lien under this subsection (b), except to
6the extent that those provisions are inconsistent with this
7subsection. For purposes of foreclosures of liens under this
8subsection, however, the redemption period described in
9subsection (b) of Section 15-1603 of the Code of Civil
10Procedure shall end 60 days after the date of entry of the
11order of foreclosure.
12    (c) In addition to any other remedy provided by law, the
13county board of any county may petition the circuit court to
14have property declared abandoned under this subsection (c) if:
15        (1) the property has been tax delinquent for 2 or more
16    years or bills for water service for the property have
17    been outstanding for 2 or more years;
18        (2) the property is unoccupied by persons legally in
19    possession; and
20        (3) the property's condition impairs public health,
21    safety, or welfare for reasons specified in the petition.
22    All persons having an interest of record in the property,
23including tax purchasers and beneficial owners of any Illinois
24land trust having title to the property, shall be named as
25defendants in the petition and shall be served with process.
26In addition, service shall be had under Section 2-206 of the

 

 

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1Code of Civil Procedure as in other cases affecting property,
2including publication in a newspaper that is in circulation in
3the county in which the action is pending. At least 30 days
4prior to any declaration of abandonment, the county or its
5agent shall post a notice not less than 1 foot by 1 foot in
6size on the front of the subject building or property. The
7notice shall be dated as of the date of the posting and state
8that the county is seeking a declaration of abandonment for
9the property. The notice shall also include the case number
10for the underlying circuit court petition filed pursuant to
11this subsection and a notification that the owner should file
12an appearance in the matter if the property is not abandoned.
13    The county, however, may proceed under this subsection in
14a proceeding brought under subsection (a). Notice of the
15petition shall be served by certified or registered mail on
16all persons who were served notice under subsection (a).
17    If the county proves that the conditions described in this
18subsection exist and the owner of record of the property does
19not enter an appearance in the action, or, if title to the
20property is held by an Illinois land trust, if neither the
21owner of record nor the owner of the beneficial interest of the
22trust enters an appearance, the court shall declare the
23property abandoned.
24    If that determination is made, notice shall be sent by
25certified or registered mail to all persons having an interest
26of record in the property, including tax purchasers and

 

 

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1beneficial owners of any Illinois land trust having title to
2the property, stating that title to the property will be
3transferred to the county unless, within 30 days of the
4notice, the owner of record enters an appearance in the
5action, or unless any other person having an interest in the
6property files with the court a request to demolish any or all
7dangerous or unsafe buildings or to put the property in safe
8condition.
9    If the owner of record enters an appearance in the action
10within the 30 day period, the court shall vacate its order
11declaring the property abandoned. In that case, the county may
12amend its complaint in order to initiate proceedings under
13subsection (a).
14    If a request to demolish any or all dangerous or unsafe
15buildings or to otherwise put the property in safe condition
16is filed within the 30 day period, the court shall grant
17permission to the requesting party to demolish the building
18within 30 days or to restore the property to safe condition
19within 60 days after the request is granted. An extension of
20that period for up to 60 additional days may be given for good
21cause. If more than one person with an interest in the property
22files a timely request, preference shall be given to the
23person with the lien or other interest of the highest
24priority.
25    If the requesting party proves to the court that the
26building has been demolished or put in a safe condition within

 

 

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1the period of time granted by the court, the court shall issue
2a quitclaim judicial deed for the property to the requesting
3party, conveying only the interest of the owner of record,
4upon proof of payment to the county of all costs incurred by
5the county in connection with the action, including but not
6limited to court costs, attorney's fees, administrative costs,
7the costs, if any, associated with property maintenance, and
8receiver's certificates. The interest in the property so
9conveyed shall be subject to all liens and encumbrances on the
10property. In addition, if the interest is conveyed to a person
11holding a certificate of purchase for the property under the
12Property Tax Code, the conveyance shall be subject to the
13rights of redemption of all persons entitled to redeem under
14that Act, including the original owner of record.
15    If no person with an interest in the property files a
16timely request or if the requesting party fails to demolish
17the building or put the property in safe condition within the
18time specified by the court, the county may petition the court
19to issue a judicial deed for the property to the county or
20another governmental body designated by the county in the
21petition. A conveyance by judicial deed shall operate to
22extinguish all existing ownership interests in, liens on, and
23other interest in the property, including tax liens.
24    (d) Each county may use the provisions of this subsection
25to expedite the removal of certain buildings that are a
26continuing hazard to the community in which they are located.

 

 

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

 

 

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1        (2) Cause to be published, in a newspaper published or
2    circulated in the county where the building is located, a
3    notice setting forth (i) the permanent tax index number
4    and the address of the building, (ii) a statement that the
5    property is open and vacant and constitutes an immediate
6    and continuing hazard to the community, and (iii) a
7    statement that the county intends to demolish, repair, or
8    enclose the building or remove any garbage, debris, or
9    other hazardous, noxious, or unhealthy substances or
10    materials if the owner or owners or lienholders of record
11    fail to do so. This notice shall be published for 3
12    consecutive days.
13    A person objecting to the proposed actions of the county
14board may file his or her objection in an appropriate form in a
15court of competent jurisdiction.
16    If the building is not demolished, repaired, or enclosed,
17or the garbage, debris, or other hazardous, noxious, or
18unhealthy substances or materials are not removed, within 30
19days of mailing the notice to the owners of record, the
20beneficial owners of any Illinois land trust having title to
21the property, and all lienholders of record in the property,
22or within 30 days of the last day of publication of the notice,
23whichever is later, the county board shall have the power to
24demolish, repair, or enclose the building or to remove any
25garbage, debris, or other hazardous, noxious, or unhealthy
26substances or materials.

 

 

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1    The county may proceed to demolish, repair, or enclose a
2building or remove any garbage, debris, or other hazardous,
3noxious, or unhealthy substances or materials under this
4subsection within a 120-day period following the date of the
5mailing of the notice if the appropriate official determines
6that the demolition, repair, enclosure, or removal of any
7garbage, debris, or other hazardous, noxious, or unhealthy
8substances or materials is necessary to remedy the immediate
9and continuing hazard. If, however, before the county proceeds
10with any of the actions authorized by this subsection, any
11person has sought a hearing under this subsection before a
12court and has served a copy of the complaint on the chief
13executive officer of the county, then the county shall not
14proceed with the demolition, repair, enclosure, or removal of
15garbage, debris, or other substances until the court
16determines that that action is necessary to remedy the hazard
17and issues an order authorizing the county to do so.
18    The county must maintain documentation submitted from a
19contractor on the disposal of any demolition debris, clean or
20general, or uncontaminated soil generated during the
21demolition, repair, or enclosure of a building for a period of
223 years identifying the hauler, generator, place of origin of
23the debris or soil, the weight or volume of the debris or soil,
24and the location, owner, and operator of the facility where
25the debris or soil was transferred, disposed, recycled, or
26treated. The documentation required by this paragraph does not

 

 

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1apply to a permitted pollution control facility that transfers
2or accepts construction or demolition debris, clean or
3general, or uncontaminated soil for final disposal, recycling,
4or treatment.
5    Following the demolition, repair, or enclosure of a
6building, or the removal of garbage, debris, or other
7hazardous, noxious, or unhealthy substances or materials under
8this subsection, the county may file a notice of lien against
9the real estate for the cost of the demolition, repair,
10enclosure, or removal within 180 days after the repair,
11demolition, enclosure, or removal occurred, for the cost and
12expense incurred, in the office of the recorder in the county
13in which the real estate is located or in the office of the
14registrar of titles of the county if the real estate affected
15is registered under the Registered Titles (Torrens) Act. The
16notice of lien shall consist of a sworn statement setting
17forth (i) a description of the real estate, such as the address
18or other description of the property, sufficient for its
19identification; (ii) the expenses incurred by the county in
20undertaking the remedial actions authorized under this
21subsection; (iii) the date or dates the expenses were incurred
22by the county; (iv) a statement by the official responsible
23for enforcing the building code that the building was open and
24vacant and constituted an immediate and continuing hazard to
25the community; (v) a statement by the official that the
26required sign was posted on the building, that notice was sent

 

 

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1by certified mail to the owners of record, and that notice was
2published in accordance with this subsection; and (vi) a
3statement as to when and where the notice was published. The
4lien authorized by this subsection may thereafter be released
5or enforced by the county as provided in subsection (a).
6    (e) In any case where a county has obtained a lien under
7subsection (a), the county may also bring an action for a money
8judgment against the owner or owners of the real estate in the
9amount of the lien in the same manner as provided for bringing
10causes of action in Article II of the Code of Civil Procedure
11and, upon obtaining a judgment, file a judgment lien against
12all of the real estate of the owner or owners and enforce that
13lien as provided for in Article XII of the Code of Civil
14Procedure.
15    (f) In addition to any other remedy provided by law, if a
16county finds that within a residential property of 1 acre or
17less there is an accumulation or concentration of: garbage;
18organic materials in an active state of decomposition
19including, but not limited to, carcasses, food waste, or other
20spoiled or rotting materials; human or animal waste; debris;
21or other hazardous, noxious, or unhealthy substances or
22materials, which present an immediate threat to the public
23health or safety or the health and safety of the occupants of
24the property, the county may, without any administrative
25procedure to bond, petition the court for immediate injunctive
26relief to abate or cause the abatement of the condition that is

 

 

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1causing the threat to health or safety, including an order
2causing the removal of any unhealthy or unsafe accumulations
3or concentrations of the material or items listed in this
4subsection from the structure or property. The county shall
5file with the circuit court in which the property is located a
6petition for an order authorizing the abatement of the
7condition that is causing the threat to health or safety. A
8hearing on the petition shall be set within 5 days, not
9including weekends or holidays, from the date of filing. To
10provide notice of such hearing, the county shall make every
11effort to serve the property's owners of record with the
12petition and summons and, if such service cannot be had, shall
13provide an affidavit to the court at the hearing showing the
14service could not be had and the efforts taken to locate and
15serve the owners of record. The county shall also post a sign
16at the property notifying all persons of the court proceeding.
17Following the abatement actions, the county may file a notice
18of lien for the cost and expense of actions taken under this
19subsection as provided in subsection (a).
20(Source: P.A. 101-200, eff. 1-1-20; 102-363, eff. 1-1-22.)
 
21    Section 15. The Illinois Municipal Code is amended by
22changing Section 11-31-1 as follows:
 
23    (65 ILCS 5/11-31-1)  (from Ch. 24, par. 11-31-1)
24    Sec. 11-31-1. Demolition, repair, enclosure, or

 

 

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1remediation.
2    (a) The corporate authorities of each municipality may
3demolish, repair, or enclose or cause the demolition, repair,
4or enclosure of dangerous and unsafe buildings or uncompleted
5and abandoned buildings within the territory of the
6municipality and may remove or cause the removal of garbage,
7debris, and other hazardous, noxious, or unhealthy substances
8or materials from those buildings. In any county having
9adopted by referendum or otherwise a county health department
10as provided by Division 5-25 of the Counties Code or its
11predecessor, the county board of that county may exercise
12those powers with regard to dangerous and unsafe buildings or
13uncompleted and abandoned buildings within the territory of
14any city, village, or incorporated town having less than
1550,000 population.
16    The corporate authorities shall apply to the circuit court
17of the county in which the building is located (i) for an order
18authorizing action to be taken with respect to a building if
19the owner or owners of the building, including the lien
20holders of record, after at least 15 days' written notice by
21mail so to do, have failed to put the building in a safe
22condition or to demolish it or (ii) for an order requiring the
23owner or owners of record to demolish, repair, or enclose the
24building or to remove garbage, debris, and other hazardous,
25noxious, or unhealthy substances or materials from the
26building. It is not a defense to the cause of action that the

 

 

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1building is boarded up or otherwise enclosed, although the
2court may order the defendant to have the building boarded up
3or otherwise enclosed. Where, upon diligent search, the
4identity or whereabouts of the owner or owners of the
5building, 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 hearing upon the application to the circuit court
10shall be expedited by the court and shall be given precedence
11over all other suits. Any person entitled to bring an action
12under subsection (b) shall have the right to intervene in an
13action brought under this Section.
14    The cost of the demolition, repair, enclosure, or removal
15incurred by the municipality, by an intervenor, or by a lien
16holder of record, including court costs, attorney's fees, and
17other costs related to the enforcement of this Section, is
18recoverable from the owner or owners of the real estate or the
19previous owner or both if the property was transferred during
20the 15 day notice period and is a lien on the real estate; the
21lien is superior to all prior existing liens and encumbrances,
22except taxes, if, within 180 days after the repair,
23demolition, enclosure, or removal, the municipality, the lien
24holder of record, or the intervenor who incurred the cost and
25expense shall file a notice of lien for the cost and expense
26incurred in the office of the recorder in the county in which

 

 

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1the real estate is located or in the office of the registrar of
2titles of the county if the real estate affected is registered
3under the Registered Titles (Torrens) Act.
4    The notice must consist of a sworn statement setting out
5(1) a description of the real estate sufficient for its
6identification, (2) the amount of money representing the cost
7and expense incurred, and (3) the date or dates when the cost
8and expense was incurred by the municipality, the lien holder
9of record, or the intervenor. Upon payment of the cost and
10expense by the owner of or persons interested in the property
11after the notice of lien has been filed, the lien shall be
12released by the municipality, the person in whose name the
13lien has been filed, or the assignee of the lien, and the
14release may be filed of record as in the case of filing notice
15of lien. Unless the lien is enforced under subsection (c), the
16lien may be enforced by foreclosure proceedings as in the case
17of mortgage foreclosures under Article XV of the Code of Civil
18Procedure or mechanics' lien foreclosures. An action to
19foreclose this lien may be commenced at any time after the date
20of filing of the notice of lien. The costs of foreclosure
21incurred by the municipality, including court costs,
22reasonable attorney's 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 this subsection (a) shall be
2assignable. The assignee of the lien shall have the same power
3to enforce the lien as the assigning party, except that the
4lien may not be enforced under subsection (c).
5    If the appropriate official of any municipality determines
6that any dangerous and unsafe building or uncompleted and
7abandoned building within its territory fulfills the
8requirements for an action by the municipality under the
9Abandoned Housing Rehabilitation Act, the municipality may
10petition under that Act in a proceeding brought under this
11subsection.
12    (b) Any owner or tenant of real property within 1200 feet
13in any direction of any dangerous or unsafe building located
14within the territory of a municipality with a population of
15500,000 or more may file with the appropriate municipal
16authority a request that the municipality apply to the circuit
17court of the county in which the building is located for an
18order permitting the demolition, removal of garbage, debris,
19and other noxious or unhealthy substances and materials from,
20or repair or enclosure of the building in the manner
21prescribed in subsection (a) of this Section. If the
22municipality fails to institute an action in circuit court
23within 90 days after the filing of the request, the owner or
24tenant of real property within 1200 feet in any direction of
25the building may institute an action in circuit court seeking
26an order compelling the owner or owners of record to demolish,

 

 

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

 

 

10200SB3633sam002- 22 -LRB102 22600 AWJ 36600 a

1to demolish, remove garbage, debris, and other noxious or
2unhealthy substances and materials from, repair, or enclose
3the building.
4    If a municipality or a person or persons other than the
5owner or owners of record pay the cost of demolition, removal
6of garbage, debris, and other noxious or unhealthy substances
7and materials, repair, or enclosure pursuant to a court order,
8the cost, including court costs, attorney's fees, and other
9costs related to the enforcement of this subsection, is
10recoverable from the owner or owners of the real estate and is
11a lien on the real estate; the lien is superior to all prior
12existing liens and encumbrances, except taxes, if, within 180
13days after the repair, removal, demolition, or enclosure, the
14municipality or the person or persons who paid the costs of
15demolition, removal, repair, or enclosure shall file a notice
16of lien of the cost and expense incurred in the office of the
17recorder in the county in which the real estate is located or
18in the office of the registrar of the county if the real estate
19affected is registered under the Registered Titles (Torrens)
20Act. The notice shall be in a form as is provided in subsection
21(a). An owner or tenant who institutes an action in circuit
22court seeking an order to compel the owner or owners of record
23to demolish, remove materials from, repair, or enclose any
24dangerous or unsafe building, or to cause that action to be
25taken under this subsection may recover court costs and
26reasonable attorney's fees for instituting the action from the

 

 

10200SB3633sam002- 23 -LRB102 22600 AWJ 36600 a

1owner or owners of record of the building. Upon payment of the
2costs and expenses by the owner of or a person interested in
3the property after the notice of lien has been filed, the lien
4shall be released by the municipality or the person in whose
5name the lien has been filed or his or her assignee, and the
6release may be filed of record as in the case of filing a
7notice of lien. Unless the lien is enforced under subsection
8(c), the lien may be enforced by foreclosure proceedings as in
9the case of mortgage foreclosures under Article XV of the Code
10of Civil Procedure or mechanics' lien foreclosures. An action
11to foreclose this lien may be commenced at any time after the
12date of filing of the notice of lien. The costs of foreclosure
13incurred by the municipality, including court costs,
14reasonable attorneys' 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 the terms of this subsection (b)
20shall be assignable. The assignee of the lien shall have the
21same power to enforce the lien as the assigning party, except
22that the lien may not be enforced under subsection (c).
23    (c) In any case where a municipality has obtained a lien
24under subsection (a), (b), or (f), the municipality may
25enforce the lien under this subsection (c) in the same
26proceeding in which the lien is authorized.

 

 

10200SB3633sam002- 24 -LRB102 22600 AWJ 36600 a

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

 

 

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1Procedure applicable to mortgage foreclosures shall apply to
2the foreclosure of a lien under this subsection (c), except to
3the extent that those provisions are inconsistent with this
4subsection. For purposes of foreclosures of liens under this
5subsection, however, the redemption period described in
6subsection (b) of Section 15-1603 of the Code of Civil
7Procedure shall end 60 days after the date of entry of the
8order of foreclosure.
9    (d) In addition to any other remedy provided by law, the
10corporate authorities of any municipality may petition the
11circuit court to have property declared abandoned under this
12subsection (d) if:
13        (1) the property has been tax delinquent for 2 or more
14    years or bills for water service for the property have
15    been outstanding for 2 or more years;
16        (2) the property is unoccupied by persons legally in
17    possession; and
18        (3) the property's condition impairs public health,
19    safety, or welfare for reasons specified in the petition.
20    All persons having an interest of record in the property,
21including tax purchasers and beneficial owners of any Illinois
22land trust having title to the property, shall be named as
23defendants in the petition and shall be served with process.
24In addition, service shall be had under Section 2-206 of the
25Code of Civil Procedure as in other cases affecting property,
26including publication in a newspaper that is in circulation in

 

 

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1the county in which the action is pending. At least 30 days
2prior to any declaration of abandonment, the municipality or
3its agent shall post a notice not less than 1 foot by 1 foot in
4size on the front of the subject building or property. The
5notice shall be dated as of the date of the posting and state
6that the municipality is seeking a declaration of abandonment
7for the property. The notice shall also include the case
8number for the underlying circuit court petition filed
9pursuant to this subsection and a notification that the owner
10should file an appearance in the matter if the property is not
11abandoned.
12    The municipality, however, may proceed under this
13subsection in a proceeding brought under subsection (a) or
14(b). Notice of the petition shall be served in person or by
15certified or registered mail on all persons who were served
16notice under subsection (a) or (b).
17    If the municipality proves that the conditions described
18in this subsection exist and (i) the owner of record of the
19property does not enter an appearance in the action, or, if
20title to the property is held by an Illinois land trust, if
21neither the owner of record nor the owner of the beneficial
22interest of the trust enters an appearance, or (ii) if the
23owner of record or the beneficiary of a land trust, if title to
24the property is held by an Illinois land trust, enters an
25appearance and specifically waives his or her rights under
26this subsection (d), the court shall declare the property

 

 

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1abandoned. Notwithstanding any waiver, the municipality may
2move to dismiss its petition at any time. In addition, any
3waiver in a proceeding under this subsection (d) does not
4serve as a waiver for any other proceeding under law or equity.
5    If that determination is made, notice shall be sent in
6person or by certified or registered mail to all persons
7having an interest of record in the property, including tax
8purchasers and beneficial owners of any Illinois land trust
9having title to the property, stating that title to the
10property will be transferred to the municipality unless,
11within 30 days of the notice, the owner of record or any other
12person having an interest in the property files with the court
13a request to demolish any or all dangerous or unsafe buildings
14or to put the building in safe condition, or unless the owner
15of record enters an appearance and proves that the owner does
16not intend to abandon the property.
17    If the owner of record enters an appearance in the action
18within the 30 day period, but does not at that time file with
19the court a request to demolish the dangerous or unsafe
20building or to put the property in safe condition, or
21specifically waive his or her rights under this subsection
22(d), the court shall vacate its order declaring the property
23abandoned if it determines that the owner of record does not
24intend to abandon the property. In that case, the municipality
25may amend its complaint in order to initiate proceedings under
26subsection (a), or it may request that the court order the

 

 

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1owner to demolish buildings or repair the dangerous or unsafe
2conditions of the property alleged in the petition or seek the
3appointment of a receiver or other equitable relief to correct
4the conditions at the property. The powers and rights of a
5receiver appointed under this subsection (d) shall include all
6of the powers and rights of a receiver appointed under Section
711-31-2 of this Code.
8    If a request to demolish or repair a building or property
9is filed within the 30 day period, the court shall grant
10permission to the requesting party to demolish the building or
11repair the property within 60 days after the request is
12granted. An extension of that period for up to 60 additional
13days may be given for good cause. If more than one person with
14an interest in the property files a timely request, preference
15shall be given to the owner of record if the owner filed a
16request or, if the owner did not, the person with the lien or
17other interest of the highest priority.
18    If the requesting party (other than the owner of record)
19proves to the court that the building has been demolished or
20put in a safe condition in accordance with the local safety
21codes within the period of time granted by the court, the court
22shall issue a quitclaim judicial deed for the property to the
23requesting party, conveying only the interest of the owner of
24record, upon proof of payment to the municipality of all costs
25incurred by the municipality in connection with the action,
26including but not limited to court costs, attorney's fees,

 

 

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1administrative costs, the costs, if any, associated with
2property maintenance, and receiver's certificates. The
3interest in the property so conveyed shall be subject to all
4liens and encumbrances on the property. In addition, if the
5interest is conveyed to a person holding a certificate of
6purchase for the property under the Property Tax Code, the
7conveyance shall be subject to the rights of redemption of all
8persons entitled to redeem under that Act, including the
9original owner of record. If the requesting party is the owner
10of record and proves to the court that the building has been
11demolished or put in a safe condition in accordance with the
12local safety codes within the period of time granted by the
13court, the court shall dismiss the proceeding under this
14subsection (d).
15    If the owner of record has not entered an appearance and
16proven that the owner did not intend to abandon the property,
17and if no person with an interest in the property files a
18timely request or if the requesting party fails to demolish
19the building or put the property in safe condition within the
20time specified by the court, the municipality may petition the
21court to issue a judicial deed for the property to the
22municipality or another governmental body designated by the
23municipality in the petition. A conveyance by judicial deed
24shall operate to extinguish all existing ownership interests
25in, liens on, and other interest in the property, including
26tax liens, and shall extinguish the rights and interests of

 

 

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1any and all holders of a bona fide certificate of purchase of
2the property for delinquent taxes. Any such bona fide
3certificate of purchase holder shall be entitled to a sale in
4error as prescribed under Section 21-310 of the Property Tax
5Code.
6    (e) Each municipality may use the provisions of this
7subsection to expedite the removal of certain buildings that
8are a continuing hazard to the community in which they are
9located.
10    If a residential or commercial building is 3 stories or
11less in height as defined by the municipality's building code,
12and the corporate official designated to be in charge of
13enforcing the municipality's building code determines that the
14building is open and vacant and an immediate and continuing
15hazard to the community in which the building is located, then
16the official shall be authorized to post a notice not less than
172 feet by 2 feet in size on the front of the building. The
18notice shall be dated as of the date of the posting and shall
19state that unless the building is demolished, repaired, or
20enclosed, and unless any garbage, debris, and other hazardous,
21noxious, or unhealthy substances or materials are removed so
22that an immediate and continuing hazard to the community no
23longer exists, then the building may be demolished, repaired,
24or enclosed, or any garbage, debris, and other hazardous,
25noxious, or unhealthy substances or materials may be removed,
26by the municipality.

 

 

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1    Not later than 30 days following the posting of the
2notice, the municipality shall do all of the following:
3        (1) Cause to be sent, by certified mail, return
4    receipt requested, a Notice to Remediate to all owners of
5    record of the property, the beneficial owners of any
6    Illinois land trust having title to the property, and all
7    lienholders of record in the property, stating the intent
8    of the municipality to demolish, repair, or enclose the
9    building or remove any garbage, debris, or other
10    hazardous, noxious, or unhealthy substances or materials
11    if that action is not taken by the owner or owners.
12        (2) Cause to be published, in a newspaper published or
13    circulated in the municipality where the building is
14    located, a notice setting forth (i) the permanent tax
15    index number and the address of the building, (ii) a
16    statement that the property is open and vacant and
17    constitutes an immediate and continuing hazard to the
18    community, and (iii) a statement that the municipality
19    intends to demolish, repair, or enclose the building or
20    remove any garbage, debris, or other hazardous, noxious,
21    or unhealthy substances or materials if the owner or
22    owners or lienholders of record fail to do so. This notice
23    shall be published for 3 consecutive days.
24        (3) Cause to be recorded the Notice to Remediate
25    mailed under paragraph (1) in the office of the recorder
26    in the county in which the real estate is located or in the

 

 

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1    office of the registrar of titles of the county if the real
2    estate is registered under the Registered Title (Torrens)
3    Act.
4    Any person or persons with a current legal or equitable
5interest in the property objecting to the proposed actions of
6the corporate authorities may file his or her objection in an
7appropriate form in a court 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 corporate authorities shall have the
16power to demolish, repair, or enclose the building or to
17remove any garbage, debris, or other hazardous, noxious, or
18unhealthy substances or materials.
19    The municipality may proceed to demolish, repair, or
20enclose a building or remove any garbage, debris, or other
21hazardous, noxious, or unhealthy substances or materials under
22this subsection within a 120-day period following the date of
23the mailing of the notice if the appropriate official
24determines that the demolition, repair, enclosure, or removal
25of any garbage, debris, or other hazardous, noxious, or
26unhealthy substances or materials is necessary to remedy the

 

 

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1immediate and continuing hazard. If, however, before the
2municipality proceeds with any of the actions authorized by
3this subsection, any person with a legal or equitable interest
4in the property has sought a hearing under this subsection
5before a court and has served a copy of the complaint on the
6chief executive officer of the municipality, then the
7municipality shall not proceed with the demolition, repair,
8enclosure, or removal of garbage, debris, or other substances
9until the court determines that that action is necessary to
10remedy the hazard and issues an order authorizing the
11municipality to do so. If the court dismisses the action for
12want of prosecution, the municipality must send the objector a
13copy of the dismissal order and a letter stating that the
14demolition, repair, enclosure, or removal of garbage, debris,
15or other substances will proceed unless, within 30 days after
16the copy of the order and the letter are mailed, the objector
17moves to vacate the dismissal and serves a copy of the motion
18on the chief executive officer of the municipality.
19Notwithstanding any other law to the contrary, if the objector
20does not file a motion and give the required notice, if the
21motion is denied by the court, or if the action is again
22dismissed for want of prosecution, then the dismissal is with
23prejudice and the demolition, repair, enclosure, or removal
24may proceed forthwith.
25    The municipality must maintain documentation submitted
26from a contractor on the disposal of any demolition debris,

 

 

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1clean or general, or uncontaminated soil generated during the
2demolition, repair, or enclosure of a building for a period of
33 years identifying the hauler, generator, place of origin of
4the debris or soil, the weight or volume of the debris or soil,
5and the location, owner, and operator of the facility where
6the debris or soil was transferred, disposed, recycled, or
7treated. The documentation required by this paragraph does not
8apply to a permitted pollution control facility that transfers
9or accepts construction or demolition debris, clean or
10general, or uncontaminated soil for final disposal, recycling,
11or treatment.
12    Following the demolition, repair, or enclosure of a
13building, or the removal of garbage, debris, or other
14hazardous, noxious, or unhealthy substances or materials under
15this subsection, the municipality may file a notice of lien
16against the real estate for the cost of the demolition,
17repair, enclosure, or removal within 180 days after the
18repair, demolition, enclosure, or removal occurred, for the
19cost and expense incurred, in the office of the recorder in the
20county in which the real estate is located or in the office of
21the registrar of titles of the county if the real estate
22affected is registered under the Registered Titles (Torrens)
23Act; this lien has priority over the interests of those
24parties named in the Notice to Remediate mailed under
25paragraph (1), but not over the interests of third party
26purchasers or encumbrancers for value who obtained their

 

 

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

 

 

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

 

 

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1and test substances on, in, or under the property; or (ii) for
2an order authorizing the corporate authorities to take action
3with respect to remediation of the property if conditions on
4the property, based on the inspection and testing authorized
5in paragraph (i), indicate the presence of hazardous
6substances or petroleum products. Remediation shall be deemed
7complete for purposes of paragraph (ii) above when the
8property satisfies Tier I, II, or III remediation objectives
9for the property's most recent usage, as established by the
10Environmental Protection Act, and the rules and regulations
11promulgated thereunder. Where, upon diligent search, the
12identity or whereabouts of the owner or owners of the
13property, 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 court shall grant an order authorizing testing under
18paragraph (i) above upon a showing of preliminary evidence
19indicating the presence or likely presence of a hazardous
20substance or a petroleum product or a release of or a
21substantial threat of a release of a hazardous substance or a
22petroleum product on, in, or under abandoned property. The
23preliminary evidence may include, but is not limited to,
24evidence of prior use, visual site inspection, or records of
25prior environmental investigations. The testing authorized by
26paragraph (i) above shall include any type of investigation

 

 

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

 

 

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

 

 

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1lien. The costs of foreclosure incurred by the municipality,
2including court costs, reasonable attorney's fees, advances to
3preserve the property, and other costs related to the
4enforcement of this subsection, plus statutory interest, are a
5lien on the real estate.
6    All liens arising under this subsection (f) shall be
7assignable. The assignee of the lien shall have the same power
8to enforce the lien as the assigning party, except that the
9lien may not be enforced under subsection (c).
10    (g) In any case where a municipality has obtained a lien
11under subsection (a), the municipality may also bring an
12action for a money judgment against the owner or owners of the
13real estate in the amount of the lien in the same manner as
14provided for bringing causes of action in Article II of the
15Code of Civil Procedure and, upon obtaining a judgment, file a
16judgment lien against all of the real estate of the owner or
17owners and enforce that lien as provided for in Article XII of
18the Code of Civil Procedure.
19(Source: P.A. 102-363, eff. 1-1-22.)
 
20    Section 99. Effective date. This Act takes effect upon
21becoming law.".