Illinois 2023-2024 Regular Session

Illinois House Bill HB4971 Compare Versions

Only one version of the bill is available at this time.

Old	New	Differences
1	1	103RD GENERAL ASSEMBLY State of Illinois 2023 and 2024 HB4971 Introduced 2/7/2024, by Rep. Patrick Windhorst SYNOPSIS AS INTRODUCED: 65 ILCS 5/11-31-1 from Ch. 24, par. 11-31-1 Amends the Illinois Municipal Code. Provides that any owner or tenant of real property within 1200 feet in any direction of any dangerous or unsafe building located within the territory of any municipality (rather than within the territory of a municipality with a population of 500,000 or more) may file with the appropriate municipal authority a request that the municipality apply to the circuit court of the county in which the building is located for an order permitting the demolition, removal of garbage, debris, and other noxious or unhealthy substances and materials from, or repair or enclosure of, the building under specified provisions of the Code. LRB103 35367 AWJ 65432 b A BILL FOR 103RD GENERAL ASSEMBLY State of Illinois 2023 and 2024 HB4971 Introduced 2/7/2024, by Rep. Patrick Windhorst SYNOPSIS AS INTRODUCED: 65 ILCS 5/11-31-1 from Ch. 24, par. 11-31-1 65 ILCS 5/11-31-1 from Ch. 24, par. 11-31-1 Amends the Illinois Municipal Code. Provides that any owner or tenant of real property within 1200 feet in any direction of any dangerous or unsafe building located within the territory of any municipality (rather than within the territory of a municipality with a population of 500,000 or more) may file with the appropriate municipal authority a request that the municipality apply to the circuit court of the county in which the building is located for an order permitting the demolition, removal of garbage, debris, and other noxious or unhealthy substances and materials from, or repair or enclosure of, the building under specified provisions of the Code. LRB103 35367 AWJ 65432 b LRB103 35367 AWJ 65432 b A BILL FOR
2	2	103RD GENERAL ASSEMBLY State of Illinois 2023 and 2024 HB4971 Introduced 2/7/2024, by Rep. Patrick Windhorst SYNOPSIS AS INTRODUCED:
3	3	65 ILCS 5/11-31-1 from Ch. 24, par. 11-31-1 65 ILCS 5/11-31-1 from Ch. 24, par. 11-31-1
4	4	65 ILCS 5/11-31-1 from Ch. 24, par. 11-31-1
5	5	Amends the Illinois Municipal Code. Provides that any owner or tenant of real property within 1200 feet in any direction of any dangerous or unsafe building located within the territory of any municipality (rather than within the territory of a municipality with a population of 500,000 or more) may file with the appropriate municipal authority a request that the municipality apply to the circuit court of the county in which the building is located for an order permitting the demolition, removal of garbage, debris, and other noxious or unhealthy substances and materials from, or repair or enclosure of, the building under specified provisions of the Code.
6	6	LRB103 35367 AWJ 65432 b LRB103 35367 AWJ 65432 b
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8	8	A BILL FOR
9	9	HB4971LRB103 35367 AWJ 65432 b HB4971 LRB103 35367 AWJ 65432 b
10	10	HB4971 LRB103 35367 AWJ 65432 b
11	11	1 AN ACT concerning local government.
12	12	2 Be it enacted by the People of the State of Illinois,
13	13	3 represented in the General Assembly:
14	14	4 Section 5. The Illinois Municipal Code is amended by
15	15	5 changing Section 11-31-1 as follows:
16	16	6 (65 ILCS 5/11-31-1) (from Ch. 24, par. 11-31-1)
17	17	7 Sec. 11-31-1. Demolition, repair, enclosure, or
18	18	8 remediation.
19	19	9 (a) The corporate authorities of each municipality may
20	20	10 demolish, repair, or enclose or cause the demolition, repair,
21	21	11 or enclosure of dangerous and unsafe buildings or uncompleted
22	22	12 and abandoned buildings within the territory of the
23	23	13 municipality and may remove or cause the removal of garbage,
24	24	14 debris, and other hazardous, noxious, or unhealthy substances
25	25	15 or materials from those buildings. In any county having
26	26	16 adopted by referendum or otherwise a county health department
27	27	17 as provided by Division 5-25 of the Counties Code or its
28	28	18 predecessor, the county board of that county may exercise
29	29	19 those powers with regard to dangerous and unsafe buildings or
30	30	20 uncompleted and abandoned buildings within the territory of
31	31	21 any city, village, or incorporated town having less than
32	32	22 50,000 population.
33	33	23 The corporate authorities shall apply to the circuit court
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37	37	103RD GENERAL ASSEMBLY State of Illinois 2023 and 2024 HB4971 Introduced 2/7/2024, by Rep. Patrick Windhorst SYNOPSIS AS INTRODUCED:
38	38	65 ILCS 5/11-31-1 from Ch. 24, par. 11-31-1 65 ILCS 5/11-31-1 from Ch. 24, par. 11-31-1
39	39	65 ILCS 5/11-31-1 from Ch. 24, par. 11-31-1
40	40	Amends the Illinois Municipal Code. Provides that any owner or tenant of real property within 1200 feet in any direction of any dangerous or unsafe building located within the territory of any municipality (rather than within the territory of a municipality with a population of 500,000 or more) may file with the appropriate municipal authority a request that the municipality apply to the circuit court of the county in which the building is located for an order permitting the demolition, removal of garbage, debris, and other noxious or unhealthy substances and materials from, or repair or enclosure of, the building under specified provisions of the Code.
41	41	LRB103 35367 AWJ 65432 b LRB103 35367 AWJ 65432 b
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43	43	A BILL FOR
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68	68	1 of the county in which the building is located (i) for an order
69	69	2 authorizing action to be taken with respect to a building if
70	70	3 the owner or owners of the building, including the lien
71	71	4 holders of record, after at least 15 days' written notice by
72	72	5 mail so to do, have failed to put the building in a safe
73	73	6 condition or to demolish it or (ii) for an order requiring the
74	74	7 owner or owners of record to demolish, repair, or enclose the
75	75	8 building or to remove garbage, debris, and other hazardous,
76	76	9 noxious, or unhealthy substances or materials from the
77	77	10 building. It is not a defense to the cause of action that the
78	78	11 building is boarded up or otherwise enclosed, although the
79	79	12 court may order the defendant to have the building boarded up
80	80	13 or otherwise enclosed. Where, upon diligent search, the
81	81	14 identity or whereabouts of the owner or owners of the
82	82	15 building, including the lien holders of record, is not
83	83	16 ascertainable, notice mailed to the person or persons in whose
84	84	17 name the real estate was last assessed is sufficient notice
85	85	18 under this Section.
86	86	19 The hearing upon the application to the circuit court
87	87	20 shall be expedited by the court and shall be given precedence
88	88	21 over all other suits. Any person entitled to bring an action
89	89	22 under subsection (b) shall have the right to intervene in an
90	90	23 action brought under this Section.
91	91	24 The cost of the demolition, repair, enclosure, or removal
92	92	25 incurred by the municipality, by an intervenor, or by a lien
93	93	26 holder of record, including court costs, attorney's fees, and
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104	104	1 other costs related to the enforcement of this Section, is
105	105	2 recoverable from the owner or owners of the real estate or the
106	106	3 previous owner or both if the property was transferred during
107	107	4 the 15 day notice period and is a lien on the real estate; the
108	108	5 lien is superior to all prior existing liens and encumbrances,
109	109	6 except taxes, if, within 180 days after the repair,
110	110	7 demolition, enclosure, or removal, the municipality, the lien
111	111	8 holder of record, or the intervenor who incurred the cost and
112	112	9 expense shall file a notice of lien for the cost and expense
113	113	10 incurred in the office of the recorder in the county in which
114	114	11 the real estate is located or in the office of the registrar of
115	115	12 titles of the county if the real estate affected is registered
116	116	13 under the Registered Titles (Torrens) Act.
117	117	14 The notice must consist of a sworn statement setting out
118	118	15 (1) a description of the real estate sufficient for its
119	119	16 identification, (2) the amount of money representing the cost
120	120	17 and expense incurred, and (3) the date or dates when the cost
121	121	18 and expense was incurred by the municipality, the lien holder
122	122	19 of record, or the intervenor. Upon payment of the cost and
123	123	20 expense by the owner of or persons interested in the property
124	124	21 after the notice of lien has been filed, the lien shall be
125	125	22 released by the municipality, the person in whose name the
126	126	23 lien has been filed, or the assignee of the lien, and the
127	127	24 release may be filed of record as in the case of filing notice
128	128	25 of lien. Unless the lien is enforced under subsection (c), the
129	129	26 lien may be enforced by foreclosure proceedings as in the case
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140	140	1 of mortgage foreclosures under Article XV of the Code of Civil
141	141	2 Procedure or mechanics' lien foreclosures. An action to
142	142	3 foreclose this lien may be commenced at any time after the date
143	143	4 of filing of the notice of lien. The costs of foreclosure
144	144	5 incurred by the municipality, including court costs,
145	145	6 reasonable attorney's fees, advances to preserve the property,
146	146	7 and other costs related to the enforcement of this subsection,
147	147	8 plus statutory interest, are a lien on the real estate and are
148	148	9 recoverable by the municipality from the owner or owners of
149	149	10 the real estate.
150	150	11 All liens arising under this subsection (a) shall be
151	151	12 assignable. The assignee of the lien shall have the same power
152	152	13 to enforce the lien as the assigning party, except that the
153	153	14 lien may not be enforced under subsection (c).
154	154	15 If the appropriate official of any municipality determines
155	155	16 that any dangerous and unsafe building or uncompleted and
156	156	17 abandoned building within its territory fulfills the
157	157	18 requirements for an action by the municipality under the
158	158	19 Abandoned Housing Rehabilitation Act, the municipality may
159	159	20 petition under that Act in a proceeding brought under this
160	160	21 subsection.
161	161	22 (b) Any owner or tenant of real property within 1200 feet
162	162	23 in any direction of any dangerous or unsafe building located
163	163	24 within the territory of a municipality with a population of
164	164	25 500,000 or more may file with the appropriate municipal
165	165	26 authority a request that the municipality apply to the circuit
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176	176	1 court of the county in which the building is located for an
177	177	2 order permitting the demolition, removal of garbage, debris,
178	178	3 and other noxious or unhealthy substances and materials from,
179	179	4 or repair or enclosure of the building in the manner
180	180	5 prescribed in subsection (a) of this Section. If the
181	181	6 municipality fails to institute an action in circuit court
182	182	7 within 90 days after the filing of the request, the owner or
183	183	8 tenant of real property within 1200 feet in any direction of
184	184	9 the building may institute an action in circuit court seeking
185	185	10 an order compelling the owner or owners of record to demolish,
186	186	11 remove garbage, debris, and other noxious or unhealthy
187	187	12 substances and materials from, repair or enclose or to cause
188	188	13 to be demolished, have garbage, debris, and other noxious or
189	189	14 unhealthy substances and materials removed from, repaired, or
190	190	15 enclosed the building in question. A private owner or tenant
191	191	16 who institutes an action under the preceding sentence shall
192	192	17 not be required to pay any fee to the clerk of the circuit
193	193	18 court. The cost of repair, removal, demolition, or enclosure
194	194	19 shall be borne by the owner or owners of record of the
195	195	20 building. In the event the owner or owners of record fail to
196	196	21 demolish, remove garbage, debris, and other noxious or
197	197	22 unhealthy substances and materials from, repair, or enclose
198	198	23 the building within 90 days of the date the court entered its
199	199	24 order, the owner or tenant who instituted the action may
200	200	25 request that the court join the municipality as a party to the
201	201	26 action. The court may order the municipality to demolish,
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212	212	1 remove materials from, repair, or enclose the building, or
213	213	2 cause that action to be taken upon the request of any owner or
214	214	3 tenant who instituted the action or upon the municipality's
215	215	4 request. The municipality may file, and the court may approve,
216	216	5 a plan for rehabilitating the building in question. A court
217	217	6 order authorizing the municipality to demolish, remove
218	218	7 materials from, repair, or enclose a building, or cause that
219	219	8 action to be taken, shall not preclude the court from
220	220	9 adjudging the owner or owners of record of the building in
221	221	10 contempt of court due to the failure to comply with the order
222	222	11 to demolish, remove garbage, debris, and other noxious or
223	223	12 unhealthy substances and materials from, repair, or enclose
224	224	13 the building.
225	225	14 If a municipality or a person or persons other than the
226	226	15 owner or owners of record pay the cost of demolition, removal
227	227	16 of garbage, debris, and other noxious or unhealthy substances
228	228	17 and materials, repair, or enclosure pursuant to a court order,
229	229	18 the cost, including court costs, attorney's fees, and other
230	230	19 costs related to the enforcement of this subsection, is
231	231	20 recoverable from the owner or owners of the real estate and is
232	232	21 a lien on the real estate; the lien is superior to all prior
233	233	22 existing liens and encumbrances, except taxes, if, within 180
234	234	23 days after the repair, removal, demolition, or enclosure, the
235	235	24 municipality or the person or persons who paid the costs of
236	236	25 demolition, removal, repair, or enclosure shall file a notice
237	237	26 of lien of the cost and expense incurred in the office of the
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248	248	1 recorder in the county in which the real estate is located or
249	249	2 in the office of the registrar of the county if the real estate
250	250	3 affected is registered under the Registered Titles (Torrens)
251	251	4 Act. The notice shall be in a form as is provided in subsection
252	252	5 (a). An owner or tenant who institutes an action in circuit
253	253	6 court seeking an order to compel the owner or owners of record
254	254	7 to demolish, remove materials from, repair, or enclose any
255	255	8 dangerous or unsafe building, or to cause that action to be
256	256	9 taken under this subsection may recover court costs and
257	257	10 reasonable attorney's fees for instituting the action from the
258	258	11 owner or owners of record of the building. Upon payment of the
259	259	12 costs and expenses by the owner of or a person interested in
260	260	13 the property after the notice of lien has been filed, the lien
261	261	14 shall be released by the municipality or the person in whose
262	262	15 name the lien has been filed or his or her assignee, and the
263	263	16 release may be filed of record as in the case of filing a
264	264	17 notice of lien. Unless the lien is enforced under subsection
265	265	18 (c), the lien may be enforced by foreclosure proceedings as in
266	266	19 the case of mortgage foreclosures under Article XV of the Code
267	267	20 of Civil Procedure or mechanics' lien foreclosures. An action
268	268	21 to foreclose this lien may be commenced at any time after the
269	269	22 date of filing of the notice of lien. The costs of foreclosure
270	270	23 incurred by the municipality, including court costs,
271	271	24 reasonable attorneys' fees, advances to preserve the property,
272	272	25 and other costs related to the enforcement of this subsection,
273	273	26 plus statutory interest, are a lien on the real estate and are
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284	284	1 recoverable by the municipality from the owner or owners of
285	285	2 the real estate.
286	286	3 All liens arising under the terms of this subsection (b)
287	287	4 shall be assignable. The assignee of the lien shall have the
288	288	5 same power to enforce the lien as the assigning party, except
289	289	6 that the lien may not be enforced under subsection (c).
290	290	7 (c) In any case where a municipality has obtained a lien
291	291	8 under subsection (a), (b), or (f), the municipality may
292	292	9 enforce the lien under this subsection (c) in the same
293	293	10 proceeding in which the lien is authorized.
294	294	11 A municipality desiring to enforce a lien under this
295	295	12 subsection (c) shall petition the court to retain jurisdiction
296	296	13 for foreclosure proceedings under this subsection. Notice of
297	297	14 the petition shall be served, by certified or registered mail,
298	298	15 on all persons who were served notice under subsection (a),
299	299	16 (b), or (f). The court shall conduct a hearing on the petition
300	300	17 not less than 15 days after the notice is served. If the court
301	301	18 determines that the requirements of this subsection (c) have
302	302	19 been satisfied, it shall grant the petition and retain
303	303	20 jurisdiction over the matter until the foreclosure proceeding
304	304	21 is completed. The costs of foreclosure incurred by the
305	305	22 municipality, including court costs, reasonable attorneys'
306	306	23 fees, advances to preserve the property, and other costs
307	307	24 related to the enforcement of this subsection, plus statutory
308	308	25 interest, are a lien on the real estate and are recoverable by
309	309	26 the municipality from the owner or owners of the real estate.
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320	320	1 If the court denies the petition, the municipality may enforce
321	321	2 the lien in a separate action as provided in subsection (a),
322	322	3 (b), or (f).
323	323	4 All persons designated in Section 15-1501 of the Code of
324	324	5 Civil Procedure as necessary parties in a mortgage foreclosure
325	325	6 action shall be joined as parties before issuance of an order
326	326	7 of foreclosure. Persons designated in Section 15-1501 of the
327	327	8 Code of Civil Procedure as permissible parties may also be
328	328	9 joined as parties in the action.
329	329	10 The provisions of Article XV of the Code of Civil
330	330	11 Procedure applicable to mortgage foreclosures shall apply to
331	331	12 the foreclosure of a lien under this subsection (c), except to
332	332	13 the extent that those provisions are inconsistent with this
333	333	14 subsection. For purposes of foreclosures of liens under this
334	334	15 subsection, however, the redemption period described in
335	335	16 subsection (b) of Section 15-1603 of the Code of Civil
336	336	17 Procedure shall end 60 days after the date of entry of the
337	337	18 order of foreclosure.
338	338	19 (d) In addition to any other remedy provided by law, the
339	339	20 corporate authorities of any municipality may petition the
340	340	21 circuit court to have property declared abandoned under this
341	341	22 subsection (d) if:
342	342	23 (1) the property has been tax delinquent for 2 or more
343	343	24 years or bills for water service for the property have
344	344	25 been outstanding for 2 or more years;
345	345	26 (2) the property is unoccupied by persons legally in
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356	356	1 possession; and
357	357	2 (3) the property's condition impairs public health,
358	358	3 safety, or welfare for reasons specified in the petition.
359	359	4 All persons having an interest of record in the property,
360	360	5 including tax purchasers and beneficial owners of any Illinois
361	361	6 land trust having title to the property, shall be named as
362	362	7 defendants in the petition and shall be served with process.
363	363	8 In addition, service shall be had under Section 2-206 of the
364	364	9 Code of Civil Procedure as in other cases affecting property,
365	365	10 including publication in a newspaper that is in circulation in
366	366	11 the county in which the action is pending. At least 30 days
367	367	12 prior to any declaration of abandonment, the municipality or
368	368	13 its agent shall post a notice not less than 1 foot by 1 foot in
369	369	14 size on the front of the subject building or property. The
370	370	15 notice shall be dated as of the date of the posting and state
371	371	16 that the municipality is seeking a declaration of abandonment
372	372	17 for the property. The notice shall also include the case
373	373	18 number for the underlying circuit court petition filed
374	374	19 pursuant to this subsection and a notification that the owner
375	375	20 should file an appearance in the matter if the property is not
376	376	21 abandoned.
377	377	22 The municipality, however, may proceed under this
378	378	23 subsection in a proceeding brought under subsection (a) or
379	379	24 (b). Notice of the petition shall be served in person or by
380	380	25 certified or registered mail on all persons who were served
381	381	26 notice under subsection (a) or (b).
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392	392	1 If the municipality proves that the conditions described
393	393	2 in this subsection exist and (i) the owner of record of the
394	394	3 property does not enter an appearance in the action, or, if
395	395	4 title to the property is held by an Illinois land trust, if
396	396	5 neither the owner of record nor the owner of the beneficial
397	397	6 interest of the trust enters an appearance, or (ii) if the
398	398	7 owner of record or the beneficiary of a land trust, if title to
399	399	8 the property is held by an Illinois land trust, enters an
400	400	9 appearance and specifically waives his or her rights under
401	401	10 this subsection (d), the court shall declare the property
402	402	11 abandoned. Notwithstanding any waiver, the municipality may
403	403	12 move to dismiss its petition at any time. In addition, any
404	404	13 waiver in a proceeding under this subsection (d) does not
405	405	14 serve as a waiver for any other proceeding under law or equity.
406	406	15 If that determination is made, notice shall be sent in
407	407	16 person or by certified or registered mail to all persons
408	408	17 having an interest of record in the property, including tax
409	409	18 purchasers and beneficial owners of any Illinois land trust
410	410	19 having title to the property, stating that title to the
411	411	20 property will be transferred to the municipality unless,
412	412	21 within 30 days of the notice, the owner of record or any other
413	413	22 person having an interest in the property files with the court
414	414	23 a request to demolish any or all dangerous or unsafe buildings
415	415	24 or to put the building in safe condition, or unless the owner
416	416	25 of record enters an appearance and proves that the owner does
417	417	26 not intend to abandon the property.
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428	428	1 If the owner of record enters an appearance in the action
429	429	2 within the 30 day period, but does not at that time file with
430	430	3 the court a request to demolish the dangerous or unsafe
431	431	4 building or to put the property in safe condition, or
432	432	5 specifically waive his or her rights under this subsection
433	433	6 (d), the court shall vacate its order declaring the property
434	434	7 abandoned if it determines that the owner of record does not
435	435	8 intend to abandon the property. In that case, the municipality
436	436	9 may amend its complaint in order to initiate proceedings under
437	437	10 subsection (a), or it may request that the court order the
438	438	11 owner to demolish buildings or repair the dangerous or unsafe
439	439	12 conditions of the property alleged in the petition or seek the
440	440	13 appointment of a receiver or other equitable relief to correct
441	441	14 the conditions at the property. The powers and rights of a
442	442	15 receiver appointed under this subsection (d) shall include all
443	443	16 of the powers and rights of a receiver appointed under Section
444	444	17 11-31-2 of this Code.
445	445	18 If a request to demolish or repair a building or property
446	446	19 is filed within the 30 day period, the court shall grant
447	447	20 permission to the requesting party to demolish the building or
448	448	21 repair the property within 60 days after the request is
449	449	22 granted. An extension of that period for up to 60 additional
450	450	23 days may be given for good cause. If more than one person with
451	451	24 an interest in the property files a timely request, preference
452	452	25 shall be given to the owner of record if the owner filed a
453	453	26 request or, if the owner did not, the person with the lien or
454	454
455	455
456	456
457	457
458	458
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460	460
461	461
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463	463	HB4971 - 13 - LRB103 35367 AWJ 65432 b
464	464	1 other interest of the highest priority.
465	465	2 If the requesting party (other than the owner of record)
466	466	3 proves to the court that the building has been demolished or
467	467	4 put in a safe condition in accordance with the local safety
468	468	5 codes within the period of time granted by the court, the court
469	469	6 shall issue a quitclaim judicial deed for the property to the
470	470	7 requesting party, conveying only the interest of the owner of
471	471	8 record, upon proof of payment to the municipality of all costs
472	472	9 incurred by the municipality in connection with the action,
473	473	10 including but not limited to court costs, attorney's fees,
474	474	11 administrative costs, the costs, if any, associated with
475	475	12 property maintenance, and receiver's certificates. The
476	476	13 interest in the property so conveyed shall be subject to all
477	477	14 liens and encumbrances on the property. In addition, if the
478	478	15 interest is conveyed to a person holding a certificate of
479	479	16 purchase for the property under the Property Tax Code, the
480	480	17 conveyance shall be subject to the rights of redemption of all
481	481	18 persons entitled to redeem under that Act, including the
482	482	19 original owner of record. If the requesting party is the owner
483	483	20 of record and proves to the court that the building has been
484	484	21 demolished or put in a safe condition in accordance with the
485	485	22 local safety codes within the period of time granted by the
486	486	23 court, the court shall dismiss the proceeding under this
487	487	24 subsection (d).
488	488	25 If the owner of record has not entered an appearance and
489	489	26 proven that the owner did not intend to abandon the property,
490	490
491	491
492	492
493	493
494	494
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496	496
497	497
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499	499	HB4971 - 14 - LRB103 35367 AWJ 65432 b
500	500	1 and if no person with an interest in the property files a
501	501	2 timely request or if the requesting party fails to demolish
502	502	3 the building or put the property in safe condition within the
503	503	4 time specified by the court, the municipality may petition the
504	504	5 court to issue a judicial deed for the property to the
505	505	6 municipality or another governmental body designated by the
506	506	7 municipality in the petition. A conveyance by judicial deed
507	507	8 shall operate to extinguish all existing ownership interests
508	508	9 in, liens on, and other interest in the property, including
509	509	10 tax liens, and shall extinguish the rights and interests of
510	510	11 any and all holders of a bona fide certificate of purchase of
511	511	12 the property for delinquent taxes. Any such bona fide
512	512	13 certificate of purchase holder shall be entitled to a sale in
513	513	14 error as prescribed under Section 21-310 of the Property Tax
514	514	15 Code.
515	515	16 (e) Each municipality may use the provisions of this
516	516	17 subsection to expedite the removal of certain buildings that
517	517	18 are a continuing hazard to the community in which they are
518	518	19 located.
519	519	20 If a residential or commercial building is 3 stories or
520	520	21 less in height as defined by the municipality's building code,
521	521	22 and the corporate official designated to be in charge of
522	522	23 enforcing the municipality's building code determines that the
523	523	24 building is open and vacant and an immediate and continuing
524	524	25 hazard to the community in which the building is located, then
525	525	26 the official shall be authorized to post a notice not less than
526	526
527	527
528	528
529	529
530	530
531	531	HB4971 - 14 - LRB103 35367 AWJ 65432 b
532	532
533	533
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535	535	HB4971 - 15 - LRB103 35367 AWJ 65432 b
536	536	1 2 feet by 2 feet in size on the front of the building. The
537	537	2 notice shall be dated as of the date of the posting and shall
538	538	3 state that unless the building is demolished, repaired, or
539	539	4 enclosed, and unless any garbage, debris, and other hazardous,
540	540	5 noxious, or unhealthy substances or materials are removed so
541	541	6 that an immediate and continuing hazard to the community no
542	542	7 longer exists, then the building may be demolished, repaired,
543	543	8 or enclosed, or any garbage, debris, and other hazardous,
544	544	9 noxious, or unhealthy substances or materials may be removed,
545	545	10 by the municipality.
546	546	11 Not later than 30 days following the posting of the
547	547	12 notice, the municipality shall do all of the following:
548	548	13 (1) Cause to be sent, by certified mail, return
549	549	14 receipt requested, a Notice to Remediate to all owners of
550	550	15 record of the property, the beneficial owners of any
551	551	16 Illinois land trust having title to the property, and all
552	552	17 lienholders of record in the property, stating the intent
553	553	18 of the municipality to demolish, repair, or enclose the
554	554	19 building or remove any garbage, debris, or other
555	555	20 hazardous, noxious, or unhealthy substances or materials
556	556	21 if that action is not taken by the owner or owners.
557	557	22 (2) Cause to be published, in a newspaper published or
558	558	23 circulated in the municipality where the building is
559	559	24 located, a notice setting forth (i) the permanent tax
560	560	25 index number and the address of the building, (ii) a
561	561	26 statement that the property is open and vacant and
562	562
563	563
564	564
565	565
566	566
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568	568
569	569
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571	571	HB4971 - 16 - LRB103 35367 AWJ 65432 b
572	572	1 constitutes an immediate and continuing hazard to the
573	573	2 community, and (iii) a statement that the municipality
574	574	3 intends to demolish, repair, or enclose the building or
575	575	4 remove any garbage, debris, or other hazardous, noxious,
576	576	5 or unhealthy substances or materials if the owner or
577	577	6 owners or lienholders of record fail to do so. This notice
578	578	7 shall be published for 3 consecutive days.
579	579	8 (3) Cause to be recorded the Notice to Remediate
580	580	9 mailed under paragraph (1) in the office of the recorder
581	581	10 in the county in which the real estate is located or in the
582	582	11 office of the registrar of titles of the county if the real
583	583	12 estate is registered under the Registered Title (Torrens)
584	584	13 Act.
585	585	14 Any person or persons with a current legal or equitable
586	586	15 interest in the property objecting to the proposed actions of
587	587	16 the corporate authorities may file his or her objection in an
588	588	17 appropriate form in a court of competent jurisdiction.
589	589	18 If the building is not demolished, repaired, or enclosed,
590	590	19 or the garbage, debris, or other hazardous, noxious, or
591	591	20 unhealthy substances or materials are not removed, within 30
592	592	21 days of mailing the notice to the owners of record, the
593	593	22 beneficial owners of any Illinois land trust having title to
594	594	23 the property, and all lienholders of record in the property,
595	595	24 or within 30 days of the last day of publication of the notice,
596	596	25 whichever is later, the corporate authorities shall have the
597	597	26 power to demolish, repair, or enclose the building or to
598	598
599	599
600	600
601	601
602	602
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604	604
605	605
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607	607	HB4971 - 17 - LRB103 35367 AWJ 65432 b
608	608	1 remove any garbage, debris, or other hazardous, noxious, or
609	609	2 unhealthy substances or materials.
610	610	3 The municipality may proceed to demolish, repair, or
611	611	4 enclose a building or remove any garbage, debris, or other
612	612	5 hazardous, noxious, or unhealthy substances or materials under
613	613	6 this subsection within a 120-day period following the date of
614	614	7 the mailing of the notice if the appropriate official
615	615	8 determines that the demolition, repair, enclosure, or removal
616	616	9 of any garbage, debris, or other hazardous, noxious, or
617	617	10 unhealthy substances or materials is necessary to remedy the
618	618	11 immediate and continuing hazard. If, however, before the
619	619	12 municipality proceeds with any of the actions authorized by
620	620	13 this subsection, any person with a legal or equitable interest
621	621	14 in the property has sought a hearing under this subsection
622	622	15 before a court and has served a copy of the complaint on the
623	623	16 chief executive officer of the municipality, then the
624	624	17 municipality shall not proceed with the demolition, repair,
625	625	18 enclosure, or removal of garbage, debris, or other substances
626	626	19 until the court determines that that action is necessary to
627	627	20 remedy the hazard and issues an order authorizing the
628	628	21 municipality to do so. If the court dismisses the action for
629	629	22 want of prosecution, the municipality must send the objector a
630	630	23 copy of the dismissal order and a letter stating that the
631	631	24 demolition, repair, enclosure, or removal of garbage, debris,
632	632	25 or other substances will proceed unless, within 30 days after
633	633	26 the copy of the order and the letter are mailed, the objector
634	634
635	635
636	636
637	637
638	638
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640	640
641	641
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643	643	HB4971 - 18 - LRB103 35367 AWJ 65432 b
644	644	1 moves to vacate the dismissal and serves a copy of the motion
645	645	2 on the chief executive officer of the municipality.
646	646	3 Notwithstanding any other law to the contrary, if the objector
647	647	4 does not file a motion and give the required notice, if the
648	648	5 motion is denied by the court, or if the action is again
649	649	6 dismissed for want of prosecution, then the dismissal is with
650	650	7 prejudice and the demolition, repair, enclosure, or removal
651	651	8 may proceed forthwith.
652	652	9 The municipality must maintain documentation submitted
653	653	10 from a contractor on the disposal of any demolition debris,
654	654	11 clean or general, or uncontaminated soil generated during the
655	655	12 demolition, repair, or enclosure of a building for a period of
656	656	13 3 years identifying the hauler, generator, place of origin of
657	657	14 the debris or soil, the weight or volume of the debris or soil,
658	658	15 and the location, owner, and operator of the facility where
659	659	16 the debris or soil was transferred, disposed, recycled, or
660	660	17 treated. The documentation required by this paragraph does not
661	661	18 apply to a permitted pollution control facility that transfers
662	662	19 or accepts construction or demolition debris, clean or
663	663	20 general, or uncontaminated soil for final disposal, recycling,
664	664	21 or treatment.
665	665	22 Following the demolition, repair, or enclosure of a
666	666	23 building, or the removal of garbage, debris, or other
667	667	24 hazardous, noxious, or unhealthy substances or materials under
668	668	25 this subsection, the municipality may file a notice of lien
669	669	26 against the real estate for the cost of the demolition,
670	670
671	671
672	672
673	673
674	674
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676	676
677	677
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679	679	HB4971 - 19 - LRB103 35367 AWJ 65432 b
680	680	1 repair, enclosure, or removal within 180 days after the
681	681	2 repair, demolition, enclosure, or removal occurred, for the
682	682	3 cost and expense incurred, in the office of the recorder in the
683	683	4 county in which the real estate is located or in the office of
684	684	5 the registrar of titles of the county if the real estate
685	685	6 affected is registered under the Registered Titles (Torrens)
686	686	7 Act; this lien has priority over the interests of those
687	687	8 parties named in the Notice to Remediate mailed under
688	688	9 paragraph (1), but not over the interests of third party
689	689	10 purchasers or encumbrancers for value who obtained their
690	690	11 interests in the property before obtaining actual or
691	691	12 constructive notice of the lien. The notice of lien shall
692	692	13 consist of a sworn statement setting forth (i) a description
693	693	14 of the real estate, such as the address or other description of
694	694	15 the property, sufficient for its identification; (ii) the
695	695	16 expenses incurred by the municipality in undertaking the
696	696	17 remedial actions authorized under this subsection; (iii) the
697	697	18 date or dates the expenses were incurred by the municipality;
698	698	19 (iv) a statement by the corporate official responsible for
699	699	20 enforcing the building code that the building was open and
700	700	21 vacant and constituted an immediate and continuing hazard to
701	701	22 the community; (v) a statement by the corporate official that
702	702	23 the required sign was posted on the building, that notice was
703	703	24 sent by certified mail to the owners of record, and that notice
704	704	25 was published in accordance with this subsection; and (vi) a
705	705	26 statement as to when and where the notice was published. The
706	706
707	707
708	708
709	709
710	710
711	711	HB4971 - 19 - LRB103 35367 AWJ 65432 b
712	712
713	713
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715	715	HB4971 - 20 - LRB103 35367 AWJ 65432 b
716	716	1 lien authorized by this subsection may thereafter be released
717	717	2 or enforced by the municipality as provided in subsection (a).
718	718	3 (f) The corporate authorities of each municipality may
719	719	4 remove or cause the removal of, or otherwise environmentally
720	720	5 remediate hazardous substances and petroleum products on, in,
721	721	6 or under any abandoned and unsafe property within the
722	722	7 territory of a municipality. In addition, where preliminary
723	723	8 evidence indicates the presence or likely presence of a
724	724	9 hazardous substance or a petroleum product or a release or a
725	725	10 substantial threat of a release of a hazardous substance or a
726	726	11 petroleum product on, in, or under the property, the corporate
727	727	12 authorities of the municipality may inspect the property and
728	728	13 test for the presence or release of hazardous substances and
729	729	14 petroleum products. In any county having adopted by referendum
730	730	15 or otherwise a county health department as provided by
731	731	16 Division 5-25 of the Counties Code or its predecessor, the
732	732	17 county board of that county may exercise the above-described
733	733	18 powers with regard to property within the territory of any
734	734	19 city, village, or incorporated town having less than 50,000
735	735	20 population.
736	736	21 For purposes of this subsection (f):
737	737	22 (1) "property" or "real estate" means all real
738	738	23 property, whether or not improved by a structure;
739	739	24 (2) "abandoned" means;
740	740	25 (A) the property has been tax delinquent for 2 or
741	741	26 more years;
742	742
743	743
744	744
745	745
746	746
747	747	HB4971 - 20 - LRB103 35367 AWJ 65432 b
748	748
749	749
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751	751	HB4971 - 21 - LRB103 35367 AWJ 65432 b
752	752	1 (B) the property is unoccupied by persons legally
753	753	2 in possession; and
754	754	3 (3) "unsafe" means property that presents an actual or
755	755	4 imminent threat to public health and safety caused by the
756	756	5 release of hazardous substances; and
757	757	6 (4) "hazardous substances" means the same as in
758	758	7 Section 3.215 of the Environmental Protection Act.
759	759	8 The corporate authorities shall apply to the circuit court
760	760	9 of the county in which the property is located (i) for an order
761	761	10 allowing the municipality to enter the property and inspect
762	762	11 and test substances on, in, or under the property; or (ii) for
763	763	12 an order authorizing the corporate authorities to take action
764	764	13 with respect to remediation of the property if conditions on
765	765	14 the property, based on the inspection and testing authorized
766	766	15 in paragraph (i), indicate the presence of hazardous
767	767	16 substances or petroleum products. Remediation shall be deemed
768	768	17 complete for purposes of paragraph (ii) above when the
769	769	18 property satisfies Tier I, II, or III remediation objectives
770	770	19 for the property's most recent usage, as established by the
771	771	20 Environmental Protection Act, and the rules and regulations
772	772	21 promulgated thereunder. Where, upon diligent search, the
773	773	22 identity or whereabouts of the owner or owners of the
774	774	23 property, including the lien holders of record, is not
775	775	24 ascertainable, notice mailed to the person or persons in whose
776	776	25 name the real estate was last assessed is sufficient notice
777	777	26 under this Section.
778	778
779	779
780	780
781	781
782	782
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784	784
785	785
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787	787	HB4971 - 22 - LRB103 35367 AWJ 65432 b
788	788	1 The court shall grant an order authorizing testing under
789	789	2 paragraph (i) above upon a showing of preliminary evidence
790	790	3 indicating the presence or likely presence of a hazardous
791	791	4 substance or a petroleum product or a release of or a
792	792	5 substantial threat of a release of a hazardous substance or a
793	793	6 petroleum product on, in, or under abandoned property. The
794	794	7 preliminary evidence may include, but is not limited to,
795	795	8 evidence of prior use, visual site inspection, or records of
796	796	9 prior environmental investigations. The testing authorized by
797	797	10 paragraph (i) above shall include any type of investigation
798	798	11 which is necessary for an environmental professional to
799	799	12 determine the environmental condition of the property,
800	800	13 including but not limited to performance of soil borings and
801	801	14 groundwater monitoring. The court shall grant a remediation
802	802	15 order under paragraph (ii) above where testing of the property
803	803	16 indicates that it fails to meet the applicable remediation
804	804	17 objectives. The hearing upon the application to the circuit
805	805	18 court shall be expedited by the court and shall be given
806	806	19 precedence over all other suits.
807	807	20 The cost of the inspection, testing, or remediation
808	808	21 incurred by the municipality or by a lien holder of record,
809	809	22 including court costs, attorney's fees, and other costs
810	810	23 related to the enforcement of this Section, is a lien on the
811	811	24 real estate; except that in any instances where a municipality
812	812	25 incurs costs of inspection and testing but finds no hazardous
813	813	26 substances or petroleum products on the property that present
814	814
815	815
816	816
817	817
818	818
819	819	HB4971 - 22 - LRB103 35367 AWJ 65432 b
820	820
821	821
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823	823	HB4971 - 23 - LRB103 35367 AWJ 65432 b
824	824	1 an actual or imminent threat to public health and safety, such
825	825	2 costs are not recoverable from the owners nor are such costs a
826	826	3 lien on the real estate. The lien is superior to all prior
827	827	4 existing liens and encumbrances, except taxes and any lien
828	828	5 obtained under subsection (a) or (e), if, within 180 days
829	829	6 after the completion of the inspection, testing, or
830	830	7 remediation, the municipality or the lien holder of record who
831	831	8 incurred the cost and expense shall file a notice of lien for
832	832	9 the cost and expense incurred in the office of the recorder in
833	833	10 the county in which the real estate is located or in the office
834	834	11 of the registrar of titles of the county if the real estate
835	835	12 affected is registered under the Registered Titles (Torrens)
836	836	13 Act.
837	837	14 The notice must consist of a sworn statement setting out
838	838	15 (i) a description of the real estate sufficient for its
839	839	16 identification, (ii) the amount of money representing the cost
840	840	17 and expense incurred, and (iii) the date or dates when the cost
841	841	18 and expense was incurred by the municipality or the lien
842	842	19 holder of record. Upon payment of the lien amount by the owner
843	843	20 of or persons interested in the property after the notice of
844	844	21 lien has been filed, a release of lien shall be issued by the
845	845	22 municipality, the person in whose name the lien has been
846	846	23 filed, or the assignee of the lien, and the release may be
847	847	24 filed of record as in the case of filing notice of lien.
848	848	25 The lien may be enforced under subsection (c) or by
849	849	26 foreclosure proceedings as in the case of mortgage
850	850
851	851
852	852
853	853
854	854
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856	856
857	857
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859	859	HB4971 - 24 - LRB103 35367 AWJ 65432 b
860	860	1 foreclosures under Article XV of the Code of Civil Procedure
861	861	2 or mechanics' lien foreclosures; provided that where the lien
862	862	3 is enforced by foreclosure under subsection (c) or under
863	863	4 either statute, the municipality may not proceed against the
864	864	5 other assets of the owner or owners of the real estate for any
865	865	6 costs that otherwise would be recoverable under this Section
866	866	7 but that remain unsatisfied after foreclosure except where
867	867	8 such additional recovery is authorized by separate
868	868	9 environmental laws. An action to foreclose this lien may be
869	869	10 commenced at any time after the date of filing of the notice of
870	870	11 lien. The costs of foreclosure incurred by the municipality,
871	871	12 including court costs, reasonable attorney's fees, advances to
872	872	13 preserve the property, and other costs related to the
873	873	14 enforcement of this subsection, plus statutory interest, are a
874	874	15 lien on the real estate.
875	875	16 All liens arising under this subsection (f) shall be
876	876	17 assignable. The assignee of the lien shall have the same power
877	877	18 to enforce the lien as the assigning party, except that the
878	878	19 lien may not be enforced under subsection (c).
879	879	20 (g) In any case where a municipality has obtained a lien
880	880	21 under subsection (a), the municipality may also bring an
881	881	22 action for a money judgment against the owner or owners of the
882	882	23 real estate in the amount of the lien in the same manner as
883	883	24 provided for bringing causes of action in Article II of the
884	884	25 Code of Civil Procedure and, upon obtaining a judgment, file a
885	885	26 judgment lien against all of the real estate of the owner or
886	886
887	887
888	888
889	889
890	890
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892	892
893	893
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895	895	HB4971 - 25 - LRB103 35367 AWJ 65432 b
896	896
897	897
898	898
899	899
900	900
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