[HISTORY: Adopted by the Board of Trustees of the Village of Tilton as indicated in article histories. Amendments noted where applicable.]
[Adopted 3-17-2011 by Ord. No. 2011-03-17-E (Ch. 11.16 of the Village Code)]
A. 
It is the purpose and intent of the Village of Tilton Board of Trustees, through the adoption of this article, to establish an abandoned real estate registration program as a mechanism to protect neighborhoods from becoming blighted through the lack of adequate maintenance and security of abandoned properties.
B. 
Nothing in this article shall be interpreted to allow or encourage circumvention of the foreclosure statutes of the State of Illinois.
For the purpose of this article, certain words and phrases used in this article are defined as follows:
ABANDONED
A property that is vacant and is under a current notice of default or notice of a mortgagee's sale or a trustee's sale and is not currently being offered for sale, rent or lease by the owner subject to such actions(s) (Currently being offered for sale, rent or lease is evidenced by a sign posted on the subject property advertising the property for sale, rent or lease with contact information and current phone number and/or an active listing in an electronic database accessible to Village staff.) and/or property that has been the subject of a foreclosure sale where the title was retained by the beneficiary involved in the foreclosure and any property transferred under a deed in lieu of foreclosure, whether or not the property is being marketed for sale, rent or lease.
ACCESSIBLE
A property or structure that unauthorized persons may gain access or entry to through a compromised/breached/unsecured gate, door, fence, wall, window or other point of entry.
AGREEMENT
Any agreement or written instrument which provides that title to real property shall be transferred or conveyed from one owner to another owner after the sale, trade, transfer or exchange.
BENEFICIARY
A lender or other entity under a note secured by a mortgage or a deed of trust.
BUYER
Any person, copartnership, association, corporation or fiduciary that agrees to transfer anything of value in consideration for property described in an agreement of sale.
DAYS
Consecutive calendar days.
DEED IN LIEU OF FORECLOSURE
A recorded document that transfers property from the mortgagor to the mortgagee of a mortgage or the trustor to the holder of a deed of trust upon consent of the beneficiary of the deed of trust.
DEED OF TRUST
An instrument by which title to real estate is transferred to a third-party trustee as security for a real estate loan.
DEFAULT
The failure to fulfill a contractual obligation, monetary or conditional.
DISTRESSED
A property that is under a current notice of default and/or notice of mortgagee's sale or trustee's sale or there has been a foreclosure by the mortgagee or trustee or has been conveyed to the beneficiary/mortgagee/trustee via a deed in lieu of foreclosure.
EVIDENCE OF OCCUPANCY
Any condition visible from the exterior that on its own, or combined with other conditions present, would cause a reasonable person to believe that the property is legally occupied. Such conditions include but are not limited to secured/locked structures; active utility services; the absence of overgrown and/or dead vegetation; the absence of an accumulation of newspapers, circulars, flyers and/or mail; the absence of an accumulation of trash, junk and/or debris; the presence of window coverings such as curtains, blinds and/or shutters; the presence of furnishings and/or personal items consistent with residential habitation; statements by neighbors, passersby, delivery agents or government employees that the property is legally occupied; or actual contact with occupants.
EVIDENCE OF VACANCY
Any condition visible from the exterior that on its own or combined with other conditions present would lead a reasonable person to believe that the property is vacant. Such conditions include, but are not limited to, overgrown and/or dead vegetation; accumulation of newspapers, circulars, flyers and/or mail; past-due utility notices and/or disconnected utilities; accumulation of trash, junk and/or debris; the absence of furnishings and/or personal items consistent with residential habitation; and statements by neighbors, passersby, delivery agents or government employees that the property is vacant.
FIELD SERVICE PROVIDER
An individual, entity or department that is responsible for inspecting, securing and maintaining abandoned property.
FORECLOSURE
The process by which a property, placed as security for a real estate loan, is sold at auction to satisfy the debt if the mortgagor or trustor (borrower) defaults.
INSPECTION
A physical investigation at a property to obtain evidence of occupancy or vacancy and/or to verify compliance with this article and any other applicable code or law. Although interior inspections may be allowed under a mortgage or deed of trust, they are not required by this article.
MORTGAGE
An instrument by which an interest in real estate is transferred to a lender as security for a real estate loan.
MORTGAGEE
A person, firm or entity holding a mortgage secured by an interest in the real estate.
MORTGAGOR
A person, firm or entity that gives a mortgage to a lender/mortgagee to secure a loan.
NEIGHBORHOOD STANDARD
Those conditions that are present on a simple majority of properties within a 300-foot radius of the subject property. A property that is the subject of a neighborhood standard comparison, or any other abandoned property within the 300-foot radius, shall not be counted toward the simple majority.
NOTICE OF DEFAULT
A recorded notice that a default has occurred under a mortgage or a deed of trust and that the beneficiary intends to proceed with a foreclosure sale.
OWNER
Any person, copartnership, association, corporation or fiduciary having a legal or equitable title or any interest in any real property.
PROPERTY
Any unimproved or improved real property, or portion thereof, situated in the Village; and includes the buildings or structures located on the property, regardless of condition.
PROPERTY PRESERVATION/REAL ESTATE OWNED (REO) SECTION/DEPARTMENT
The entity, group, section, department or the designee of a beneficiary that is responsible for inspecting, securing and maintaining abandoned and REO property.
RESPONSIBLE PARTY
The beneficiary that is pursuing foreclosure of a property subject to this article secured by a mortgage, deed of trust or similar instrument or a property that has been acquired by the beneficial interest at a foreclosure sale.
SECURING
Such measures as may be directed by the Village or its designee so that the property is not accessible to unauthorized persons, including but not limited to the repairing of fences and walls, chaining/padlocking of gates, the repair or boarding of door, window and/or other openings. Boarding shall be completed to a minimum of the current HUD securing standards at the time the boarding is completed or required. Locking includes measures that require a key, keycard, tool or special knowledge to open or gain access.
SUBSTITUTION OF BENEFICIARY OF A MORTGAGE OR A DEED OF TRUST
An instrument that transfers the beneficial interest under a mortgage or deed of trust from one beneficiary to another.
TRUSTEE
The person, firm, entity or corporation holding a deed of trust secured by the property.
TRUSTOR
A borrower under a deed of trust, who deeds property to a trustee as security for the payment of a debt.
VACANT
A building/structure that is not legally occupied.
Within 10 days of the purchase and/or transfer of a loan/mortgage or loan/deed of trust secured by real property, the new beneficiary/trustee shall record with the Vermilion County Recorder's Office a substitution of beneficiary of the mortgage or deed of trust, or similar document, that lists the name of the corporation, entity and/or individual, the mailing address and contact phone number of the new beneficiary/mortgagee/trustee responsible for receiving payments associated with the loan/deed of trust.
A. 
Any responsible party/beneficiary or their designee shall perform an inspection of the property that is the security for the mortgage or deed of trust, upon default by the mortgagor or trustor, within 10 days of recording a notice of default with the Vermilion County Recorder's Office. If the property is found to be vacant or shows evidence of vacancy, it is, by this article, deemed abandoned and the responsible party/beneficiary shall, within 10 days of the inspection, register the property.
B. 
Registration may be accomplished by the following method: by completing and returning to the Village of Tilton Clerk or his/her designee a Village-provided registration form with required fee.
C. 
If the property is occupied but remains in default, it shall be inspected by the responsible party/beneficiary, or their designee, monthly until 1) the mortgagor or another party remedies the default or 2) it is deemed abandoned. The responsible party/beneficiary or their designee shall, within 10 days of that inspection, register the property as described above.
D. 
The registration shall contain the name of the beneficiary/responsible party, the direct street/office mailing address of the responsible party/beneficiary (no P.O. boxes), a direct contact name and phone number for the responsible party/beneficiary and the name, address and phone number of the property management company, field service provider, property preservation or real estate owned (REO) section/department responsible for inspecting, securing and maintaining the property.
E. 
An initial registration fee shall accompany the registration form. The registration shall be valid for as long as the registered property remains subject to this article. Any changes to the information required on the registration shall be reported to the Village Clerk or his/her designee in writing within 10 days of the change. The Village is not responsible to verify the accuracy of the information provided.
F. 
This section shall also apply to property that has been the subject of a foreclosure where the title was transferred to the beneficiary of a mortgage or a deed of trust involved in the foreclosure and any property transferred under a deed in lieu of foreclosure.
G. 
Property subject to this article shall remain under the registration requirement, security and maintenance standards of this section as long as the property remains abandoned.
H. 
It is the obligation of the responsible party/beneficiary/owner to inform the Village of pending action, such as a bankruptcy, other court or administrative action that would prohibit the responsible party/beneficiary/owner from taking any of the actions required in this article.
A. 
The exterior of the property shall be, in comparison to the neighborhood standard, kept free of weeds, dry brush, dead vegetation, trash, junk, debris, building materials, any accumulation of newspapers, circulars, flyers, notices, except those required by federal, state or local law, discarded personal items, including but not limited to furniture, clothing, large and small appliances, printed material or any other items that give the appearance that the property is abandoned.
B. 
The property shall be maintained free of graffiti, tagging or similar markings by removal or painting over with an exterior-grade paint that matches the color of the exterior of the structure.
C. 
Insofar as there is existing or previously existing landscaping, all visible front and side yards shall be maintained to the neighborhood standard at the time registration was required. If no landscaping previously existed at the property in front and visible side yards, installation is not required under this article.
(1) 
Landscaping includes, but is not limited to, grass, ground covers, bushes, shrubs, hedges or similar plantings, decorative rock or bark or artificial turf/sod designed specifically for installation on real estate.
(2) 
Landscaping does not include weeds, gravel, broken concrete, asphalt, decomposed granite, plastic sheeting, mulch (unless applied in conjunction with reseeding of turf areas), indoor-outdoor carpet or any similar material.
(3) 
Maintenance includes but is not limited to regular watering, irrigation, cutting, pruning and mowing of required landscaping and removal of all trimmings.
D. 
Pools and spas shall be kept in working order so the water remains clear and free of pollutants and debris or drained and kept dry. In either case, properties with pools and/or spas must comply with the minimum security fencing requirements of the State of Illinois.
E. 
Adherence to this section does not relieve the beneficiary/responsible party of any obligations set forth in any covenants, conditions and restrictions and/or homeowners' association rules and regulations which may apply to the property.
Property subject to this article shall be maintained in a secure manner so as not to be accessible to unauthorized persons.
A. 
"Secure manner" includes but is not limited to the closure and locking of windows, doors (walk-through, sliding and garage), gates and any other openings of such size that leave it accessible. In the case of broken windows, "securing" means the reglazing or boarding of the window. "Locking" includes measures that require a key, keycard, tool or special knowledge to open or gain access.
B. 
The responsible party/beneficiary or their designee shall perform monthly inspections to verify that the requirements of this article are being met.
C. 
If the responsible party/beneficiary does not have a property preservation or real estate owned section/department, a field service provider or property manager shall be contracted to perform the inspection to verify that the requirements of this section, and any other applicable laws, are being met.
D. 
The property shall be posted with the name and twenty-four-hour toll-free contact phone number of the beneficiary or property preservation, real estate owned section/department, field service provider or property manager. The posting shall be no less than 8 1/2 inches by 11 inches and shall contain, along with the name and twenty-four-hour toll-free contact number, the words "THIS PROPERTY MANAGED BY" and "TO REPORT PROBLEMS OR CONCERNS CALL" or similar. The posting shall be placed in a window adjacent to the entry door or attached to the exterior of the entry door. Exterior posting must be constructed of and printed with, or contained in, weather-resistant materials.
E. 
The property preservation/real estate owned section/department, field service provider, property manager or their designee shall inspect the property on a monthly basis to determine if the property is in compliance with the requirements of this article.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
The Village of Tilton or its designee shall have the authority to require the responsible party/beneficiary of any property affected by this section to implement additional maintenance and/or security measures, including but not limited to securing any/all doors, windows or other openings, installing additional security lighting, increasing on-site inspection frequency, employment of an on-site security guard or other measures as may be reasonably required to arrest the decline of the property.
Violations of this article may be enforced in any combination allowed by Village ordinances and Illinois law.
Any person found guilty of violating any provision of this article shall be fined for each offense in accordance with Chapter 55, Article I, General Penalty, of the Village Code. Each day a violation continues shall be deemed a separate offense. In addition to any fine imposed under this article, the offender shall be ordered to pay all of the costs and fees incurred by the Village in prosecuting the violation, which shall include but not be limited to the costs associated with an administrative adjudication proceeding or Circuit Court proceeding, and reasonable attorney's fees, as well as any costs or expenses incurred by the Village for mowing or other maintenance which the owner, mortgagee or trustee failed to perform in accordance with this article.
[Adopted 3-17-2011 by Ord. No. 2011-03-17-J (Ch. 11.16 of the Village Code)]
The Village Board finds that vacant buildings are unsightly, unsafe, a nuisance, create a hazard to the neighborhood and citizens and have a negative effect on the community. Further, many buildings, once vacant, remain that way for years. The purpose of this article is to protect the public health, safety and welfare by establishing a program for identifying and registering vacant buildings, to set forth the responsibility of owners of vacant buildings and to speed the rehabilitation of vacant structures.
For the purpose of this article, the following definitions shall apply unless the context clearly indicates or requires a different meaning:
EMERGENCY SITUATION
Where the condition of the building, structure or any part thereof is an imminent, immediate and substantial danger to the health or safety of anyone on the premises or the general public. Such conditions include, but are not limited to, fire hazards, falling or dilapidated buildings, structures, or any part thereof, loss of significant water, heat, ventilation, or lack of sanitary conditions.
ENFORCEMENT OFFICER
Individuals charged with enforcing the Code of Ordinances of the Village.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
OWNER
The person, persons or entity shown to be the owner or owners on the records of the Vermilion County Recorder, those identified as the owner or owners on a vacant building registration form, a mortgagee in possession, a mortgagor in possession, assignee of rents, receiver, executor, trustee, lessee or other person, firm or corporation in control of the premises. Any such person shall have joint and several obligations for compliance with the provisions of this article.
SECURED BY OTHER THAN NORMAL MEANS
A building secured by means other than those used in the design or approved plans for the building.
UNOCCUPIED
A building which lacks the habitual presence of human beings who have a legal right to be on the premises, including buildings ordered vacated by an enforcement officer of the Village, a court of competent jurisdiction or Administrative Adjudication Hearing Officer. In determining whether a building is unoccupied, the enforcement officer may consider these factors, among others: whether lawful residential or business activity has ceased; the building is substantially devoid of contents or has minimal fixtures or personal property in the building; the building lacks utility services; the building is subject to a foreclosure action; and the presence or reoccurrence of violations of Village codes.
UNSECURED
A building or portion of a building which is open to entry by unauthorized persons, without the use of tools or a ladder.
VACANT BUILDING
A building or structure which is any one or more of the following:
A. 
Unoccupied and unsecured;
B. 
Unoccupied and secured by other than normal means;
C. 
Unoccupied and an unsafe building as determined by the enforcement officer;
D. 
Unoccupied and an enforcement officer has issued an order to correct Code violations;
E. 
Illegally occupied.
A. 
The owner of a vacant building shall register with the Village Clerk no later than 30 days after any building becomes a "vacant building." The obligation to register a building as a vacant building shall be on the owner of the building. The Village may give notice to an owner requiring registration as indicated, but the obligation to register rests with the owner, whether or not the owner receives any notice. An enforcement officer may identify vacant buildings through a routine inspection process. Upon notification by residents, neighborhood associations or other community groups that a building may be eligible for inclusion on the registry, an enforcement officer shall conduct an inspection to determine whether such building is a "vacant building" and required to be registered.
B. 
A notice to register issued by an enforcement officer shall be served in person or by first class mail to the owner of record and any registered property manager, if known. If the notice is served by first class mail, the notice shall be sent to the owner's and manager's last known address, and the date of mailing shall be the date of service. The notice to register may also include information outlining programs available which may be useful to implement a rehabilitation plan.
C. 
The registration shall be submitted on forms provided by the Village Clerk and shall including the following information:
(1) 
A description of the premises, including square footage, number of stories, age of the building and most recent use of the building;
(2) 
The name, street address and telephone numbers of the owner or owners;
(3) 
The name, street address and telephone number of any registered property manager;
(4) 
The name and street address of all known lienholders of record, and all other parties with an ownership interest in the building;
(5) 
A name, street address and telephone number of a responsible person who can be reached at all times during business and nonbusiness hours.
(6) 
A vacant building plan as described in Subsection D below.
D. 
The owner shall submit a vacant building plan, which must be approved by the Village or its designee. The plan shall contain a statement as to which of the following three options for the property the owner has chosen for the property, as well as the accompanying information:
(1) 
Building to be demolished. If the building is to be demolished, the owner shall provide a demolition plan indicating the proposed time frame for completion of the demolition.
(2) 
Building to remain vacant. If the building is to continue to be vacant, the owner shall provide a plan for securing the building, along with the procedure for maintaining the building and property. The owner shall also provide a statement as to the reason(s) why the building will continue to be vacant.
(3) 
Building to be rehabilitated. If the building is to be returned to appropriate occupancy or use, the owner shall provide a plan for rehabilitating the building. The rehabilitation plan shall provide for completion of the rehabilitation within 365 days from the date of submission of the plan and will include progress benchmarks every four months. Any repairs, improvements or alterations to the property must comply with all applicable Village codes, including, but not limited to, zoning, historic preservation, property maintenance and building codes. A progress benchmark may be extended by the Village or its designee, but only for good cause shown and upon receipt of a written statement from the owner detailing the reasons for the requested extension.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
E. 
The owner shall comply with all applicable laws and codes in meeting the obligations under the plan chosen. The owner shall notify the Village of any changes in information supplied as part of the vacant building registration within 30 days of the change. If the plan or timetable for the vacant building is revised in any way, the revisions shall be in writing and must meet the approval of the Village or its designee.
F. 
The owner and any subsequent owner shall keep the building secured and safe and the building and property properly maintained, according to all applicable codes.
G. 
Failure of the owner or any subsequent owner to meet the obligations of the plan or maintain the building and property as required herein or by other Village codes shall be grounds for the Village:
(1) 
To remediate or demolish the building and utilize the surety bond to pay the costs of such remediation or demolition;
(2) 
To revoke the rehabilitation plan; or
(3) 
To pursue any and all violations and to impose the fees provided in this article and any applicable penalties provided in the Village Code against the owner.
H. 
Any new owner shall register or reregister the vacant building with the Village Clerk within 30 days of any transfer of an ownership interest in a vacant building. The new owner shall comply with the approved plan and timetable submitted by the previous owner until any proposed changes are submitted and meet the approval of the Village.
I. 
Registration fees; bond.
[Amended 1-19-2017 by Ord. No. 2017-01-19-B; at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(1) 
The owner of a vacant residential or nonresidential building shall pay a yearly registration fee as set from time to time by the Board of Trustees. Any vacant building containing both residential and nonresidential areas shall be consider nonresidential for purposes of the registration fee. The registration fee is due and payable upon registration.
(2) 
The owner of a vacant building shall be required to obtain a surety bond in an amount sufficient to secure the demolition of the building. The owner shall maintain such bond until the building is no longer vacant or is demolished. A copy of the surety bond shall be attached to the registration form.
(3) 
If a residential or nonresidential building is to remain vacant, the owner shall also pay an annual vacant building fee as set from time to time by the Board of Trustees until the building is properly demolished or rehabilitated. Each fee, whether residential or nonresidential, is due and payable together with the registration fee and on each anniversary thereafter until the building is demolished or rehabilitated.
(4) 
If the building is to be returned to appropriate occupancy or use, the rehabilitation plan shall not exceed 365 days and will include progress benchmarks every four months. A progress benchmark may be extended by the Village or its designee, but only for good cause shown and upon receipt of a written statement from the owner detailing the reasons for the requested extension. If the rehabilitation has not been completed or extended, the owner shall pay an annual vacant building fee in an amount set from time to time by the Board of Trustees until the building is properly demolished or rehabilitated. The annual vacant building fee is payable either on the anniversary of the payment of the registration fee in Subsection I(1) above or no later than 15 days after being notified by an enforcement officer that the owner has failed to meet a required benchmark, whichever is earlier, and on each anniversary thereafter until the building is demolished or rehabilitated.
(5) 
If the owner of a vacant building fails to register, pay the fees and obtain the required bond, the owner shall be subject to the penalties set forth in this Code.
(6) 
All fees shall be paid by the owner prior to any transfer of an ownership interest in any vacant building. If the fees are not paid prior to any transfer, the new owner will pay the annual fee plus an additional amount set from time to time by the Board of Trustees no later than 30 days after the transfer of ownership, and subsequent annual fees will be due on the new anniversary date.
(7) 
Any owner who fails to pay an annual vacant building fee when due shall be charged a late fee as set from time to time by the Board of Trustees per month or any part thereof for which payment is not received within 30 days from the date of the demand for payment or an invoice.
A. 
The owner of a vacant building will take such steps and perform such acts as may be required of him from time to time to ensure that the building and its adjoining yard remain safe and secure and do not present a hazard to the adjoining property or the public. Owners will be responsible for maintaining their buildings and structures so that they do not become an unoccupied hazard. In any building that is vacant or about to become vacant, there will be at least one access which meets the approval of the Village. When a building becomes vacant, the owner shall post a "No Trespassing" sign on the building or property in at least two conspicuous places.
B. 
The owner shall protect and maintain the exterior of the building according to all applicable codes, as well as the following:
(1) 
Exterior walls, including foundations, will be maintained such that water does not penetrate into basements, cellars or other interior areas. All exterior walls and foundations must be free of holes and crevices.
(2) 
Exterior doors, windows, skylights and similar openings will be maintained weathertight.
(3) 
Exterior stairs, porches, entrance platforms, fire escapes and the railings thereon shall be maintained in a safe and sound condition.
(4) 
Roofs shall be maintained in a watertight condition.
(5) 
Exterior surfaces shall be maintained in good condition. Surfaces not inherently resistant to deterioration shall be treated with a protective coating of paint or other suitable preservative.
(6) 
The covering for glass doors and windows may not consist of any substance sprayed onto the glass doors or windows. All enclosures shall be properly fitted and be of such material and surface that they are neither unsightly nor will materially detract from the general appearance of the building or the neighborhood and, when possible, secured by normal means.
(7) 
The covering for broken doors and cracked or broken windows may consist of glass, Plexiglas, plywood or similar materials finished and maintained in a manner recommended and approved by the Village or its designee. If plywood or similar material is used, the material shall be cut to fit the opening and painted the same color scheme as the building.
(8) 
Windows that are not cracked or broken may be covered with interior blinds, curtains or shades.
(9) 
The premises shall be kept free of insects and vermin, and will be treated if necessary.
(10) 
Any excavation, swimming pool or other attractive nuisance must be filled in or properly closed.
C. 
In addition to the standards prescribed above, vacant commercial and retail buildings shall comply with the following standards:
(1) 
Any and all broken or cracked windows shall be replaced with plywood, glass, Plexiglas or other similar material approved by the Village or its designee. If plywood or similar material is used, the material shall be cut to fit the opening and painted in the same color scheme as the building or with an approved mural or announcement sign. Such coverings shall be maintained in good repair and shall not be allowed to deteriorate.
(2) 
All exterior sign posts or hardware, awnings and lighting systems, if not removed, shall be maintained in a nondeteriorated and safe condition.
D. 
The owner shall protect and maintain the interior of the building according to all applicable codes, as well as the following:
(1) 
Structural members shall be maintained to resist and prevent deterioration.
(2) 
Unheated attics, spaces below flat roofs and crawl spaces shall be ventilated to minimize deterioration.
(3) 
Ceilings, walls, floors and stairways shall be maintained in a safe and sound condition.
E. 
The owner shall further maintain the premises as follows:
(1) 
Shall not permit garbage and refuse to accumulate;
(2) 
Shall not permit insects, vermin or rodents to infest the premises;
(3) 
Shall not discard, abandon or store refrigerators or similar equipment with locking mechanisms without first removing the locking devices or the hinges of the doors;
(4) 
Shall not store or otherwise allow inoperable, abandoned or junked vehicles on the premises;
(5) 
Shall maintain chimneys, smokestacks, flues, gas vents, smoke pipes and connectors structurally safe and smoketight;
(6) 
If the building is to be demolished or remain vacant, then, within 10 days of registering the building, disconnect all fuel gas, water and other utilities at the mains and drain the water pipes; or, if the building is going to be rehabilitated, heat the building to avoid freezing pipes, maintain fuel gas pipe systems gastight, safe and in operative condition, and maintain water pipes to avoid leaks and breakages;
(7) 
Maintain fuel tanks so that they will not become a hazard, or discontinue use of the fuel tanks consistent with any applicable codes, laws or regulations;
(8) 
Maintain the domestic water supply system such that it is connected to an approved source, will not be subject to contamination and will not be connected to unsafe water supplies; or disconnect the water supply system at the main and completely drain the system;
(9) 
Maintain stormwater drainage systems so as to function properly and be kept free from obstructions, leaks and defects; maintain sewage systems so as to function properly and be kept free from obstructions, leaks and defects, or sealed so as to prevent accumulation of sewage gases into the building;
(10) 
Maintain electrical fixtures, devices, wiring and systems in safe working condition so as to avoid a potential source of ignition or shock; or disconnect the service at the supply;
(11) 
Maintain elevators, dumbwaiters and escalators, or take them out of service;
(12) 
Provide for snow removal;
(13) 
Maintain the yard by trimming trees, bushes and shrubs, mowing the grass and keeping the premises free of physical hazards and rodent harborage and infestation.
F. 
Whenever the owner of a vacant building fails to comply with a notice from the Village to take steps and perform acts required to ensure that a building and its adjoining yards remain safe and secure and do not present a hazard to adjoining property, the Village may, pursuant to Chapter 50, Article I, Right of Entry for Inspection, and Chapter 120, Article I, Building Code, of this Code, enter onto the building and the property and take steps and perform acts to render the building and its adjoining yards safe, secure and free from hazards to adjoining property and the public. These acts may include, but not be limited to, removal of dangerous conditions, properly replacing or boarding up windows and doors, shutting off utilities, capping plumbing to prevent leakage of water or sewer gas and removing flammable or otherwise hazardous material and debris. A bill for expenses incurred in performing any of said acts will be sent to the owner.
A. 
A building which has suffered fire damage or damage caused by extreme weather conditions will be exempt from the registration requirement for a period of 90 days after the date of the fire or extreme weather event if the property owner submits a request for exemption in writing to the Village Clerk. The request shall include the following: a description of the premises; the reason for the request for exemption; the names and street addresses of the owner(s); and, a statement of intent to repair and reoccupy the building in an expedient manner, or the intent to demolish the building.
B. 
Any building that is actively marketed for sale or rent shall not be required to register and abide by the requirements of this article unless and until such building has remained vacant for a period longer than 12 months. The exemption contained herein shall not be afforded the owner of a vacant building that has been actively marketed for sale or rent for a period longer than the 12 months preceding the effective date of this article.
By registering a vacant building, the owner consents to the Village or its designee inspecting the premises for the purpose of enforcing and assuring compliance with the provisions of this article. Upon request of the enforcement officer, the owner shall provide access to all interior portions of a vacant building in order to permit a complete inspection. Nothing contained herein will diminish the owner's right to insist upon the enforcement officer obtaining an administrative search warrant before conducting any inspection. In the case of an emergency this section shall not apply.
This chapter shall not be construed to prevent the enforcement of other laws, codes, ordinances and regulations which prescribe standards other than those provided herein, and in the event of conflict, the most restrictive shall apply. The registration of a vacant building pursuant to this article shall not preclude action by the Village to demolish or force rehabilitation of the building as provided in this Code or other laws.
Any person found guilty of violating any provision of this article shall be fined for each offense in accordance with Chapter 55, Article I, General Penalty, of the Village Code. Each day a violation continues shall be deemed a separate offense. In addition to any fine imposed under this article, the offender shall be ordered to pay all of the costs and fees incurred by the Village in prosecuting the violation, which shall include but not be limited to the costs associated with an administrative adjudication proceeding or Circuit Court proceeding, and reasonable attorney's fees.