Steger — Ch. 18 Art. XVI Rental Housing Nuisance § 18-340

(a) After independent review of any police reports and determination by the chief law enforcement officer that the activity described therein as occurring upon the property meets the definition of nuisance activity and that the owner permitted the property to become a potential nuisance property, the chief law enforcement officer may require that the owner thereof or his or her or its property manager or other designee meet with the chief law enforcement officer to discuss the nuisance activity and steps the owner can take to mitigate or abate the activity in accordance with the following procedure:
(1) The chief law enforcement officer shall notify the owner and any local property manager, agent or employee of the owner known to the chief law enforcement officer in writing that the property is a potential nuisance property. Such notice shall be provided by either personal delivery or by first class mail. addressed to the owner and any local property manager, agent or employee of the owner, known to the chief law enforcement officer that is responsible for the property. The chief law enforcement officer shall also send notice by first class mail to the tenant at the address of the property. The notice shall contain the following information:
a. The street address or a legal description sufficient for identification of the potential nuisance property.
b. A statement that the chief law enforcement officer has information that the property constitutes a potential nuisance property as defined by this article, with a concise description of the nuisance activity that may exist, or that has occurred that the chief law enforcement officer believes classifies the property as a potential nuisance property.
c. Demand that the owner or his or her or its property manager or other designee respond and meet with the chief law enforcement within 20 days of personal delivery or receipt of the notice to discuss the nuisance activity. Refusal of receipt of the notice by the owner shall be deemed receipt of the notice for purposes of this section.
(2) At the meeting between the chief law enforcement officer and the owner or his or her or its property manager or other designee, the chief law enforcement officer may request that the owner or his or her or its property manager or other designee implement a reasonable abatement plan designed to alleviate and prevent future occurrences of the nuisance activity upon the property. The mitigation or abatement plan may include, but is not limited to, a review of the property's access and security, lighting, access to common areas, graffiti removal, the posting of "No Trespass" signs and eviction. The mitigation or abatement plan shall be reasonable under the circumstances in its objective, cost and scope, and shall be implemented within 60 days of the meeting with the chief law enforcement officer or such longer period if not practically feasible to do so within 60 days.
If the nuisance activity complained of has or is being conducted by a tenant residing in or on the property, the chief law enforcement officer may request that the owner evict the tenant. If eviction is requested, the owner shall proceed with such an action in good faith. The village shall assist in the eviction action by reasonably cooperating with the owner, including, but not limited to, providing law enforcement officers or other municipal employees as witnesses regarding the nuisance activity if relevant.
(b) If, after complying with the procedures of subsection (a)(2):
(1) Between 90 and 365 days after the meeting, the chief law enforcement officer receives a report documenting the occurrence of a subsequent instance of nuisance activity upon the property, or
(2) The owner, within 60 days of the meeting or such other reasonable amount of time under the circumstances, fails to cause the implementation of a reasonable mitigation or abatement plan as requested by the chief law enforcement officer, or
(3) The owner fails to respond and meet with the chief law enforcement officer within the 20-day period without good cause, then the village may issue a citation for a violation of the ordinance from which this article is derived to be heard and adjudicated before the village's administrative hearing officer or in a court of competent jurisdiction. The village may in its discretion seek to enforce this article for a nuisance violation and appropriate equitable relief in a court of competent jurisdiction.
(c) When an owner or his or her or its property manager or other designee responds and meets with the chief law enforcement officer as required above, no statements made in connection with the furnishing of that response or in a meeting shall constitute or be used as an admission that any nuisance activity has or is occurring. This subsection does not require the exclusion of any other evidence which is otherwise admissible and offered for any other purpose than an admission by the owner or his or her or its property manager or other designee.