Volo — Title 4 Ch. 8 Registration and Maintenance of Vacant Structures § 4-8-1
Definitions
Operative Text
For the purposes of this chapter, the following words and phrases shall have the meanings set forth below: Owner: Every person, entity or service company who alone or jointly or separately with others: A. Has the legal or equitable title to any dwelling, dwelling unit, building, land or structure; or B. Has care, charge, or control of any dwelling, dwelling unit, building, land or structure in any capacity, including, but not limited to, executor, administrator, trustee or guardian of the estate or the holder of legal title; or C. Is a mortgagee under the terms of a mortgage, where the mortgagor is no longer taking responsibility for the property, and where the mortgage in question contains a provision authorizing the mortgagee to act to secure or repair the property; or D. Is a mortgagee in possession of any such property; or E. Is a mortgagee that has instituted foreclosure proceedings against the mortgagor; or F. Is a trustee or other person appointed by the courts invested with possession or control of any such property. Responsible Party: Includes owners, tenants, occupiers, property managers, lessees or agents. Statement of Intent: A form completed by the "owner," as defined, of a vacant structure or responsible party which contains specific information regarding the structure and the owner's plans for rehabilitation, maintenance, demolition and/or removal. Structure: Any physical object or edifice that is built or installed and is located on and affixed to the land. The term "structure" shall include any part of a structure. Substantial Rehabilitation: Any rehabilitation, the cost of which exceeds fifty percent (50%) of the market value of the existing structure. Vacant: A structure that is: A. Lacking the habitual presence of human beings, who have a legal right to be on the premises for ninety (90) consecutive days, or B. A structure at which substantially all lawful business or construction activity or residential occupancy has ceased, or C. Which is substantially devoid of contents, or D. A multi-family residential property containing ten (10) or more dwelling units when ninety percent (90%) of the dwelling units are unoccupied. For the purposes of this chapter, exceptions to the definition of vacant shall be made for properties that are actively listed for sale and for those properties which are under active, ongoing rehabilitation or reconstruction and have a building permit from the Village. Vacant Structure Maintenance Standards: The maintenance standards to which the vacant structures are subject under this chapter, are set forth in the Volo Property Maintenance Code (the International Property Maintenance Code, 2003), and all other applicable building and zoning ordinances of the Village, as amended from time to time. Vacant Structure Registration Certificate: Document issued by the Village for structures meeting the definition of "vacant structure."
Volo Title 4 Ch. 8 § 4-8-1 establishes the working definitions that govern the entire chapter on vacant structure registration and maintenance. The term 'owner' is defined broadly to capture not just titleholders but also mortgagees, trustees, executors, and others who hold care or control of a property. A structure is considered 'vacant' if it has lacked regular human presence for 90 consecutive days, has substantially ceased lawful activity or occupancy, is largely empty of contents, or—for larger multi-family buildings—has 90% of units unoccupied, though active-sale listings and permitted rehabilitation projects are excepted from that label.
Plain English — not legal advice.
Under Volo Title 4 Ch. 8 § 4-8-1, property owners and managers should be aware that the chapter's definition of 'owner' extends well beyond the person holding legal title—mortgagees who have initiated foreclosure, mortgagees in possession, and court-appointed trustees can all fall within its scope. Operators who hold any form of care, charge, or control over a dwelling or structure generally find themselves subject to the chapter's registration and maintenance obligations. Keeping a property actively listed for sale or maintaining a current Village building permit for ongoing rehabilitation are the two recognized paths to avoiding classification as a vacant structure under this section.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Volo Title 4 Ch. 8 § 4-8-1 defines 'Responsible Party' to include not only owners but also tenants, occupiers, lessees, and agents, meaning tenants may have standing under this chapter in certain circumstances. If a tenant believes a property has been improperly classified—or that an owner is evading obligations by misusing the 'active rehabilitation' or 'listed for sale' exceptions—they can raise that concern with the Village of Volo directly or consult a tenant-rights organization familiar with Illinois municipal code. Understanding how 'vacant' is defined in this section can be relevant when evaluating whether a landlord's obligations under the broader chapter apply to a given property.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated November 10, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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