2023 Illinois Compiled Statutes › Chapter 735 - CIVIL PROCEDURE › 735 ILCS 30/ - Eminent Domain Act. › Article 10 - General Procedure

(735 ILCS 30/Art. 10 heading)
Article 10.  General Procedure
(Source: P.A. 94-1055, eff. 1-1-07.)
(735 ILCS 30/10-5-5) (was 735 ILCS 5/7-101)
Sec. 10-5-5. Compensation; jury.
(a) Private property shall not be taken
or damaged for public use without just compensation and, in all cases in which
compensation is not made by the condemning authority, compensation shall be ascertained by a jury, as provided in this Act.
When
				
				compensation is so made by the condemning authority, any party,
				upon application, may have a trial by jury to
ascertain the just compensation to be paid. A  demand on the part of the
condemning authority for a trial by jury shall be filed
with the complaint for condemnation of the condemning authority. When the condemning authority is plaintiff, a defendant desirous of a trial by
jury must file a demand for a trial by jury on or before the return date of the
summons served on him or her or on or before the date fixed in the publication in case of defendants
served by publication. If no party in the condemnation action
demands a trial by jury, as provided for by this Section, then the trial
shall be before the court without a jury.
(b) The right to just compensation, as
provided in this Act, applies to the owner or owners of any lawfully erected
off-premises outdoor advertising sign that is compelled to be altered or
removed under this Act or any other statute, or under any ordinance or
regulation of any municipality or other unit of local government, and also
applies to the owner or owners of the property on which that sign is erected.
The right to just compensation, as provided in this Act, applies to
property subject to a conservation right under the Real Property Conservation
Rights Act. The amount of compensation for the taking of the property shall not
be diminished or reduced
by virtue of the existence of the conservation right. The holder of the
conservation right shall be entitled to just compensation for the value of the
conservation right.
(Source: P.A. 94-1055, eff. 1-1-07.)
(735 ILCS 30/10-5-10) (was 735 ILCS 5/7-102)
Sec. 10-5-10. Parties.
(a) When the right (i) to take private property for public
use, without the owner's consent, (ii) to construct or maintain any
public road, railroad, plankroad, turnpike road, canal, or other public
work or improvement, or (iii) to damage property not actually taken has
been or is conferred by general law or
special charter upon any corporate or municipal authority, public body,
officer or agent, person, commissioner, or corporation and when (i) the
compensation to be paid for or in respect of the property sought to be
appropriated or damaged for the purposes mentioned cannot be
agreed upon by the parties interested, (ii) the owner of the
property is incapable of consenting, (iii)
the owner's name or residence is
unknown, or (iv) the owner is a nonresident of the State, then the party authorized to
take or damage the property so required, or to construct, operate,
and
maintain any public road, railroad, plankroad, turnpike road, canal, or
other public work or improvement, may apply to the circuit court of the
county where the property or any part of the property is situated, by filing
with the clerk a complaint. The complaint shall set forth, by reference, (i) the complainant's

authority in the premises, (ii) the purpose for which the property is sought
to be taken or damaged, (iii) a description of the property, and (iv) the names of all
persons interested in the property as owners or otherwise, as appearing of
record, if known, or if not known stating that fact; and shall pray the

court to cause the compensation to be paid to the owner to be assessed.
(b) If it appears that any person not in being, upon coming into being, is,
or may become or may claim to be, entitled to any interest in the
property sought to be appropriated or damaged, the court shall appoint
some competent and disinterested person as guardian ad litem to appear
for and represent that interest in the proceeding and to defend the
proceeding on behalf of the person not in being. Any judgment
entered in the proceeding shall be as effectual for all purposes
as though the person was in being and was a party to the proceeding.
(c) If
the proceeding seeks to affect the property of persons under guardianship,
the guardians shall be made parties defendant.
(d) Any interested persons whose
names are unknown may be made parties defendant by the same
descriptions and in the same manner as provided in other civil cases.
(e) When the property to be taken or damaged is a common element of
property subject to a declaration of condominium ownership, pursuant to the
Condominium Property Act, or of a common interest community, the complaint
shall name the unit owners' association in lieu of naming the individual
unit owners and lienholders on individual units.  Unit owners, mortgagees,
and other lienholders may intervene as parties defendant. For the purposes
of this Section, "common interest community" has the same meaning as
set forth in subsection (c) of Section 9-102 of the Code of Civil
Procedure.  "Unit owners' association" or "association" shall refer to both
the definition contained in Section 2 of the Condominium Property Act and
subsection (c) of Section 9-102 of the Code of Civil Procedure.
(f) When the property is sought to be taken or damaged by the State for the
purposes of establishing, operating, or maintaining any State house or
State charitable or other institutions or improvements, the complaint
shall be signed by the Governor, or the Governor's designee, or as otherwise

provided by law.
(g) No property, except property described in
 Section 3 of the Sports Stadium Act, property to be acquired in furtherance of actions under Article 11, Divisions 124, 126, 128, 130, 135, 136, and 139, of
the Illinois Municipal Code, property to be acquired in furtherance of actions under Section 3.1 of the Intergovernmental Cooperation Act,  property to be acquired that is a water system or waterworks pursuant to the home rule powers of a unit of local government, property described as Site B in Section 2
of the Metropolitan Pier and Exposition Authority Act, and property that may be taken as provided in the Public-Private Agreements for the South Suburban Airport Act belonging to a
railroad or other public utility subject to the jurisdiction of the
Illinois Commerce Commission, may be taken or damaged, pursuant to the
provisions of this Act, without the prior approval
of the Illinois Commerce Commission.
(h) Notwithstanding subsection (g), property belonging to a public utility that provides water or sewer service and that is subject to the jurisdiction of the Illinois Commerce Commission may not be taken or damaged by eminent domain without prior approval of the Illinois Commerce Commission, except for property to be acquired by a municipality with 140,000 or more inhabitants or a regional water commission formed under Article 11, Division 135.5 of the Illinois Municipal Code or a municipality that is a member of such a regional water commission, only in furtherance of purposes authorized under Article 11, Division 135.5 of the Illinois Municipal Code, and limited solely to interests in real property and not improvements to or assets on the real property belonging to a public utility that provides water or sewer service and that is subject to the jurisdiction of the Illinois Commerce Commission. This subsection does not apply to any action commenced prior to the effective date of this amendatory Act of the 103rd General Assembly under this Section or Section 11-124-5 or 11-139-12 of the Illinois Municipal Code.
(Source: P.A. 103-13, eff. 6-9-23.)
(735 ILCS 30/10-5-15) (was 735 ILCS 5/7-102.1)
Sec. 10-5-15. State agency proceedings; information.
(a) This Section applies only to the State and its agencies, and only
to matters arising after December 31, 1991.
(b) Before any State agency initiates any proceeding under this
Act, the agency must designate and provide for an appropriate person to
respond to requests arising from the notifications required under this
Section.  The designated person may be an employee of the agency itself or
an employee of any other appropriate State agency.  The designated person
shall respond to  property  owners' questions about the authority and
procedures of the State agency in acquiring property by condemnation and
about the property owner's general rights under those procedures.  However,
the designated person shall not provide property owners with specific legal
advice or specific legal referrals.
(c) At the time of first contact with a property owner, whether in
person or by letter, the State agency shall advise the property owner, in
writing, of the following:
(1) A description of the property that the agency     seeks to acquire.
(2) The name, address, and telephone number of the     State official designated under subsection (b) to answer the property owner's questions.
(3) The identity of the State agency attempting to     acquire the property.
(4) The general purpose of the proposed acquisition.
(5) The type of facility to be constructed on the     property, if any.
(d) At least 60 days before filing a petition with any court to initiate
a proceeding under this Act, a State agency shall send a letter by
certified mail, return receipt requested, to the owner of the property to
be taken, giving the property owner the following information:
(1) The amount of compensation for the taking of the     property proposed by the agency and the basis for computing it.
(2) A statement that the agency continues to seek a     negotiated agreement with the property owner.
(3) A statement that, in the absence of a negotiated     agreement, it is the intention of the agency to initiate a court proceeding under this Act.
The State agency shall maintain a record of the letters sent in
compliance with this Section for at least one year.
(e) Any duty imposed on a State agency by this Section may be assumed by
the Office of the Attorney General, the Capital Development Board, or any
other agency of State government that is assisting or acting on behalf of
the State agency in the matter.
(Source: P.A. 94-1055, eff. 1-1-07.)
(735 ILCS 30/10-5-20) (was 735 ILCS 5/7-113)
Sec. 10-5-20. Construction easement. If a taking is for a
construction easement
only, any structure that has been removed or taken shall be repaired,
reestablished or relocated, at the option of the landowner, when the cost
of the action does not exceed the just compensation otherwise payable to
the landowner.
(Source: P.A. 94-1055, eff. 1-1-07.)
(735 ILCS 30/10-5-25) (was 735 ILCS 5/7-114)
Sec. 10-5-25. Service; notice. Service of summons and publication of
notice shall be made as
in other civil cases.
(Source: P.A. 94-1055, eff. 1-1-07.)
(735 ILCS 30/10-5-30) (was 735 ILCS 5/7-115)
Sec. 10-5-30. Hearing. Except as provided in Sections 20-5-10, 20-5-15, 20-5-20, and 20-5-45 of this Act, no cause shall be heard earlier than 20 days after
service upon defendant or upon due publication against non-residents.
Any number of separate parcels of property, situated in the same
county, may be included in one complaint, and the compensation for each
shall be assessed separately by the same or different juries, as the
court may direct.
Amendments to the complaint, or to any paper or record in the cause,
may be permitted whenever necessary to a fair trial and final
determination of the questions involved.
Should it become necessary at any stage of the proceedings to bring in a
new party in the litigation, the court has the power to: (i) make any rule or order
in relation thereto as may be deemed reasonable and proper; (ii)
				
make all necessary rules and orders for notice to parties of the pendency of
the proceedings; and (iii) issue all process necessary to the enforcement of
orders and judgments.
(Source: P.A. 94-1055, eff. 1-1-07.)
(735 ILCS 30/10-5-35) (was 735 ILCS 5/7-116)
Sec. 10-5-35. Challenge of jurors. The plaintiff, and every party interested
in the ascertaining of compensation, shall have the same right of challenge of
jurors as in other civil cases in the circuit courts.
(Source: P.A. 94-1055, eff. 1-1-07.)
(735 ILCS 30/10-5-40) (was 735 ILCS 5/7-117)
Sec. 10-5-40. Oath of jury. When the jury is selected, the court shall
cause the following oath to be administered to the jury:
You and each of you do solemnly swear that you will well and truly
ascertain and report just compensation to the owner (and each owner) of
the property which it is sought to take or damage in this case, and to
each person therein interested, according to the facts in the case, as
the same may appear by the evidence, and that you will truly
report such compensation so ascertained: so help you God.
(Source: P.A. 94-1055, eff. 1-1-07.)
(735 ILCS 30/10-5-45) (was 735 ILCS 5/7-118)
Sec. 10-5-45. View of premises; jury's report. The jury shall, at the request of either
party, go upon the land sought to be taken or damaged, in person, and examine
the same. After hearing the proof offered, the jury shall make its report in writing. The report shall be subject to amendment by the jury, under the direction of the
court, so as to clearly set forth and show the compensation ascertained to each
person thereto entitled, and the verdict shall thereupon be recorded.  However,
no benefits or advantages which may accrue to lands or property affected shall
be set off against or deducted from such compensation, in any case.
(Source: P.A. 94-1055, eff. 1-1-07.)
(735 ILCS 30/10-5-50) (was 735 ILCS 5/7-119)
Sec. 10-5-50. Admissibility of evidence. Evidence is admissible as to:
(1) any benefit to the
landowner that will result from the public improvement for which the
eminent domain proceedings were instituted; (2) any unsafe, unsanitary,
substandard, or other illegal condition, use, or occupancy of the
property, including any violation of any environmental law
or regulation; (3) the effect of such condition on income from or the fair
market value of the property;
and (4) the reasonable cost of causing the property to be placed in a
legal condition, use, or occupancy, including compliance with environmental
laws and regulations. Such evidence is admissible
notwithstanding the absence of any official action taken to require the
correction or abatement of the
				
				illegal condition, use, or occupancy.
(Source: P.A. 94-1055, eff. 1-1-07.)
(735 ILCS 30/10-5-55) (was 735 ILCS 5/7-120)
Sec. 10-5-55. Special benefits. In assessing damages or compensation for any taking or
property acquisition under this Act, due consideration shall be given to
any special benefit that will result to the property owner from any
public improvement to be erected on the property. This Section is
applicable to all private property taken or acquired for public use and
applies whether damages or compensation are fixed by negotiation, by
a court, or by a jury.
(Source: P.A. 94-1055, eff. 1-1-07.)
(735 ILCS 30/10-5-60) (was 735 ILCS 5/7-121)
Sec. 10-5-60. Value. Except as to property designated as possessing a special use, the
fair cash market value of property in a proceeding in eminent domain
shall be the amount of money that a purchaser, willing, but not
obligated, to buy the property, would pay to an owner willing,
				but not
obliged, to sell in a voluntary sale.
For the acquisition or damaging of property under the O'Hare Modernization Act, the amount shall be determined as of the date of filing the complaint to condemn. For the acquisition of other property, the amount shall be
determined and ascertained as of the date of filing the complaint to
condemn, except that:
(i) in the case of property not being acquired under     Article 20 (quick-take), if the trial commences more than 2 years after the date of filing the complaint to condemn, the court may,  in the interest of justice and equity, declare a valuation date no sooner than the date of filing the complaint to condemn and no later than the date of commencement of the trial; and
(ii) in the case of property that is being acquired     under Article 20 (quick-take), if the trial commences more than 2 years after the date of filing the complaint to condemn, the court may,  in the interest of justice and equity, declare a valuation date no sooner than the date of filing the complaint to condemn and no later than the date on which the condemning authority took title to the property.
In the condemnation of property for a public
improvement,
				there shall be excluded from the fair cash market value of the property
				
any
appreciation in value proximately caused by the
				
improvement and any
depreciation in value proximately caused by the
				
				improvement. However,
such appreciation or depreciation shall not be excluded
when property is condemned for a separate project conceived
independently of and subsequent to the original project.
(Source: P.A. 94-1055, eff. 1-1-07.)
(735 ILCS 30/10-5-62)
Sec. 10-5-62. Relocation costs. Except when federal funds are available for the payment of direct financial assistance to persons displaced by the acquisition of their real property, in all condemnation proceedings for the taking or damaging of real property under the exercise of the power of eminent domain, the condemning authority shall pay to displaced persons reimbursement for their reasonable relocation costs,  determined in the same manner as under the federal Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, as amended from time to time, and as implemented by regulations promulgated under that Act. This Section does not apply to the acquisition or damaging of property under the O'Hare Modernization Act.
(Source: P.A. 94-1055, eff. 1-1-07.)
(735 ILCS 30/10-5-65) (was 735 ILCS 5/7-122)
Sec. 10-5-65. Reimbursement; inverse condemnation.
(a) Except as provided in subsection (b), when the condemning authority is required by a court to initiate condemnation
proceedings for the actual physical taking of real property, the court
rendering judgment for the property owner and awarding just compensation
for the taking shall determine and award or allow to the property
owner, as part of that judgment or award, further sums as will, in
the opinion of the court, reimburse the property owner for the owner's
reasonable costs, disbursements, and expenses, including reasonable
attorney, appraisal, and engineering fees actually incurred by the
property owner in those proceedings.
(b) When the condemning authority is required to initiate condemnation proceedings of property impacted directly or indirectly by the Chicago Transit Authority Red-Purple Modernization Project, the court rendering judgment for the property owner and awarding just compensation for the taking shall determine and award or allow to the property owner, as part of that judgment or award, further sums as will, in the opinion of the court, reimburse the property owner for the owner's reasonable costs, disbursements, diminution, and expenses, including reasonable attorney, appraisal, and engineering fees actually incurred by the property owner in those proceedings.
(Source: P.A. 99-792, eff. 8-12-16.)
(735 ILCS 30/10-5-70) (was 735 ILCS 5/7-123)
Sec. 10-5-70. Judgments.
(a) If the plaintiff is not in possession pursuant to an order
entered under the provisions of Section 20-5-15 of this Act, the
court, upon the report of the jury under Section 10-5-45 or upon the court's ascertainment and finding
of the just compensation when
				
				there was no jury, shall proceed to
adjudge and make such order as to right and justice shall pertain,
ordering that the plaintiff shall enter upon the property and the use of the
property upon payment of full compensation as ascertained,
within a reasonable time to be fixed by the court. That order, together with
evidence of payment, shall constitute complete justification of the
taking of the
				
				property. Thereupon, the court in the same eminent domain
proceeding in which 
				the orders have been made shall have exclusive
authority to hear and determine all rights in and to just
compensation and shall make findings as to the rights of the parties, which shall be paid by the county treasurer out of the
respective awards deposited with him or her, as provided in Section 10-5-85 of this
Act, except when the parties claimant are engaged in litigation in a
court having acquired jurisdiction of the parties with respect to their
rights in the property condemned prior to the time of the filing of the
complaint to condemn. Appeals may be taken from any findings by the court
as to the rights of the parties in and to the compensation paid to the
county treasurer as in other civil cases.
If the plaintiff
dismisses the complaint before the entry of the order by the court
first mentioned in this subsection (a) or fails to make payment of
full compensation within the time named in that order or if the final
judgment is that the plaintiff cannot acquire the property by
condemnation, the court shall, upon the application of the
defendants or any of them, enter an order in the 
action for the payment by the plaintiff of all costs, expenses, and
reasonable attorney fees paid or incurred by the
				
				defendant or defendants in defense of the complaint, as
upon the hearing of the application shall be right and just, and also
for the payment of the taxable costs.
(b) If the plaintiff is in possession pursuant to an order
entered under the provisions of Section 20-5-15 of this Act and if Section
20-5-45 of this Act is inapplicable, then the court, upon the jury's report under Section 10-5-45 of this Act
or upon the court's determination of just compensation if there was no
jury, shall enter an order setting forth the amount of just
compensation so finally ascertained and ordering and directing the
payment of any amount of just compensation that may remain due to any of the
interested parties, directing the return of any excess in the deposit
remaining with the clerk of the court, and directing the refund of any
excess amount withdrawn from the deposit by any of the interested
parties.
(Source: P.A. 94-1055, eff. 1-1-07.)
(735 ILCS 30/10-5-75) (was 735 ILCS 5/7-124)
Sec. 10-5-75. Intervening petition. Any person not made a party may
become a party by filing an
intervening petition setting forth that the petitioner is the owner or has an
interest in property that will be taken or damaged by the proposed
work. The rights of the petitioner shall thereupon be
fully considered and determined.
(Source: P.A. 94-1055, eff. 1-1-07.)
(735 ILCS 30/10-5-80) (was 735 ILCS 5/7-125)
Sec. 10-5-80. Bond; use of premises. When compensation
is ascertained, as provided in this Act,
if the party in whose favor the compensation is ascertained
appeals the order or judgment ascertaining just compensation, the plaintiff shall, notwithstanding, have the
right to enter upon the use of the property upon entering into bond,
with sufficient surety, payable to the party interested in the
				
compensation, conditioned for the payment of compensation in the amount
				
finally adjudged in the case and, in case of appeal by the plaintiff, the plaintiff
shall enter into like bond with approved surety. The bonds
shall be approved by the court in which the proceeding is had
and executed and filed within the time fixed by the court.
However, if the plaintiff is the State of Illinois, no
bond shall be required.
(Source: P.A. 94-1055, eff. 1-1-07.)
(735 ILCS 30/10-5-85) (was 735 ILCS 5/7-126)
Sec. 10-5-85. Payment to county treasurer. Payment of the final compensation
adjudged, including any balance
remaining due because of the insufficiency of any deposit made under
Section 20-5-15 of this Act to satisfy in full the amount finally adjudged
to be just compensation, may be made in all cases to the county
treasurer, who shall receive and disburse the final compensation, subject to an
				order of
the court, as provided in subsection (a) of Section 10-5-70 of
this Act or payment
may be made to the party entitled or his, her, or their
guardian.
(Source: P.A. 94-1055, eff. 1-1-07.)
(735 ILCS 30/10-5-90) (was 735 ILCS 5/7-127)
Sec. 10-5-90.
Distribution of compensation. The amount of just compensation shall be distributed among all
persons having an interest in the property according to the fair value
of their legal or equitable interests. If there is a contract for deed
to the property, the contract shall be abrogated and the amount of just
compensation distributed by allowing to the purchaser on the contract
for deed: (1) an amount equal to the down payment on the contract;  (2) an
amount equal to the monthly payments made on the contract, less interest
and an amount equal to the fair rental value of the property for the
period the purchaser has enjoyed the use of the property under the
contract; and (3) an amount equal to amounts expended on improvements to
the extent the expenditures increased the fair market value of the
property; and by allowing to the seller on the contract for deed the
amount of just compensation after allowing for amounts distributed under
(1), (2), and (3) of this Section. However, the contract purchaser may
pay to the contract seller the amount to be paid on the contract and
shall then be entitled to the amount of just compensation paid by the
condemnor either through negotiation or awarded in judicial proceedings.
(Source: P.A. 94-1055, eff. 1-1-07.)
(735 ILCS 30/10-5-95) (was 735 ILCS 5/7-128)
Sec. 10-5-95. Verdict and judgment to be filed of record. The court shall
cause the verdict of the jury and
the judgment of the court to be filed of record.
(Source: P.A. 94-1055, eff. 1-1-07.)
(735 ILCS 30/10-5-100) (was 735 ILCS 5/7-129)
Sec. 10-5-100. Lands of State institutions not taken. No part of any land
 conveyed before, on, or after the effective date of this Act to the State of Illinois,
for the use of any benevolent institutions of the State (or to any such
institutions), shall be entered upon, appropriated, or used by any railroad
or other company for railroad or other purposes, without the previous consent
of the General Assembly. No court or other tribunal shall have or entertain
jurisdiction of any proceeding instituted or to be instituted for the purpose
of appropriating any such land for any of the purposes stated in this Section, without that previous consent.
(Source: P.A. 94-1055, eff. 1-1-07.)
(735 ILCS 30/10-5-105)
Sec. 10-5-105. Sale of certain property acquired by condemnation.
(a) This Section applies only to property that (i) has been acquired after the effective date of this Act by condemnation or threat of condemnation, (ii) was acquired for public ownership and control by the condemning authority or another public entity, and (iii) has been under the ownership and  control of the condemning authority or that other public entity for a total of less than 5 years.
As used in this Section, "threat of condemnation" means that the condemning authority has made an offer to purchase property and has the authority to exercise the power of eminent domain with respect to that property.
(b) Any governmental entity seeking to dispose of property to which this Section applies must dispose of that property in accordance with this Section, unless disposition of that property is otherwise  specifically authorized or prohibited by law enacted by the General Assembly before, on, or after the effective date of this Act.
(c) The sale or public auction by the State of property to which this Section applies must be conducted in the manner provided in the State Property Control Act for the disposition of surplus property.
(d) The sale or public auction by a municipality of property to which this Section applies must be conducted in accordance with Section 11-76-4.1 or 11-76-4.2 of the Illinois Municipal Code.
(e) The sale or public auction by any other unit of local government or school district of property to which this Section applies  must be conducted in accordance with this subsection (e). The corporate
authorities of the unit of local government or school district, by resolution, may authorize the sale or public
auction of
the property as surplus public real estate. The value of the real estate shall be
determined by a written MAI-certified appraisal or by a written certified
appraisal of a State-certified or State-licensed real estate appraiser.  The
appraisal shall be available for public inspection. The resolution may direct
the sale to be conducted by the staff of the unit of local government or school district; by
listing
with local licensed real estate agencies, in which case the terms of the
agent's compensation shall be included in the resolution; or by public
auction. The resolution
shall be published at the first opportunity following its passage in a
newspaper or newspapers published in the county or counties in which the unit of local government  or school district is located.  The resolution
shall also contain pertinent information concerning the size, use, and
zoning of the real estate and the terms of sale. The corporate authorities of the unit of local government or school district may accept any contract proposal determined by them to be in the best
interest of the unit of local government or school district by a vote of two-thirds of
the
members of the corporate authority of the unit of local government or school district then holding office, but in no event at a price
less
than 80% of the appraised value.
(f) This Section does not apply to the acquisition or damaging of property under the O'Hare Modernization Act.
(Source: P.A. 94-1055, eff. 1-1-07; 95-331, eff. 8-21-07.)
(735 ILCS 30/10-5-110)
Sec. 10-5-110. Offers of settlement by defendant; attorney's fees and litigation expenses.
(a) This Section applies only  to proceedings for the acquisition of property for private ownership or control that are subject to subsection (c), (d), (e),  or (f) of Section 5-5-5.
(b) At any time between (i) the close of discovery in accordance with Supreme Court Rule 218(c), as now or hereafter amended, or another date set by the court or agreed to by the parties, and (ii) 14 days before the commencement of trial to determine final just compensation, any defendant may serve upon  the plaintiff a written offer setting forth the amount of compensation that the defendant will accept for the taking of that defendant's interest in the property.  If the defendant does not make such an offer, the defendant shall not be entitled to the attorney's fees and other reimbursement provided under subsection (e) of this Section.
(c) If, within 10 days after service of the offer, the plaintiff serves written notice upon that defendant that the offer is accepted, then either of those parties may file a copy of the offer and a copy of the notice of acceptance together with proof of service of the notice. The court shall then enter judgment.
(d) An offer that is not accepted within the 10-day period is deemed to be withdrawn and evidence of the offer is not admissible at trial.
(e)  If a plaintiff does not accept an offer as provided in subsection (c) and if the final just compensation for the defendant's interest is determined by the trier of fact to be equal to or in excess of the amount of the defendant's last written offer under subsection (b), then the court must order the plaintiff to pay to the defendant that defendant's attorney's fees as calculated under subsection (f) of this Section.  The plaintiff shall also pay to the defendant that defendant's reasonable costs and litigation expenses, including, without limitation, expert witness and appraisal fees, incurred after the making of the defendant's last written offer under subsection (b).
(f) Any award of attorney's fees under this Section shall be based solely on the net benefit achieved for the property owner, except that the court may also consider any non-monetary benefits obtained for the property owner through the efforts of the attorney to the extent that the non-monetary benefits are specifically identified by the court and can be quantified by the court with a reasonable degree of certainty. "Net benefit" means the difference, exclusive of interest, between the final judgment or settlement and the last written offer made by the condemning authority before the filing date of the condemnation complaint. The award shall be calculated as follows, subject to the Illinois Rules of Professional Conduct:
(1) 33% of the net benefit if the net benefit is     $250,000 or less;
(2) 25% of the net benefit if the net benefit is more     than $250,000 but less than $1 million; or
(3) 20% of the net benefit if the net benefit is $1     million or more.
(g) This Section does not apply to the acquisition of property under the O'Hare Modernization Act.
(Source: P.A. 94-1055, eff. 1-1-07.)
(735 ILCS 30/10-5-115)
Sec. 10-5-115. Eligible costs. Any cost required to be paid by a condemning authority under this Act, including, but not limited to, relocation costs and attorney's fees, shall be deemed a redevelopment project cost or eligible cost under the statute pursuant to which the condemning authority exercised its power of eminent domain, even if those costs are not identified as such as of the effective date of this Act.
(Source: P.A. 94-1055, eff. 1-1-07.)