(A) The court of common pleas or a judge thereof in the judge's county, or the probate court, may appoint a receiver to take possession of and operate a residential facility licensed by the department of developmental disabilities, in causes pending in such courts respectively, when conditions existing at the facility present a substantial risk of physical or mental harm to residents and no other remedies at law are adequate to protect the health, safety, and welfare of the residents. Conditions at the facility that may present such risk of harm include, but are not limited to, instances when any of the following occur:

1. (1) The residential facility is in violation of state or federal law or regulations.
2. (2) The facility has had its license revoked or procedures for revocation have been initiated, or the facility is closing or intends to cease operations.
3. (3) Arrangements for relocating residents need to be made.
4. (4) Insolvency of the operator, licensee, or landowner threatens the operation of the facility.
5. (5) The facility or operator has demonstrated a pattern and practice of repeated violations of state or federal laws or regulations.

(F) A receivership established pursuant to this section shall be terminated, following notification of the appropriate parties and a hearing, if the court determines either of the following:

1. (1) The residential facility has been closed and the former residents have been relocated to an appropriate facility.
2. (2) Circumstances no longer exist at the facility that present a substantial risk of physical or mental harm to residents, and there is no deficiency in the facility that is likely to create a future risk of harm. Notwithstanding division (F)(2) of this section, the court shall not terminate a receivership for a residential facility that has previously operated under another receivership unless the responsibility for the operation of the facility is transferred to an operator approved by the court and the department of developmental disabilities.

(G) The department of developmental disabilities may, upon its own initiative or at the request of an owner, operator, or resident of a residential facility, or at the request of a resident's guardian or relative or a county board of developmental disabilities, petition the court to appoint a receiver to take possession of and operate a residential facility. When the department has been requested to file a petition by any of the parties listed above, it shall, within forty-eight hours of such request, either file such a petition or notify the requesting party of its decision not to file. If the department refuses to file, the requesting party may file a petition with the court requesting the appointment of a receiver to take possession of and operate a residential facility. Petitions filed pursuant to this division shall include the following:

1. (1) A description of the specific conditions existing at the facility which present a substantial risk of physical or mental harm to residents;
2. (2) A statement of the absence of other adequate remedies at law;
3. (3) The number of individuals residing at the facility;
4. (4) A statement that the facts have been brought to the attention of the owner or licensee and that conditions have not been remedied within a reasonable period of time or that the conditions, though remedied periodically, habitually exist at the facility as a pattern or practice;
5. (5) The name and address of the person holding the license for the facility and the address of the department of developmental disabilities. The court may award to an operator appropriate costs and expenses, including reasonable attorney's fees, if it determines that a petitioner has initiated a proceeding in bad faith or merely for the purpose of harassing or embarrassing the operator.

(J) Under the control of the appointing court, a receiver may bring and defend actions in the receiver's own name as receiver and take and keep possession of property. The court shall authorize the receiver to do the following:

1. (1) Collect payment for all goods and services provided to the residents or others during the period of the receivership at the same rate as was charged by the licensee at the time the petition for receivership was filed, unless a different rate is set by the court;

2. (2) Honor all leases, mortgages, and secured transactions governing all buildings, goods, and fixtures of which the receiver has taken possession and continues to use, subject to the following conditions:

   1. (a) In the case of a rental agreement, only to the extent of payments that are for the use of the property during the period of the receivership;
   2. (b) In the case of a purchase agreement only to the extent of payments that come due during the period of the receivership.

3. (3) If transfer of residents is necessary, provide for the orderly transfer of residents by doing the following:

   1. (a) Cooperating with all appropriate state and local agencies in carrying out the transfer of residents to alternative community placements;
   2. (b) Providing for the transportation of residents' belongings and records;
   3. (c) Helping to locate alternative placements and develop discharge plans;
   4. (d) Preparing residents for the trauma of discharge;
   5. (e) Permitting residents or guardians to participate in transfer or discharge planning except when an emergency exists and immediate transfer is necessary.
4. (4) Make periodic reports on the status of the residential program to the appropriate state agency, county board of developmental disabilities, parents, guardians, and residents;
5. (5) Compromise demands or claims;
6. (6) Generally do such acts respecting the residential facility as the court authorizes.