Bellflower · Foreclosure & auctions

Foreclosure and auctions in Bellflower

Bellflower requires the responsible party of any vacant property, not only foreclosures, to register, and sets upkeep rules and penalties. Foreclosure timing and sale rules come from state law.

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Key points

Registration: City rule: register within 30 days of the City's written notice; renew by January 31; register within 10 calendar days of a title transfer.
Fee: City rule: the annual fee is set by City Council resolution, waived for first-year registration the responsible party starts, and not prorated.
Securing the property: City rule: within 24 hours of vacancy, close, lock or board openings; boarding lasts no more than 10 calendar days without written approval.
Penalties: City rule: a violation is a public nuisance and a misdemeanor; the City Attorney may seek up to $1,000.00 per violation per day.
State timeline: State law: at least 3 months from notice of default to notice of sale, which is posted at least 20 days before the sale.
State sale rule: State law: on 1–4 unit property, a trustee's sale is not final for 15 days.

Each rule below is marked Bellflower code or CA state law and links to the section it comes from (checked October 2026). General information, not legal advice.

Registering vacant and foreclosed homes

Bellflower code What Bellflower's code adds
Local contact	Yes, when the chapter requires it. A local property management company must be named. Applies: Applies to vacant property for which the chapter requires a local property management company. § 8.40.060 · code text If required by this Chapter, the name, street address, telephone, email address, and facsimile number of a local property management company responsible for the security, maintenance, and marketing of the vacant property.
Upkeep duties	Within 24 hours after the property becomes vacant or shows evidence of vacancy, close, lock or board windows, doors, gates or other openings a child could use to get inside. Applies: Applies to vacant property. § 8.40.040 · code text Vacant property must be secured within 24 hours after becoming vacant, or showing evidence of vacancy, in a manner to prevent access by unauthorized persons, including, without limitation, the closure, locking, or boarding of windows, doors, gates, or other openings of such a size that it may allow a child to access the interior of the real property or buildings or structures located thereon (including garage structures or detached accessory structures). Replace windows, doors or similar openings with permanent ones within 10 calendar days of the City's written notice. Applies: Applies to vacant property with boarded windows, doors or similar openings. § 8.40.040 · code text Windows, doors or other similar openings must be replaced with permanent windows, doors or other fixtures within 10 calendar days of written notice by the City. Boarding may last no more than 10 calendar days without written approval. Approved boarding must match the building's paint. Applies: Applies to boarded windows, doors or other openings. § 8.40.040 · code text Window, door, or other similar openings may not be boarded for a period longer than 10 calendar days without prior written approval of the Director and when such approval has been granted, the boarding of any window, door, or other opening must be painted to match the color of the building. Submit a Letter of Agency every six months and post No Trespassing signs as the Director requires and approves. Applies: Applies to responsible parties for any vacant property. § 8.40.040 · code text Responsible parties for any vacant property must submit a "Letter of Agency" (or other similarly entitled authorization) in accordance with Penal Code Section 602(o) to the Director every six months and post "No Trespassing" signs as required and approved by the Director.
Penalty	A violation is a public nuisance and a misdemeanor. Applies: Applies to violations of Chapter 8.40. § 8.40.070 · code text Violations of this Chapter constitute a public nuisance and a misdemeanor. Up to $1,000.00 per violation per day. Applies: Applies to a civil action by the City Attorney against a responsible party. § 8.40.070 · code text the City Attorney is authorized to file a civil action to recover up to $1,000.00 per violation per day from a responsible party.
Deadline to register	Register within 30 days of the City's written notice. Applies: Applies to the responsible party of any vacant property, not only foreclosures. The time counts from the City's written notice of the requirements. § 8.40.060 · code text Responsible parties of a vacant property must register the real property with the Director on forms approved by the Director within 30 days of written notice by the City of the requirements of this Chapter. Renew by January 31. Applies: Applies to the responsible party of any vacant property, not only foreclosures, for later annual registrations and fees, which are due January 1. § 8.40.060 · code text Subsequent registrations and fees are due January 1st of each year and must be received by the City not later than January 31st of the year due. Register within 10 calendar days after the transfer. Applies: Applies to a new responsible party after a transfer of title. § 8.40.060 · code text The new responsible party must re-register the vacant property in accordance with this Chapter within 10 calendar days after the transfer.
Registration fee	An annual registration fee, set by City Council resolution. Applies: Applies to the responsible party of any vacant property, not only foreclosures. The fee is annual. § 8.40.060 · code text The registration forms must be accompanied by an annual registration fee as established by City Council resolution. The fee is waived. Applies: Applies to the first-year registration when the responsible party starts the registration. § 8.40.060 · code text The initial first year registration fee will be waived if the registration process is initiated by the responsible party. The fee is not prorated. Applies: Applies to the responsible party of any vacant property, not only foreclosures. The annual fee covers the calendar year or the rest of it. § 8.40.060 · code text The registration fee will not be prorated.
Registration	Yes, registration is required. Applies: Applies to the responsible party of any vacant property, not only foreclosures, within 30 days of written notice from the City. § 8.40.060 · code text Responsible parties of a vacant property must register the real property with the Director on forms approved by the Director within 30 days of written notice by the City of the requirements of this Chapter.

Foreclosure steps and deadlines

CA state law California law sets this statewide. Time between notice of default and sale: At least three months after the notice of default is recorded before notice of sale; the sale itself no earlier than three months and 20 days after the notice of default (Civ. Code § 2924(a)(2), (a)(4)). Notice of trustee's sale: Posted, published and recorded at least 20 days before the sale (Civ. Code § 2924f(b)). California foreclosure rules — the full state rule →

Homeowner protections

CA state law California law sets this statewide. No foreclosure while a loan modification is pending: If a complete first-lien modification application is submitted at least five business days before a sale, the servicer may not record a notice of default or sale, or hold the sale, while it is pending (Civ. Code § 2923.6(c)). California foreclosure rules — the full state rule →

The trustee's sale (auction)

CA state law California law sets this statewide. When and where sales are held: At public auction in the county where the property is, between 9 a.m. and 5 p.m. on a business day (Civ. Code § 2924g(a)(1)). Tenant and owner-occupant priority after a sale (SB 1079): On 1–4 unit property, a trustee's sale is not final for 15 days; eligible tenant buyers and eligible bidders who give notice of intent may bid within 45 days (Civ. Code § 2924m(c)). California foreclosure rules — the full state rule →

Tenants in a foreclosed home

CA state law California law sets this statewide. Tenants in a foreclosed property: A month-to-month tenant must get at least 90 days' written notice to quit; a tenant with a fixed-term lease signed before the sale may stay to the end of the lease (Code Civ. Proc. § 1161b(a), (b)). California foreclosure rules — the full state rule →

Debt after the sale

CA state law California law sets this statewide. No deficiency after a trustee's sale: After a nonjudicial trustee's sale, the lender cannot collect any shortfall from the borrower (Code Civ. Proc. § 580d(a)). California foreclosure rules — the full state rule →

Who this affects

Homeowners behind on a loanBuyers of bank-owned homesLenders and servicers

Frequently asked questions

Must a lender or owner register a vacant or foreclosed home in Bellflower?

City rule: register within 30 days of the City's written notice; renew by January 31; register within 10 calendar days of a title transfer. City rule: the annual fee is set by City Council resolution, waived for first-year registration the responsible party starts, and not prorated. City rule: within 24 hours of vacancy, close, lock or board openings; boarding lasts no more than 10 calendar days without written approval. City rule: a violation is a public nuisance and a misdemeanor; the City Attorney may seek up to $1,000.00 per violation per day.

General information, not legal advice.

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