Covina · Foreclosure & auctions

Foreclosure and auctions in Covina

Covina requires the beneficiary and trustee to register an abandoned or distressed property on a city form, hire a local property management company for weekly inspections, and keep the property maintained. Foreclosure timing and sale rules come from state law.

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Key points

Registration: City rule: the beneficiary and trustee register within 10 calendar days after the inspection that finds the property vacant or showing vacancy signs.
Fee and renewal: City rule: an annual fee, set by city council resolution, comes with the form and is not prorated; later registrations are due January 31.
Local manager: City rule: an abandoned property owned by an out-of-area beneficiary, trustee or owner needs a local property management company doing weekly inspections.
Sign and security: City rule: on abandoned property, close and lock openings and post a sign at least 18 by 24 inches with a 24-hour phone number.
Penalties: City rule: administrative citation up to $1,000 for the first, if not fixed by the deadline; up to $1,000 per day for later citations.
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.

Each rule below is marked Covina 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

Covina code What Covina's code adds
Local contact	Name a local property management company responsible for the property's security, maintenance and marketing. Applies: Applies to an out-of-area beneficiary or trustee. § 8.42.040 · code text in the case of an out of area beneficiary or trustee, the local property management company responsible for the security, maintenance and marketing of the subject property. Contract a local property management company to do weekly inspections. Applies: Applies to abandoned property owned by an out-of-area beneficiary, trustee or owner. § 8.42.060 · code text If any abandoned property is owned by an out of area beneficiary, trustee or owner, a local property management company shall be contracted to perform weekly inspections to verify that the requirements of this chapter, and any other applicable laws, are being met.
Upkeep duties	Keep the property free of weeds, dry brush, dead vegetation, trash, junk, debris, building materials, accumulated newspapers and similar items that give the appearance of abandonment. § 8.42.050 · code text Abandoned or distressed properties shall be, in comparison to the neighborhood standard, kept free of weeds, dry brush, dead vegetation, trash, junk, debris, building materials, any accumulation of newspapers, circulars, flyers, notices (except those required by federal, state or local law), discarded personal items including, but not limited to, furniture, clothing, or large and small appliances, printed material or any other items that give the appearance that the property is abandoned. Remove graffiti, tagging or similar markings, or paint over them with matching exterior-grade paint. Applies: Applies to abandoned or distressed properties. § 8.42.050 · code text The abandoned or distressed property shall be maintained free of graffiti, tagging or similar markings by removal or painting over with an exterior grade paint that matches the color of the exterior of the structure. Maintain visible front and side yards to the neighborhood standard. Regularly water, irrigate, cut, prune and mow landscaping, and remove trimmings. Applies: Applies to visible front and side yards. The standard is the one that existed when registration was required. § 8.42.050 · code text Visible front and side yards shall be landscaped and maintained to the neighborhood standard existing at the time registration was required. Keep pools and spas running with clear water free of pollutants and debris, or drain and keep them dry. Meet California minimum security fencing rules. Applies: Applies to properties with pools or spas. § 8.42.050 · code text Pools and spas shall be kept in working order so the water remains clear and free of pollutants and debris, to prevent pools and spas from becoming a breeding ground for mosquitoes and other vectors, or drained and kept dry. Close and lock windows, doors, gates and other openings. Reglaze or board broken windows. Applies: Applies to abandoned or distressed properties. § 8.42.060 · code text Abandoned or distressed properties shall be maintained in a secure manner so as not to be accessible to unauthorized persons. A "secure manner" includes, but is not limited to, the closure and locking of windows, doors (walk-through, sliding and garage), gates and any other opening of such size that it may allow a child to access the interior of the property and/or structure(s). Post the local property management company name, a 24-hour phone number and the specified wording where visible from the street. Applies: Applies to abandoned property. § 8.42.060 · code text The abandoned property shall be posted with the name and a 24-hour contact phone number of the local property management company. The sign must be at least 18 inches by 24 inches, with lettering legible from 45 feet. Applies: Applies to the required posting naming the local property management company. § 8.42.060 · code text The posting shall be no less than 18 inches by 24 inches
Penalty	Up to $1,000. Applies: Applies to the first administrative citation if the violation is not fixed by the courtesy-notice deadline. § 8.42.090 · code text the city may issue a first administrative citation in the maximum amount of $1,000 Up to $1,000 per day. Applies: Applies to the second, third and later administrative citations while the violation remains unfixed. § 8.42.090 · code text and may issue second, third and subsequent administrative citations in the maximum amount of $1,000 for each day that the beneficiary, trustee or owner fails to comply with the provisions of this chapter.
Deadline to register	Register within 10 calendar days after the inspection. Applies: Applies to the beneficiary and trustee when the inspection after default and before a notice of default finds the property vacant or showing vacancy signs. § 8.42.040 · code text the beneficiary and trustee shall, within 10 calendar days following the inspection, register the abandoned property with the administrator on forms provided by the city. Register within 10 calendar days after the required inspection. Applies: Applies to a distressed property in default, inspected monthly. The trustee registers once it is found vacant or showing signs of vacancy. § 8.42.040 · code text the trustee shall, within 10 calendar days following the required inspection, register the property with the administrator on forms provided by the city. January 31 of the year due. Applies: Applies to later annual registrations. § 8.42.040 · code text Subsequent registrations and fees are due January 1st of each year and must be received by the administrator no later than January 31st of the year due.
Registration fee	The fee is set from time to time by city council resolution. § 8.42.080 · code text The fee for registering a property subject to this chapter shall be set from time to time by resolution of the city council. An annual fee must come with the registration form. Fees are not prorated. Applies: Applies to the beneficiary and trustee registering an abandoned or distressed property. § 8.42.040 · code text An annual registration fee for the beneficiary and trustee shall accompany the registration form.
Registration	The beneficiary and trustee must register the abandoned property with the administrator on a city form. Applies: Applies to abandoned residential property that is vacant or shows signs of vacancy on the inspection after default and before a notice of default. § 8.42.040 · code text If the property is vacant, or shows evidence of vacancy, it is, by this chapter, deemed abandoned, and the beneficiary and trustee shall, within 10 calendar days following the inspection, register the abandoned property with the administrator on forms provided by the city.

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 Covina?

City rule: the beneficiary and trustee register within 10 calendar days after the inspection that finds the property vacant or showing vacancy signs. City rule: an annual fee, set by city council resolution, comes with the form and is not prorated; later registrations are due January 31. City rule: an abandoned property owned by an out-of-area beneficiary, trustee or owner needs a local property management company doing weekly inspections. City rule: on abandoned property, close and lock openings and post a sign at least 18 by 24 inches with a 24-hour phone number. City rule: administrative citation up to $1,000 for the first, if not fixed by the deadline; up to $1,000 per day for later citations.

General information, not legal advice.

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