Fountain Valley · Foreclosure & auctions

Foreclosure and auctions in Fountain Valley

Fountain Valley requires the beneficiary or its agent to register a property with the director of planning and building, and sets upkeep duties for each vacant building. Foreclosure timing and sale rules come from state law.

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Key points

Registration: City rule: the beneficiary or its agent registers within 10 days of the earlier of a recorded notice of default or a default inspection.
Multiple lenders: City rule: when more than one beneficiary holds security interests, the beneficiary who records the notice of default registers the property.
Local manager: City rule: a corporation or out-of-area beneficiary, trustee or owner contracts a local property management company for weekly inspections.
Upkeep: City rule: for each vacant building, keep landscaping, exterior and signs in good condition, remove trash and debris, and promptly remove graffiti.
Boarding: City rule: board up the vacant building when doors and windows can no longer secure it against unauthorized entry.
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 Fountain Valley 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

Fountain Valley code What Fountain Valley's code adds
Local contact	Contract a local property management company to do weekly inspections. Applies: Applies when the property is owned by a corporation or an out-of-area beneficiary, trustee or owner. § 8.53.040 · code text If the property is owned by a corporation and/or out-of-area beneficiary/trustee/owner, a local property management company shall be contracted to perform weekly inspections to verify that the requirements of this section, and any other applicable law, are being satisfied.
Upkeep duties	Board up the vacant building when doors and windows can no longer secure it against unauthorized entry. Applies: Applies to each vacant building. § 8.53.030 · code text Each vacant building shall be boarded by the owner when the building can no longer be secured against intrusion by unauthorized persons by means of the closing and locking of doors and windows. Keep landscaping and plants in good condition. Applies: Applies to each vacant building or structure on each parcel of land. § 8.53.040 · code text Maintenance of landscaping and plant materials on the parcel of land on which the vacant building is located in good condition. Keep the building exterior, outdoor signs and sign structures in good condition. Applies: Applies to each vacant building or structure on each parcel of land. § 8.53.040 · code text Maintenance of the exterior of the building and exterior signage and signage structures, in good condition. Regularly remove all outside trash and debris, including junk mail, flyers and newspapers. Applies: Applies to each vacant building or structure on each parcel of land. § 8.53.040 · code text Regular removal of all exterior trash and debris from the parcel of land on which the vacant building is located. Including junk mail, flyers, and or newspapers. Promptly remove graffiti from outside surfaces, fencing and signs attached to the vacant building. Applies: Applies to graffiti on any outside surface of the vacant building or the fencing around it. § 8.53.040 · code text Prompt removal of graffiti which has been applied to any exterior surface on the vacant building or fencing surrounding the building, including graffiti applied to any sign attached to the vacant building.
Deadline to register	Register within 10 days. Applies: Applies to the beneficiary or its agent, counted from the earlier of a recorded notice of default or a default inspection showing vacancy or abandonment. § 8.53.110 · code text The beneficiary, or its agent shall register the property with the director of planning and building, on forms provided by the city within ten days from the earlier of the following dates: (1) the date a notice of default is recorded on a property; or (2) the date of a default inspection which indicates that the property is vacant or abandoned.
Registration	The beneficiary or its agent must register the property with the director of planning and building. Applies: Applies to properties under a deed of trust with a recorded notice of default, or a default inspection showing the property vacant or abandoned. § 8.53.110 · code text The beneficiary, or its agent shall register the property with the director of planning and building, on forms provided by the city within ten days from the earlier of the following dates: (1) the date a notice of default is recorded on a property; or (2) the date of a default inspection which indicates that the property is vacant or abandoned. The beneficiary or its agent must register the property as abandoned with the director of planning and building. Applies: Applies when a default inspection finds the property abandoned, the trustor surrenders it, or the beneficiary takes possession after foreclosure. § 8.53.110 · code text The property is deemed abandoned, and the beneficiary or its agent, has registered the property as abandoned with the director of planning and building on forms provided by the city The beneficiary who records the notice of default is responsible for registering the property. Applies: Applies when more than one beneficiary holds security interests and a notice of default is recorded. § 8.53.150 · code text the beneficiary who causes a notice of default for its security interests to be recorded shall be responsible for registering the property with the city as provided in Sections 8.53.110 and 8.53.120.

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 Fountain Valley?

City rule: the beneficiary or its agent registers within 10 days of the earlier of a recorded notice of default or a default inspection. City rule: when more than one beneficiary holds security interests, the beneficiary who records the notice of default registers the property. City rule: a corporation or out-of-area beneficiary, trustee or owner contracts a local property management company for weekly inspections. City rule: for each vacant building, keep landscaping, exterior and signs in good condition, remove trash and debris, and promptly remove graffiti. City rule: board up the vacant building when doors and windows can no longer secure it against unauthorized entry.

General information, not legal advice.

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