Fresno County · Foreclosure & auctions

Foreclosure and auctions in Fresno County

In unincorporated Fresno County, the owner of an unsecured vacant structure must secure it with specific barricade standards and keep it clear of waste. Foreclosure steps and auctions follow state law.

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Key points

Cleanup: The owner of an unsecured vacant structure must regularly remove waste, rubbish, debris, excessive vegetation and graffiti from inside, outside and the premises.
Barricades: Openings must be boarded with exterior-grade plywood at least one-half inch thick, backed by at least two wood stocks and painted the structure's color.
Utilities and sewer: Utilities must end: meters removed, power ended at the pole unless the officer waives it in writing. Sewer is capped if applicable.
Signs: Signs reading NO TRESPASSING must be posted at each property entrance and structure entrance, and stay up until lawful occupancy or demolition.
State timeline: State law: at least 3 months pass from the recorded notice of default to notice of sale, posted at least 20 days before sale.
Trustee sale: State law: a 1–4 unit trustee's sale is not final for 15 days; eligible tenant buyers and bidders may bid within 45 days.

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

Fresno County's code applies in the unincorporated areas of the county. Cities in Fresno County have their own codes and their own pages.

Registering vacant and foreclosed homes

Fresno County code What Fresno County's code adds
Upkeep duties	Regularly remove all waste, rubbish, debris, excessive vegetation and graffiti from the vacant structure's inside, outside and premises. Applies: Applies to the owner of an unsecured vacant structure in violation of section 15.90.040. § 15.90.060 · code text All waste, rubbish, debris, excessive vegetation, and graffiti shall be regularly removed from the vacant structure's interior, exterior, and premises. Secure unsecured doorways, windows and openings with exterior-grade plywood at least one-half inch thick, reaching the molding stops or studs. Applies: Applies to an unsecured vacant structure. § 15.90.060 · code text Barricade all unsecured doorways, windows, and/or other exterior openings with the minimum one-half inch thickness exterior grade plywood which shall extend to the molding stops or studs. Mount at least two wood stocks, each at least two by four inches, on the back of the plywood with carriage bolts at least three-eighths inch, with nuts and flat washers. Applies: Applies to an unsecured vacant structure. § 15.90.060 · code text Mount at least two wood stocks of minimum two by four-inch thickness to the reverse face of the plywood with minimum three-eighths inch carriage bolts mated with nuts and flat washers. Extend the stock at least eight inches on each side of the interior wall. Applies: Applies to an unsecured vacant structure. § 15.90.060 · code text Extend the stock a minimum of eight inches on each side of the interior wall. Use only galvanized or cadmium-plated hardware. Applies: Applies to an unsecured vacant structure. § 15.90.060 · code text Use only hardware that is galvanized or cadmium plated. Paint all exterior barricade material the predominant color of the structure. Applies: Applies to an unsecured vacant structure. § 15.90.060 · code text Paint all exterior barricade material the predominant color of the structure. End all utilities: remove the meters and end electric power at the transmission pole. The officer may waive the electric step in writing if power is needed for security lighting, an alarm or fire prevention system, or rehabilitation equipment under an active building permit. Applies: Applies to an unsecured vacant structure. § 15.90.060 · code text All utility service to the dwelling or building must be terminated by removal of the meters and termination of electric power at the transmission pole. Cap the sewer in a way the building official approves, to prevent methane gas buildup. Applies: Applies if applicable. § 15.90.060 · code text If applicable, the sewer must be capped in a manner approved by the building official to prevent the accumulation of methane gas in the dwelling, structure, or building. Post signs at or near each property entrance, each structure entrance, and on fences or walls as appropriate. Keep them posted until lawful occupancy or demolition. Applies: Applies to an unsecured vacant structure. § 15.90.060 · code text One or more signs must be posted at or near each entrance of the property and at each entrance of the structure and on fences or walls as appropriate. The signs must remain posted until the structure is lawfully occupied or demolished. Signs must say: NO TRESPASSING. It is illegal to enter or occupy this building or premises or to remove or deface this notice. Trespassers will be prosecuted. Applies: Applies to the required posted signs. § 15.90.060 · code text NO TRESPASSING. It is illegal to enter or occupy this building or premises or to remove or deface this notice. Trespassers will be prosecuted. The officer may require a fence meeting zoning fencing standards. Keep it safe, without tears, breaks, rust or dangerous protuberances. Applies: Applies when the enforcement officer requires a fence. § 15.90.060 · code text The enforcement officer may require the owner to erect a fence that meets the specific fencing development standards of the property's applicable zoned district pursuant to the Zoning Ordinance. Any fence erected in the accordance with this section shall be maintained in a safe condition without tears, breaks, rust, or dangerous protuberances.

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 Fresno County?

The owner of an unsecured vacant structure must regularly remove waste, rubbish, debris, excessive vegetation and graffiti from inside, outside and the premises. Openings must be boarded with exterior-grade plywood at least one-half inch thick, backed by at least two wood stocks and painted the structure's color. Utilities must end: meters removed, power ended at the pole unless the officer waives it in writing. Sewer is capped if applicable. Signs reading NO TRESPASSING must be posted at each property entrance and structure entrance, and stay up until lawful occupancy or demolition.

General information, not legal advice.

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