La Mirada · Foreclosure & auctions

Foreclosure and auctions in La Mirada

La Mirada requires the beneficiary or trustee to register property found vacant after default within 30 days of the inspection. Foreclosure timelines and auction rules come from state law.

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Key points

Registration: The beneficiary or trustee must register property found vacant or showing signs of vacancy within 30 days of the inspection.
Annual fee: Registration is valid for one year and renews annually for as long as the property is abandoned; city council resolution sets the fee.
Local manager: Corporate or out-of-area owners need a local property management company, with name and 24-hour phone posted visible from the street.
Upkeep: All vacant properties must be free of weeds, trash, debris and graffiti, with visible yards maintained and pools and spas secured.
State timeline: State law: notice of sale comes at least 3 months after notice of default is recorded and at least 20 days before the sale.
State sale window: Under state law, a 1–4 unit trustee's sale is not final for 15 days; eligible bidders who give notice may bid within 45 days.

Each rule below is marked La Mirada 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

La Mirada code What La Mirada's code adds
Local contact	The registration form must name the local property management company responsible for security, maintenance and marketing. Applies: Applies to a corporation or out-of-area beneficiary or trustee. § 9.124.040 · code text in the case of a corporation or out-of-area beneficiary or trustee, the local property management company responsible for the security, maintenance and marketing of the property. The owner must hire a local property management company or other responsible person to monitor the property. Applies: Applies to property owned by a corporation or an out-of-area beneficiary, trustee or owner. § 9.124.060 · code text If the property is owned by a corporation or out-of-area beneficiary, trustee or owner, such out-of-area beneficiary, trustee or owner shall hire a local property management company or other responsible person to monitor the property for compliance with this chapter.
Upkeep duties	Keep free of weeds, dry brush, dead vegetation, trash, junk, debris, building materials, unauthorized accumulated papers or documents and discarded personal items. Applies: Applies to all vacant properties. § 9.124.050 · code text All vacant properties within the city shall be kept free of weeds, dry brush, dead vegetation, trash, junk, debris, building materials, any accumulation of papers or documents, except those required by federal, state or local law, and discarded personal items, including but not limited to, furniture, clothing, appliances, printed materials or any other items that contribute to the appearance that the property is abandoned or that constitute evidence of vacancy. Remove graffiti, tagging or similar markings, or paint over them with matching exterior-grade paint. Applies: Applies to all vacant properties. § 9.124.050 · code text All vacant properties shall be maintained free of graffiti, tagging or similar markings by removing or painting over the graffiti with an exterior grade paint that matches the color of the exterior of the structure. Landscape and maintain visible front and side yards. Regularly water, cut, prune and mow landscaping and remove all yard trimmings. Applies: Applies to visible front and side yards. § 9.124.050 · code text Visible front and side yards shall be landscaped and maintained according to the standards set forth in the La Mirada Municipal Code and applicable land use approvals for the property in question. Maintenance required for visible front and side yards also includes, but is not limited to, regular watering, cutting, pruning and mowing of landscape and removal of all yard trimmings. Secure pools and spas with approved fences and devices. Drain and keep dry, or keep working with clear, pollutant-free and debris-free water. Applies: Applies to pools and spas. § 9.124.050 · code text Pools and spas shall be secured in a safe and lawful condition with approved fences and devices as required by the city's building code. Pools and spas shall be drained and kept dry or kept in working order so that the water remains clear and free of pollutants and debris. Maintain and secure the property against unauthorized access by closing and locking windows, doors, gates and other openings. Replace or reglaze windows when necessary. Applies: Applies to all vacant and abandoned properties. § 9.124.060 · code text All vacant and abandoned properties within the city shall be maintained and secured in such a manner so as not to be accessible to unauthorized persons. Sufficient security includes, but is not limited to, the closure and locking of windows, doors, gates and any other opening of such size that it may allow a child to access the interior of the property, its buildings or its structures, and when necessary, the replacement or reglazing of windows. Post the local property management company's name and 24-hour contact phone number, visible from the street. Applies: Applies to vacant and abandoned property. § 9.124.060 · code text The property shall be posted with the name and twenty- four-hour contact phone number of the local property management company in a manner sufficient to allow an individual to contact and notify the local property management company of any problems or concerns regarding the property.
Deadline to register	Within 30 days of the inspection. Applies: Beneficiary or trustee; property found vacant or showing signs of vacancy on the inspection required after default and before a notice of default is recorded. § 9.124.040 · code text If the property is found to be vacant or shows evidence of vacancy, it is, by this chapter, deemed abandoned and the beneficiary or trustee shall, within thirty days of the inspection, register the property with the building official or his or her designee on forms provided by the city. Annually, for as long as the property is abandoned. Applies: Applies to later registrations. Registration is valid for one year. § 9.124.040 · code text Subsequent registrations are due annually for as long as the property is abandoned.
Registration fee	An amount set by city council resolution. Applies: Applies to the annual registration fee. § 9.124.040 · code text A registration fee in such amount as established by resolution of the city council, and covering the cost of administering the provisions of this Chapter 9.124, shall be paid annually.
Registration	The beneficiary or trustee must register the property with the building official. Applies: Applies when the property is found vacant or showing signs of vacancy after default by the trustor and before a notice of default is recorded. § 9.124.040 · code text If the property is found to be vacant or shows evidence of vacancy, it is, by this chapter, deemed abandoned and the beneficiary or trustee shall, within thirty days of the inspection, register the property with the building official or his or her designee on forms provided by the city. Registration also applies to these properties. Applies: Applies to property sold at foreclosure where the beneficiary kept title, or where title transferred under a deed in lieu of foreclosure or sale. § 9.124.040 · code text This chapter shall also apply to properties that have been the subject of a foreclosure sale where the title was retained by the beneficiary of a deed of trust involved in the foreclosure or transferred under a deed in lieu of foreclosure or sale.

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 La Mirada?

The beneficiary or trustee must register property found vacant or showing signs of vacancy within 30 days of the inspection. Registration is valid for one year and renews annually for as long as the property is abandoned; city council resolution sets the fee. Corporate or out-of-area owners need a local property management company, with name and 24-hour phone posted visible from the street. All vacant properties must be free of weeds, trash, debris and graffiti, with visible yards maintained and pools and spas secured.

General information, not legal advice.

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La Mirada Municipal Code — full text

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