Lemoore · Foreclosure & auctions

Foreclosure and auctions in Lemoore

Lemoore requires the beneficiary or trustee to register a vacant property after default, and requires a local property management company when a corporation or out-of-area party owns it. Foreclosure timing and sale rules come from state law.

Ask about foreclosure & auctions in Lemoore See coverage

Key points

Registration: City rule: the beneficiary or trustee holding a deed of trust registers within 10 days of an inspection on default that finds vacancy.
Fee and renewal: City rule: an annual registration fee, set by city council resolution, valid for the calendar year; later registrations are due by January 31.
Local manager: City rule: a corporation, other entity or out-of-area owner contracts a local property management company that inspects at least monthly.
Sign: City rule: for a corporation or out-of-area owner, post the management company name and 24-hour phone number on a weather-resistant street-visible sign.
Upkeep and security: City rule: keep abandoned property free of weeds, trash and debris, remove graffiti, and close and lock windows, doors, gates and openings.
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 Lemoore 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

Lemoore code What Lemoore's code adds
Local contact	Contract a local property management company, which must inspect the property at least monthly. Applies: Applies to property owned by a corporation, other entity, or out-of-area beneficiary, trustee or owner. § 4-6-7 · code text A local property management company shall be contracted to perform, at a minimum, monthly inspections to verify that the requirements of this section, and any other applicable laws, are being met. Post a 24-hour contact phone number. Applies: Applies to property owned by a corporation, other entity, or out-of-area beneficiary, trustee or owner. § 4-6-7 · code text The property shall be posted with the name and twenty four (24) hour contact phone number of the local property management company.
Upkeep duties	Keep the property free of weeds, dry brush, dead vegetation, trash, junk, debris, building materials, accumulated publications and discarded personal items that give the appearance of abandonment. Remove graffiti. Landscape and maintain visible yards to neighborhood standards. Keep non-visible yards free of fire hazards. Maintain pools and spas safely, or drain and keep them dry. Applies: Applies to abandoned (vacant) property after default or foreclosure, while it stays vacant. § 4-6-6 · code text In comparison to the neighborhood standard, the property shall be 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, large and small appliances, printed material or any other items that give the appearance that the property is abandoned. Keep the property secure: close and lock windows, doors, gates and openings children can reach, and reglaze broken windows. Applies: Applies to abandoned (vacant) property after default or foreclosure, while it stays vacant. § 4-6-7 · code text The property shall be maintained in a secure manner so as not to be accessible to unauthorized persons. 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 may allow a child to access the interior of the property and or structure(s). Post the management company name, 24-hour phone number and specified wording on a weather-resistant sign visible from the street. Applies: Applies to property owned by a corporation, other entity, or out-of-area beneficiary, trustee or owner. Sign 18 by 24 inches minimum, legible from 45 feet. § 4-6-7 · code text The posting shall be no less than eighteen inches by twenty four inches (18" x 24") and shall be of a font that is legible from a distance of forty five feet (45') and shall contain, along with the name and twenty four (24) hour contact phone number, the words "THIS PROPERTY MANAGED BY" and "TO REPORT PROBLEMS OR CONCERNS CALL".
Deadline to register	10 days. Applies: Applies to the beneficiary or trustee holding a deed of trust who inspects on default before a notice of default is recorded and finds vacancy. § 4-6-5 · 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/trustee shall, within ten (10) days of the inspection, register the property with the city housing specialist, or his or her designee, on forms provided by the city. January 31. Applies: Applies to the beneficiary or trustee holding a deed of trust, for later annual registrations and fees (due January 1). § 4-6-5 · code text Subsequent registrations and fees are due January 1 of each year and must be received no later than January 31 of the year due.
Registration fee	An annual registration fee. Applies: Applies to the beneficiary or trustee holding a deed of trust who registers a vacant property. It is valid for the calendar year. § 4-6-5 · code text An annual registration fee shall accompany the registration form. The fee and registration shall be valid for the calendar year, or remaining portion of the calendar year, in which the registration was initially required. Set by resolution of the city council. Applies: Applies when registering an abandoned residential property. § 4-6-10 · code text The fee for registering an abandoned residential property shall be set by resolution of the city council.
Registration	Required. Applies: Applies to the beneficiary or trustee holding a deed of trust, when the property is found vacant or showing vacancy signs after default (deemed abandoned). § 4-6-5 · 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/trustee shall, within ten (10) days of the inspection, register the property with the city housing specialist, or his or her designee, on forms provided by the city. Required. Applies: Applies to the beneficiary or trustee when a property in default that was occupied (inspected monthly) is later found vacant or showing vacancy signs. § 4-6-5 · code text It is found to be vacant or shows evidence of vacancy, at which time is deemed abandoned and the trustee shall, within ten (10) days of that inspection, register the property with the city housing specialist, or his or her designee, on forms provided by the city. Required. Applies: Applies to the beneficiary or trustee when the property sold at foreclosure and title passed to the beneficiary, or transferred by deed in lieu. § 4-6-5 · code text This section shall also apply to properties that have been the subject of a foreclosure sale where the title was transferred to the beneficiary of a deed of trust involved in the foreclosure and any properties 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 Lemoore?

City rule: the beneficiary or trustee holding a deed of trust registers within 10 days of an inspection on default that finds vacancy. City rule: an annual registration fee, set by city council resolution, valid for the calendar year; later registrations are due by January 31. City rule: a corporation, other entity or out-of-area owner contracts a local property management company that inspects at least monthly. City rule: for a corporation or out-of-area owner, post the management company name and 24-hour phone number on a weather-resistant street-visible sign. City rule: keep abandoned property free of weeds, trash and debris, remove graffiti, and close and lock windows, doors, gates and openings.

General information, not legal advice.

Ask about a specific Lemoore property

Ask GoCodebook how these rules apply to your address and get an answer that cites the section.

Ask your question

More on Lemoore

Lemoore Municipal Code — full text

Renting & eviction in Lemoore

Buying & selling in Lemoore

Building on your lot in Lemoore

Lemoore overview