Los Angeles · Foreclosure & auctions

Foreclosure and auctions in Los Angeles

Los Angeles requires a beneficiary or trustee with a deed-of-trust interest to register property in foreclosure with LAHD, with an annual fee. Foreclosure timing and sale rules come from state law.

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Key points

Registration: City rule: a beneficiary or trustee registers with LAHD within 30 days after a notice of default is issued.
Fee and renewal: City rule: a $155 annual fee, nonrefundable and not prorated; renewal is due January 1 and received by January 31.
Local contact: City rule: when the beneficiary or trustee is out of the area, registration gives contact information for a local property management or preservation company.
Securing: City rule: secure vacant registry property against unauthorized entry and record a declaration that it is and will remain vacant.
Posting: City rule: permanently post the owner's and agent's name, address and phone on a vacant structure; the City may post after 30 days.
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 Los Angeles 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

Los Angeles code What Los Angeles's code adds
Local contact	Contact information for a local property management or property preservation company is required. Applies: Applies when the beneficiary or trustee is located out of the area. § 164.04 · code text If the beneficiary and/or trustee is located out of area, registrants under this article shall also provide the contact information, including name, street address, direct telephone number, and actively monitored email address for the staff of the local property management or property preservation company responsible for the security, maintenance, inspection and marketing of the property.
Upkeep duties	Secure the property against unauthorized entry and record a declaration that it is and will remain vacant. Applies: Applies to vacant property subject to the foreclosure registry program. § 164.04 · code text All vacant properties subject to this article shall be secured against unauthorized entry and shall have recorded against the property with the Los Angeles County Recorder’s Office a declaration stating that the property is and shall remain vacant. Permanently post the owner's and agent's name, address and phone on the structure. The City may post after 30 days. Applies: Applies after the Superintendent decides the structure meets the definition of a Vacant Structure. The City posts after 30 days of noncompliance. § 98.0714 · code text SEC. 98.0714. POSTING NAME OF RESPONSIBLE PERSON. (Added by Ord. No. 172,782, Eff. 9/30/99.) The Responsible Person shall permanently affix, in a conspicuous place on the Vacant Structure, a notice stating the name, address, and telephone number of both the owner and the owner’s agent in charge or control of the Vacant Structure. If the Responsible Person fails to affix this notice on the Vacant Structure within 30 days of the date the Superintendent determines that the structure meets the definition of a Vacant Structure, then the Department may cause the same to be permanently affixed to the Vacant Structure, using the name, address and telephone number for the owner(s) as shown on a title report obtained from either the Division of Real Estate, Bureau of Engineering, Department of Public Works, City of Los Angeles or by contracting with one or more private title reporting agencies. Said title report shall list all persons shown on the records of the County Recorder as having an ownership interest or liens or encumbrances or other interests in the real property on which the Vacant Structure is located.
Deadline to register	Register within 30 days. Applies: Applies to a beneficiary or trustee holding a deed-of-trust interest in City property in foreclosure, after a notice of default is issued. § 164.04 · code text Any beneficiary or trustee who holds or has an interest in a deed of trust on a property in foreclosure located within the City of Los Angeles (“City”) shall register the property in foreclosure with the Los Angeles Housing Department (“LAHD”) within 30 days of the issuance of a notice of default. No later than January 31. Applies: Applies to later annual registrations and fees, which are due January 1. § 164.04 · code text Subsequent annual registrations and fees are due January 1st of each year and must be received no later than January 31st of the year due.
Registration fee	$155 annual registration fee. Applies: Applies to foreclosure-registry properties. Nonrefundable, not prorated, valid for the calendar year or its remainder; renewal due January 1, received by January 31. § 164.04 · code text A non-refundable annual registration fee in the amount of $155 shall be paid to LAHD at the time of registration.
Registration	A beneficiary or trustee with a deed-of-trust interest must register with LAHD. Applies: Applies to property in foreclosure in Los Angeles, within 30 days after notice of default. Also covers foreclosure acquisitions and deeds in lieu. § 164.04 · code text Any beneficiary or trustee who holds or has an interest in a deed of trust on a property in foreclosure located within the City of Los Angeles (“City”) shall register the property in foreclosure with the Los Angeles Housing Department (“LAHD”) within 30 days of the issuance of a notice of default. Required. Applies: Applies to a beneficiary or trustee when the property sold at a foreclosure sale with title transferred to them, or transferred by deed in lieu. § 164.04 · code text The registration requirements of this article also apply to properties that have been the subject of a foreclosure sale where the title was transferred to the beneficiary or the trustee of a deed of trust involved in the foreclosure or transferred under a deed in lieu of foreclosure and/or sale. Renew every year. Applies: Applies until the property is no longer in the foreclosure registry program. Renewal fees are due January 1 and received by January 31. § 164.04 · code text Registration shall be renewed annually until the property is no longer subject to this article. The first beneficiary to record a notice of default is responsible. Applies: Applies when more than one beneficiary holds security interests in the property at the time a notice of default is recorded. § 164.05 · code text In the event that a property is encumbered by the security interests of more than one beneficiary at the time when a notice of default is recorded, the beneficiary who first causes a notice of default for its security interest to be recorded shall be responsible for registering the property with the City as required by this article.

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 Los Angeles?

City rule: a beneficiary or trustee registers with LAHD within 30 days after a notice of default is issued. City rule: a $155 annual fee, nonrefundable and not prorated; renewal is due January 1 and received by January 31. City rule: when the beneficiary or trustee is out of the area, registration gives contact information for a local property management or preservation company. City rule: secure vacant registry property against unauthorized entry and record a declaration that it is and will remain vacant. City rule: permanently post the owner's and agent's name, address and phone on a vacant structure; the City may post after 30 days.

General information, not legal advice.

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