Mendota · Foreclosure & auctions

Foreclosure and auctions in Mendota

Mendota requires the beneficiary or trustee to register a vacant property after default, with escalating penalties for late registration and for repeat violations. Foreclosure timing and sale rules come from state law.

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Key points

Registration: City rule: the beneficiary or trustee registers within 10 days of the inspection that finds the property vacant or showing vacancy signs.
Renewal: City rule: later annual registrations and fees are due January 1 and must be received no later than January 31.
Local manager: City rule: a corporation, entity or out-of-area owner contracts a local property management company to inspect at least monthly.
Late registration: City rule: failing to register costs $100 the first month, $200 the second, $300 the third, $400 the fourth and $500 each later month.
Citations: City rule: citations up to $125 for a first, $250 for a second and $500 for a third or later, within 12 months.
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 Mendota 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

Mendota code What Mendota's code adds
Local contact	A local property management company responsible for the property's security, maintenance and marketing. Applies: Applies to a corporation, entity, or out-of-area beneficiary or trustee. § 8.30.040 · code text and, in the case of a corporation, entity, or out of area beneficiary/trustee, the local property management company responsible for the security, maintenance, and marketing of the property. Contract a local property management company to inspect at least monthly. Applies: Applies to property owned by a corporation, entity, or out-of-area beneficiary, trustee or owner. § 8.30.060 · 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.
Upkeep duties	Keep the property free of weeds, dry brush, dead vegetation, trash, junk, debris, building materials, accumulations of newspapers and similar materials, and discarded personal items that give the appearance the property is abandoned. Applies: Applies to properties subject to registration under the chapter. § 8.30.050 · code text 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. Remove graffiti, tagging or similar markings, or paint over them with matching exterior-grade paint. Applies: Applies to properties subject to registration under the chapter. § 8.30.050 · code text The property shall be maintained free of graffiti, tagging, or similar markings by removal or painting over with an exterior grade paint that matches the color of the exterior of the structure. Landscape and maintain all yards visible from the public right-of-way to the neighborhood standard, including regular watering, irrigation, cutting, pruning, mowing and removal of tree trimmings. Applies: Applies to all yards visible from the public right-of-way. § 8.30.050 · code text All yards visible from the public right-of-way shall be landscaped and maintained to the neighborhood standard at the time registration was required. Keep pools and spas operating with clear, pollutant-free water, or drain and keep them dry. Meet California minimum security fencing requirements. Applies: Applies to properties with pools or spas. § 8.30.050 · code text Pools and spas shall either be kept in working order and treated so the water remains clear and free of pollutants, debris, and any kind of larvae that would cause a health danger to the surrounding vicinity, or drained and kept dry. Keep the property secure by closing and locking windows, doors, gates and openings. Re-glaze or board broken windows. § 8.30.060 · 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 local management company's name and 24-hour contact phone number on a sign at least 18 by 24 inches. Applies: Applies to property owned by a corporation, entity, or out-of-area beneficiary, trustee or owner. The sign must be visible from the street, legible from 45 feet, and carry the required wording. § 8.30.060 · code text The property shall be posted with the name and twenty-four (24) hour contact phone number of the local property management company.
Penalty	Infraction. Applies: Applies to any violation of the chapter. § 8.30.110 · code text Any individual or entity that violates any portion of this chapter shall be guilty of an infraction. Up to $125 per citation. Applies: Applies to the first citation for the same violation within a rolling 12 months. The code sets a maximum. § 8.30.110 · code text 1. First citation, one hundred twenty-five dollars ($125.00); Up to $250 per citation. Applies: Applies to the second citation for the same violation within a rolling 12 months. The code sets a maximum. § 8.30.110 · code text 2. Second citation, two hundred fifty dollars ($250.00); Up to $500 per citation. Applies: Applies to the third and later citations for the same violation within a rolling 12 months. The code sets a maximum. § 8.30.110 · code text 3. Third and subsequent citations, five hundred dollars ($500.00). Each week a violation exists counts as an additional violation, and fees add up. Applies: Applies to violations subject to citation penalties. § 8.30.110 · code text Each week that a violation exists shall be considered an additional violation, and fees will be cumulative. $100. Applies: Applies to failure to register in the first month a property is not registered. Penalties add up each month. § 8.30.110 · code text 1. First month, one hundred dollars ($100.00); $200. Applies: Applies to failure to register in the second month a property is not registered. Penalties add up. § 8.30.110 · code text 2. Second month, two hundred dollars ($200.00); $300. Applies: Applies to failure to register in the third month a property is not registered. Penalties add up. § 8.30.110 · code text 3. Third month, three hundred dollars ($300.00); $400. Applies: Applies to failure to register in the fourth month a property is not registered. Penalties add up. § 8.30.110 · code text 4. Fourth month, four hundred dollars ($400.00); $500. Applies: Applies to failure to register in the fifth and each later month a property is not registered. Penalties add up. § 8.30.110 · code text 5. Fifth and each subsequent month, five hundred dollars ($500.00). 10 percent of the total penalty due and owing. Applies: Applies to failure to pay an administrative citation penalty within the time stated on the citation. § 8.30.110 · code text The amount of the late fee shall be ten percent of the total amount of the penalty due and owing.
Deadline to register	Register within 10 days of the inspection. Applies: Applies to the beneficiary or trustee when the inspection after default and before a notice of default finds the property vacant. § 8.30.040 · code text the beneficiary/trustee shall, within ten days of the inspection, register the property with the chief of police or his or her designee on forms provided by the city. Register within 10 days of the inspection. Applies: Applies to the beneficiary or trustee when an occupied property in default (inspected monthly) is later found vacant or showing vacancy signs. § 8.30.040 · code text the trustee shall, within ten days of the inspection, register the property with the chief of police, or his or her designee, on forms provided by the city. Due January 1 of each year; must be received no later than January 31 of the year due. Applies: Applies to later annual registrations and fees. § 8.30.040 · 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	Annual registration fee; the amount is not stated. Valid for the calendar year. Applies: Applies to a beneficiary or trustee registering a vacant property. § 8.30.040 · 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.
Registration	Yes. Applies: Applies to the beneficiary or trustee holding a deed of trust, when the inspection after default finds vacancy signs (deemed abandoned). § 8.30.040 · 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/trustee shall, within ten days of the inspection, register the property with the chief of police or his or her designee on forms provided by the city. Yes. Applies: Applies to the beneficiary or trustee when an occupied property in default, inspected monthly, is later found vacant or showing vacancy signs. § 8.30.040 · code text It is found to be vacant or shows evidence of vacancy, at which time it is deemed abandoned and the trustee shall, within ten days of the inspection, register the property with the chief of police, or his or her designee, on forms provided by the city. Yes. Applies: Applies to properties sold at foreclosure where title passed under a deed in lieu of foreclosure or sale. § 8.30.040 · code text This section shall also apply to properties that have been the subject of a foreclosure sale where the title was 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 Mendota?

City rule: the beneficiary or trustee registers within 10 days of the inspection that finds the property vacant or showing vacancy signs. City rule: later annual registrations and fees are due January 1 and must be received no later than January 31. City rule: a corporation, entity or out-of-area owner contracts a local property management company to inspect at least monthly. City rule: failing to register costs $100 the first month, $200 the second, $300 the third, $400 the fourth and $500 each later month. City rule: citations up to $125 for a first, $250 for a second and $500 for a third or later, within 12 months.

General information, not legal advice.

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