Modesto · Foreclosure & auctions

Foreclosure and auctions in Modesto

Modesto requires owners of a vacant building and, separately, beneficiaries or trustees of a property found vacant after default to register. It also sets security duties. Foreclosure timing and sale rules come from state law.

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Key points

Owner registration: City rule: the owner of a vacant building registers within 60 days of when it becomes vacant and renews yearly while it stays vacant.
Lender registration: City rule: a beneficiary or trustee registers within 10 days of the inspection that finds the property vacant or showing vacancy signs.
Fee and renewal: City rule: a beneficiary or trustee pays an annual fee set by City Council resolution; later registrations are due January 1, by January 31.
Local manager: City rule: a corporation or out-of-area beneficiary, trustee or owner hires a local property manager to do weekly inspections.
Security: City rule: to stay vacant over 60 days, a building needs a working security system, a smoke detector alerting the Fire Department, and signs.
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 Modesto 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

Modesto code What Modesto's code adds
Local contact	Designate a 24-hour contact among the owners, responsible parties and property management company listed on the application. Applies: Applies to an owner or responsible party registering a vacant building. § 9-9.606 · code text The applicant shall designate a twenty-four (24) hour contact among the parties listed on the application. Provide a local property manager responsible for security and maintenance. Applies: Applies when the beneficiary or trustee is a corporation or out-of-area. § 4-12.603 · code text in the case of a corporation or out-of-area beneficiary or trustee, the local property manager responsible for the security and maintenance of the property. Hire a local property manager to do weekly inspections. Applies: Applies when the responsible person is a corporation or an out-of-area beneficiary, trustee or owner. § 4-12.606 · code text If the responsible person is a corporation and/or out-of-area beneficiary/trustee/owner, a local property manager shall be hired to perform weekly inspections to verify that the requirements of this chapter, and any other applicable laws, are being met.
Upkeep duties	Keep landscaping and the exterior, including paint and finishes, in good condition. Regularly remove outside trash, debris and graffiti. Applies: Part of the safe-and-orderly upkeep that lets a vacant building stay vacant for more than 60 days. § 9-9.607 · code text Maintenance in a safe and orderly manner shall include: (1) Maintenance of any landscaping and plant materials in good condition, (2) Maintenance of the exterior of the building, including but not limited to paint and finishes, in good condition, (3) Regular removal of all exterior trash, debris and graffiti, and (4) Maintenance of the building in continuing compliance with all applicable codes and regulations. Post an outside sign at least 18 by 24 inches with the owner's or manager's name, address and 24-hour phone. Applies: Part of the safe-and-orderly upkeep that lets a vacant building stay vacant over 60 days. Legible from the public right-of-way; required statements also apply. § 9-9.607 · code text Posting of a sign no smaller than eighteen (18) by twenty-four (24) inches on the front of the exterior building or structure so it is legible from the public-right-of-way Install and maintain a working security system that alerts the owner, property manager or security company to breaches or intruders. Applies: Part of the safe-and-orderly upkeep that lets a vacant building stay vacant for more than 60 days. § 9-9.607 · code text Installing and maintaining in good working order, a security system such that breaches of any doors or windows, or the presence of intruders, alert the property owner, a property manager, and/or a security company Install and maintain a working smoke detector that alerts designated contacts and the Modesto Fire Department. Applies: Part of the safe-and-orderly upkeep that lets a vacant building stay vacant for more than 60 days. § 9-9.607 · code text Installing and maintaining in good working order, a smoke detector that upon being triggered by the presence of smoke, fire, or excess heat, alerts the property owner, responsible party, twenty-four hour contract as designated in the application for vacant building registration, and the Modesto Fire Department Post at least one public-facing No Trespassing sign on the property frontage, at least 17 by 22 inches. Applies: Part of the safe-and-orderly upkeep that lets a vacant building stay vacant over 60 days. Lettering at least 1 inch high. § 9-9.607 · code text Posting a minimum of one "No Trespassing" sign in accordance with the Modesto Police Department sign and size requirements. Signs must be displayed along property frontage and visible to the public. The sign must be no smaller than seventeen (17) by twenty-two (22) inches in size, with lettering no smaller than one (1) inch in height. Inspect often enough to discover intruders or illegal or dangerous activities, and take corrective action. Applies: Part of the safe-and-orderly upkeep that lets a vacant building stay vacant for more than 60 days. § 9-9.607 · code text Conducting sufficient inspections so that the presence of intruders or illegal and / or dangerous activities in the building may be discovered, so that appropriate remedial action can be taken to terminate the illegal and/or dangerous activities. Secure windows, doors, gates and other openings against unauthorized access. Broken windows must be re-glazed or boarded. § 4-12.606 · code text Responsible persons, including beneficiaries/trustees, shall secure properties subject to inspection and/or registration pursuant to this chapter, in a manner to prevent access by unauthorized persons, including but not limited to the following: the closure and locking of windows, doors (walk-through, sliding and garage), gates and any other opening Post the local property manager's name and 24-hour phone on a sign at least 18 by 24 inches. Applies: Applies when the responsible person is a corporation or an out-of-area beneficiary, trustee or owner. Legible from 45 feet. § 4-12.606 · code text The posting shall be no less than eighteen (18) inches by twenty-four (24) inches and shall be of a font that is legible from a distance of forty-five (45) feet Keep the property free of weeds, dry brush, dead vegetation, trash, junk, debris, building materials, accumulated papers, discarded personal items, graffiti, tagging and similar markings. Maintain visible front and side yards. Regularly water, irrigate, cut, prune, mow and remove trimmings. Applies: Applies to properties subject to inspection or registration under the foreclosure registry chapter. § 4-12.605 · code text Responsible persons, including beneficiaries/trustees, shall maintain properties subject to inspection and/or registration pursuant to this chapter and any other applicable provisions of federal, state or local law, and shall keep such properties free of weeds, dry brush, dead vegetation, trash, junk, debris, building materials Keep pools and spas operational with clear, pollutant- and debris-free water, or drained and dry. Meet California minimum security-fencing requirements. Applies: Applies to properties with pools or spas. § 4-12.605 · code text Pools and spas shall be kept in working order so the water remains clear and free of pollutants and debris or drained and kept dry. In either case properties with pools and/or spas must comply with the minimum security fencing requirements of the State of California.
Deadline to register	60 days. Applies: Applies to the owner or responsible party of a vacant building, counted from when the building becomes vacant. § 9-9.606 · code text Every owner or responsible party of a vacant building must register the building with the City of Modesto Planning Division within sixty (60) days of the building becoming vacant. 10 days. Applies: Applies to the beneficiary or trustee, counted from the inspection that finds the property vacant or showing vacancy signs. § 4-12.603 · code text the beneficiary/trustee shall, within ten (10) days of the inspection, register the property with the City Manager, or his/her designee, on forms provided by the City.
Registration fee	An annual registration fee, set by City Council resolution. Applies: Applies to a beneficiary or trustee registering a property found vacant or showing vacancy signs after the owner defaults. § 4-12.603 · code text The annual registration fee established by City Council resolution, shall accompany the registration form. The fee and registration are valid for the calendar year, or its remainder, in which registration was first required. Applies: Applies to the initial registration. § 4-12.603 · code text 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. Later registrations and fees are due January 1 each year and must be received no later than January 31. Applies: Applies to later annual registrations. § 4-12.603 · code text Subsequent registrations and fees are due January 1st of each year and must be received no later than January 31st of the year due.
Registration	Yes. Applies: Applies to the owner or responsible party of any vacant building. Renew every year while it stays vacant. § 9-9.606 · code text Every owner or responsible party of a vacant building must register the building with the City of Modesto Planning Division within sixty (60) days of the building becoming vacant. Yes. Applies: Applies to a beneficiary or trustee when the inspection before a notice of default is recorded finds the property vacant or showing vacancy signs. § 4-12.603 · 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 Manager, or his/her designee, on forms provided by the City. Yes. Applies: Applies to a beneficiary or trustee of an occupied property in default, when a monthly inspection finds it vacant or showing vacancy signs. § 4-12.603 · code text it is found to be vacant or shows evidence of vacancy at which time it is deemed abandoned, and the beneficiary/trustee shall, within ten (10) days of that inspection, register the property with the City Manager, or his/her designee, on forms provided by the City. Yes. Applies: Applies to a beneficiary or trustee when a property becomes vacant after a foreclosure sale where title passed to the beneficiary. § 4-12.603 · code text The beneficiary/trustee shall also register any property which becomes vacant after a foreclosure sale where the title was transferred to the beneficiary of a deed of trust involved in the foreclosure Yes. Applies: Applies to a beneficiary or trustee when a property becomes vacant after a transfer under a deed in lieu of foreclosure or sale. § 4-12.603 · code text and any property which becomes vacant after being transferred under a deed in lieu of foreclosure/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 Modesto?

City rule: the owner of a vacant building registers within 60 days of when it becomes vacant and renews yearly while it stays vacant. City rule: a beneficiary or trustee registers within 10 days of the inspection that finds the property vacant or showing vacancy signs. City rule: a beneficiary or trustee pays an annual fee set by City Council resolution; later registrations are due January 1, by January 31. City rule: a corporation or out-of-area beneficiary, trustee or owner hires a local property manager to do weekly inspections. City rule: to stay vacant over 60 days, a building needs a working security system, a smoke detector alerting the Fire Department, and signs.

General information, not legal advice.

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