Ontario · Foreclosure & auctions

Foreclosure and auctions in Ontario

Ontario requires the beneficiary and trustee to register an abandoned or distressed property within 10 days of an inspection that finds it vacant or showing signs of vacancy. Foreclosure steps and auctions follow state law.

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Key points

Registration: Beneficiary and trustee register within 10 days when the pre-default inspection, or a monthly inspection of property in default, finds it vacant.
Renewal: Annual registrations are due January 1, received by January 31. Re-register within 10 days of an ownership change or loan transfer after vacancy.
Local manager: The beneficiary and trustee must get a local property management company to inspect weekly, even when the owner is not out of area.
Sign: Abandoned property needs a sign with the company name and 24-hour phone number, at least 18 by 24 inches and legible from 45 feet.
Upkeep: Abandoned or distressed property must be free of weeds, trash and debris, graffiti removed, visible yards maintained, and windows and doors locked.
State timeline: State law: at least 3 months pass from the recorded notice of default to notice of sale, posted at least 20 days before sale.

Each rule below is marked Ontario 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

Ontario code What Ontario's code adds
Local contact	The registration must name the local property management company responsible for security, maintenance and marketing. Applies: Applies to an out-of-area beneficiary or trustee. § 5-30.04 · code text in the case of an out of area beneficiary or trustee, the local property management company responsible for the security, maintenance and marketing of the subject property. A local property management company must perform weekly inspections. Applies: Applies to abandoned property owned by a corporation or an out-of-area beneficiary, trustee or owner. § 5-30.06 · code text a local property management company shall be contracted to perform weekly inspections to verify that the requirements of this chapter, and any other applicable laws, are being met.
Upkeep duties	The beneficiary and trustee must get a local property management company to inspect the property weekly. Applies: Applies to properties subject to the chapter (abandoned or distressed), even when the owner is not out of area. § 5-30.05 · code text The beneficiary and trustee of the subject property shall obtain a local property management company to inspect the property on a weekly basis to monitor the property for compliance with this chapter. Keep free of weeds, dry brush, dead plants, trash, junk, debris, building materials, old newspapers and similar signs of abandonment. Applies: Applies to abandoned or distressed properties. § 5-30.05 · code text Abandoned or distressed properties shall be, in comparison to the neighborhood standard, kept free of weeds, dry brush, dead vegetation, trash, junk, debris, building materials, any accumulation of newspapers, circulars, flyers, notices Remove graffiti, tagging or similar markings, or paint over them with matching exterior-grade paint. Applies: Applies to abandoned or distressed properties. § 5-30.05 · code text The abandoned or distressed 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 visible front and side yards to the neighborhood standard. Applies: Applies to visible front and side yards. § 5-30.05 · code text Visible front and side yards shall be landscaped and maintained to the neighborhood standard existing at the time registration was required. Regularly water, irrigate, cut, prune and mow, and remove all trimmings. Applies: Applies to required landscaping. § 5-30.05 · code text Required maintenance includes, but is not limited to regular watering, irrigation, cutting, pruning and mowing of required landscape and removal of all trimmings. Keep pools and spas working with clear, clean water, or drained and dry. Meet minimum California security fencing rules. Applies: Applies to properties with pools or spas. § 5-30.05 · code text Pools and spas shall be kept in working order so the water remains clear and free of pollutants and debris to prevent pools and spas from becoming a breeding ground for mosquitoes and other vectors, or drained and kept dry. Secure by closing and locking windows, doors, gates and accessible openings. Reglaze or board broken windows, with matching paint. Applies: Applies to abandoned or distressed properties. § 5-30.06 · code text Abandoned or distressed properties shall be maintained in a secure manner so as not to be accessible to unauthorized persons. Post company name and 24-hour phone number on a sign at least 18 by 24 inches, legible from 45 feet. Applies: Applies to abandoned property. § 5-30.06 · code text The posting shall be no less than 18" x 24" and shall be of a font that is legible from a distance of forty-five (45) feet
Deadline to register	Register within ten days following the inspection. Applies: Applies to the beneficiary and trustee, when the default inspection before a notice of default finds abandoned property vacant or showing signs of vacancy. § 5-30.04 · code text the beneficiary and trustee shall, within ten (10) days following the inspection, register the property with the Code Enforcement Director on forms provided by the City. Register within ten days following the required inspection. Applies: Applies to the beneficiary and trustee, when the monthly inspection of a distressed property in default finds it vacant or showing signs of vacancy. § 5-30.04 · code text the trustee shall, within ten (10) days following the required inspection, register the property with the Code Enforcement Director on forms provided by the City. Due January 1, and must be received by January 31 of the year due. Applies: Applies to later annual registrations and fees. § 5-30.04 · code text Subsequent registrations and fees are due January 1 of each year and must be received by the Code Enforcement Director no later than January 31 of the year due. Re-register within ten days. Applies: Applies to a change of ownership or loan transfer after the property is determined to be vacant. § 5-30.04 · code text The re-registration must occur within ten (10) days of the change.
Registration fee	Set from time to time by resolution of the City Council. Applies: Applies to registering or re-registering a property. § 5-30.08 · code text The fee for registering or re-registering a property subject to this chapter shall be set from time to time by resolution of the City Council.
Registration	Required. Applies: Applies to the beneficiary and trustee under a deed of trust, when the default inspection before a notice of default finds the property vacant. § 5-30.04 · code text If the property is found to be vacant or shows evidence of vacancy, the beneficiary and trustee shall, within ten (10) days following the inspection, register the property with the Code Enforcement Director on forms provided by the City. Re-registration is required within ten days of the change. Applies: Applies to the new beneficiary, trustee or owner when ownership or the loan changes after the property is determined vacant. § 5-30.04 · code text the responsible party shall re-register the property with the City.

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 Ontario?

Beneficiary and trustee register within 10 days when the pre-default inspection, or a monthly inspection of property in default, finds it vacant. Annual registrations are due January 1, received by January 31. Re-register within 10 days of an ownership change or loan transfer after vacancy. The beneficiary and trustee must get a local property management company to inspect weekly, even when the owner is not out of area. Abandoned property needs a sign with the company name and 24-hour phone number, at least 18 by 24 inches and legible from 45 feet. Abandoned or distressed property must be free of weeds, trash and debris, graffiti removed, visible yards maintained, and windows and doors locked.

General information, not legal advice.

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