Pacific Grove · Foreclosure & auctions

Foreclosure and auctions in Pacific Grove

Pacific Grove requires the trustee to register abandoned property found vacant after default, and sets fast deadlines for cleanup, graffiti and signs. Foreclosure timing and sale rules come from state law.

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Key points

Registration: City rule: the trustee registers within 10 days of the inspection after default that finds vacancy signs; otherwise the beneficiary and responsible party must.
Fee: City rule: the registration fee is set by resolution on the city master fee schedule and is payable upon registration.
Local contact: City rule: designate a person living in Monterey County as the local responsible party when no trustee, beneficiary or responsible party lives there.
Sign and security: City rule: within 10 days of registering, lock doors, windows and gates; within 48 hours of listing, post a front sign with a phone.
Cleanup deadlines: City rule: remove trash and debris within 7 days of placement or 48 hours of notification, and graffiti within 48 hours.
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 Pacific Grove 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

Pacific Grove code What Pacific Grove's code adds
Local contact	Designate a person living in Monterey County as the local responsible party. Applies: Applies when no trustee, beneficiary or responsible party lives in Monterey County. § 11.101.030 · code text If no trustee, beneficiary, or responsible party resides within the county of Monterey, the name, address and telephone number of a person residing within the county of Monterey whom the trustee, beneficiary, and responsible party designate as the local responsible party
Upkeep duties	Keep yards and landscaping at or above the neighborhood standard. Water, cut, prune and mow lawns and vegetation. Keep the property free of weeds, dry bush and dead vegetation. Applies: Applies to registered abandoned property. The trustee, beneficiary and responsible party must each ensure it within 10 days of registering. § 11.101.040 · code text All yards and landscaping shall be maintained at or above the neighborhood standard by watering, cutting, pruning, and mowing all lawns and vegetation. The property shall be kept free of weeds, dry bush, and dead vegetation. Keep structures at or above neighborhood standard, free of broken windows, damaged screens or doors, missing roof tiles, similar defects. Applies: Applies to registered abandoned property. The trustee, beneficiary and responsible party must each ensure it within 10 days of registering. § 11.101.040 · code text All structures shall be maintained at or above the neighborhood standard and kept free of broken windows, damaged screens, missing roof tiles, damaged doors, and the like. Keep the exterior free of trash and debris. Remove it within 7 days of placement or 48 hours of notification. Applies: Applies to registered abandoned property. The trustee, beneficiary and responsible party must each ensure it within 10 days of registering. § 11.101.040 · code text Trash and debris shall be removed from the property within seven days of placement on the property or within 48 hours of notification. Remove graffiti within 48 hours of placement. Applies: Applies to registered abandoned property. The trustee, beneficiary and responsible party must each ensure it within 10 days of registering. § 11.101.040 · code text Graffiti shall be removed from the property within 48 hours of placement on the property. Keep pools, spas, ponds and other water features clear, free of pollutants and debris, and not a breeding place for mosquitoes and other insects. Drain and keep dry if not maintained. Applies: Applies to registered abandoned property. The trustee, beneficiary and responsible party must each ensure it within 10 days of registering. § 11.101.040 · code text Any swimming pool, spa, pond, or other water feature shall be properly maintained and kept in working order so the water remains clear, free of pollutants and debris, and does not become a breeding place for mosquitoes and other insects. Comply with California's minimum security fencing requirements. Applies: Applies to registered abandoned property. The trustee, beneficiary and responsible party must each ensure it within 10 days of registering. § 11.101.040 · code text The property shall comply with the minimum security fencing requirements of the state of California. Within 10 days of registering, lock doors, windows and gates. Board only when they cannot be secured another way. Applies: Applies to registered abandoned property. The trustee, beneficiary and responsible party must each ensure it. § 11.101.050 · code text Within 10 days of registering a property, the trustee, beneficiary, and responsible party shall each ensure that each property registered pursuant to this chapter is secured against unauthorized entry. Within 48 hours of listing, post a street-visible front sign with the responsible party's name and 24-hour phone number. § 11.101.030 · code text Within 48 hours of being placed on the registration list, the property shall be posted with a sign indicating the name and 24-hour telephone number for the trustee/beneficiary or property maintenance company responsible for the maintenance and security of the property.
Deadline to register	Within 10 days of the inspection. Applies: Applies to the trustee (the beneficiary and responsible party must ensure it if the trustee does not), when the inspection after default finds vacancy signs. § 11.101.030 · code text If the property is found to be vacant or shows evidence of vacancy, it is deemed abandoned under this chapter and shall be registered within 10 days of the inspection. Within 10 days. Applies: Applies to the trustee, beneficiary or responsible party when an occupied property in default (inspected at least every 30 days) becomes vacant. § 11.101.030 · code text If the property is occupied at the time of inspection, it shall be inspected at least once each 30 days until the default is remedied by the trustor, or the property becomes vacant or shows evidence of vacancy, at which time it shall be registered within 10 days.
Registration fee	Set by resolution on the city master fee schedule; payable upon registration. Applies: Applies to abandoned residential property. § 11.101.060 · code text A fee to register an abandoned residential property shall be set by resolution on the city master fee schedule. The fee shall be payable upon registration.
Registration	Each abandoned property must be registered. Applies: Applies to property vacant or showing vacancy signs when inspected after default. The trustee, beneficiary and responsible party must see that it is registered. § 11.101.030 · code text Each abandoned property shall be registered pursuant to this chapter. A trustee must inspect after default. If the property is vacant or shows vacancy signs, it must be registered. Applies: Applies to property secured by a deed of trust after the trustor defaults. § 11.101.030 · code text Any trustee holding a deed of trust to a property located within the city of Pacific Grove shall inspect the property that is the security for the deed of trust, upon default by the trustor, within 10 days of recording a notice of default with the Monterey County recorder's office. If the property is found to be vacant or shows evidence of vacancy, it is deemed abandoned under this chapter and shall be registered within 10 days of the inspection.

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 Pacific Grove?

City rule: the trustee registers within 10 days of the inspection after default that finds vacancy signs; otherwise the beneficiary and responsible party must. City rule: the registration fee is set by resolution on the city master fee schedule and is payable upon registration. City rule: designate a person living in Monterey County as the local responsible party when no trustee, beneficiary or responsible party lives there. City rule: within 10 days of registering, lock doors, windows and gates; within 48 hours of listing, post a front sign with a phone. City rule: remove trash and debris within 7 days of placement or 48 hours of notification, and graffiti within 48 hours.

General information, not legal advice.

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