Palmdale · Foreclosure & auctions

Foreclosure and auctions in Palmdale

Palmdale requires the beneficiary or trustee holding a deed of trust to register a property within 10 days of an inspection on default that finds it vacant. Foreclosure steps and auctions follow state law.

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Key points

Registration: The beneficiary or trustee registers within 10 days of the inspection on default, before a notice of default, that finds the property vacant.
Annual fee: Later registrations and fees are due January 1 and no later than January 31. City Council resolution sets the annual fee.
Local manager: A corporation or out-of-area beneficiary, trustee or owner needs a local property manager for weekly inspections, named in the registration.
Upkeep: Properties must be free of weeds, trash, debris and graffiti, with visible yards maintained, pools and spas clear or drained, and openings secured.
Penalty: Violations are a strict liability offense, with prosecution or administrative penalties under PMC Title 1; each day is a separate offense.
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 Palmdale 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

Palmdale code What Palmdale's code adds
Local contact	The registration must name the local property manager responsible for security and maintenance. Applies: Applies to a corporation or an out-of-area beneficiary or trustee. § 8.38.030 · 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. A local property manager must perform weekly inspections. Applies: Applies when the responsible person is a corporation or an out-of-area beneficiary, trustee or owner. § 8.38.060 · 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 the property free of weeds, dry brush, dead vegetation, trash, junk, debris, building materials, accumulated newspapers and similar materials, and of any appearance of abandonment. Remove graffiti. Maintain visible front and side yards and landscaping. Keep pools and spas clear, or drained, and meet state security fencing requirements. Applies: Applies to responsible persons, including beneficiaries and trustees, of properties subject to inspection or registration. § 8.38.050 · code text Responsible persons, including beneficiaries/trustees, shall maintain properties subject to inspection and/or registration pursuant to this chapter, as required by Chapter 8.36 PMC 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, 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, or printed material Secure and lock windows, doors, gates and other openings. Re-glaze or board broken windows. Applies: Applies to responsible persons, including beneficiaries and trustees, of properties subject to inspection or registration. § 8.38.060 · 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 of such size that it may allow a child to access the interior of the property and or structure(s). In the case of broken windows securing means the re-glazing or boarding of the window. The responsible person or the local property manager must inspect the property weekly. Applies: Applies to property subject to inspection or registration under the chapter. § 8.38.060 · code text The responsible person or local property manager shall inspect the property on a weekly basis to determine if the property is in compliance with the requirements of this chapter. Post manager name and phone on a sign at least 18 by 24 inches, visible from the street. § 8.38.060 · code text The property shall be posted with the name and 24-hour contact phone number of the local property manager. The posting shall be no less than 18 inches by 24 inches and shall be of a font that is legible from a distance of 45 feet
Penalty	A strict liability offense. Prosecution or administrative penalties under PMC Title 1 apply. Each day is a separate offense. § 8.38.090 · code text Violations of this chapter shall be treated as a strict liability offense regardless of intent. Any person, firm and/or corporation that violates any portion of this section shall be subject to prosecution and/or administrative enforcement as provided in PMC Title 1 and subject to the penalties set forth therein.
Deadline to register	Register within 10 days of the inspection. Applies: Applies to the beneficiary or trustee holding a deed of trust, when the inspection on default, before a notice of default, finds the property vacant. § 8.38.030 · code text the beneficiary/trustee shall, within 10 days of the inspection, register the property with the Planning Director on forms provided by the City. Due January 1 of each year, and no later than January 31 of the year due. Applies: Applies to later registrations and fees. § 8.38.030 · 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 fee	An annual registration fee set by City Council resolution. Applies: Applies to the beneficiary or trustee registering a property found vacant or showing signs of vacancy after the owner defaults. § 8.38.030 · code text The annual registration fee established by City Council resolution, shall accompany the registration form.
Registration	Must register. Applies: Applies to the beneficiary or trustee holding a deed of trust, when the inspection on default, before a notice of default, finds the property vacant. § 8.38.030 · 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 10 days of the inspection, register the property with the Planning Director on forms provided by the City. Must register. Applies: Applies to the beneficiary or trustee, when a property becomes vacant after a foreclosure sale that transferred title to the beneficiary. § 8.38.030 · 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 Must register. Applies: Applies to the beneficiary or trustee, when a property becomes vacant after transfer under a deed in lieu of foreclosure or sale. § 8.38.030 · 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 Palmdale?

The beneficiary or trustee registers within 10 days of the inspection on default, before a notice of default, that finds the property vacant. Later registrations and fees are due January 1 and no later than January 31. City Council resolution sets the annual fee. A corporation or out-of-area beneficiary, trustee or owner needs a local property manager for weekly inspections, named in the registration. Properties must be free of weeds, trash, debris and graffiti, with visible yards maintained, pools and spas clear or drained, and openings secured. Violations are a strict liability offense, with prosecution or administrative penalties under PMC Title 1; each day is a separate offense.

General information, not legal advice.

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