Rialto · Foreclosure & auctions

Foreclosure and auctions in Rialto

Rialto requires the beneficiary and trustee to register abandoned property within 10 days of the inspection, and a new owner on title of foreclosed abandoned property within 10 days of taking title. Penalties run up to $1,000 per day.

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Key points

Registration: The beneficiary and trustee register abandoned property within 10 days of inspection; a new owner of foreclosed abandoned property, within 10 days of title.
Annual fee: The fee is set by city council resolution and is not prorated; later registrations are due January 1st and received by January 31st.
Securing: Vacant or abandoned property must be secured within 72 hours of becoming vacant or abandoned so unauthorized persons cannot get in.
Penalties: An administrative penalty is up to $1,000 per day, with a total capped at $100,000 per parcel or structure per year.
State timeline: State law: notice of sale comes at least 3 months after notice of default is recorded and at least 20 days before the sale.
State sale window: Under state law, a 1–4 unit trustee's sale is not final for 15 days; eligible bidders who give notice may bid within 45 days.

Each rule below is marked Rialto 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

Rialto code What Rialto's code adds
Local contact	The registration must name the local property management company responsible for security, maintenance and marketing, with its address, phone and fax. Applies: Part of the registration filed by the beneficiary and trustee. § 15.62.040 · code text The registration shall contain the name of the responsible party (corporation or individual), street address and P.O. Box (if applicable), phone number, facsimile number, contact person's emergency phone number, the local property management company responsible for the security, maintenance, and marketing of the property, and the local property management company's contact information, including street address, phone number, and facsimile number.
Upkeep duties	Maintain free of graffiti; landscape and maintain visible front and side yards to the neighborhood standard; provide irrigation, curing, pruning, and mowing; keep pools and spas working or drained and secured behind a locked and screened fence or gate at least six feet high; keep free of weeds, dead vegetation, trash, junk, debris, newspapers, flyers, personal items, furniture, appliances, vehicles, and similar items Applies: Properties that are vacant or abandoned § 15.62.050 · code text Properties that are either vacant or abandoned, or both, shall be maintained free of graffiti; visible front and side yards shall be landscaped and maintained to the neighborhood standard; maintenance includes irrigation, curing, pruning, and mowing; pools and spas shall be kept in working order or drained, and must be secured behind a locked and screened fence or gate, of at least six feet height, so as not to become an attractive nuisance; properties shall be kept free of weeds, dead vegetation, trash, junk, debris, newspapers, flyers, personal items, furniture, appliances, vehicles, etc. Within 72 hours of becoming vacant or abandoned, maintain the property in a secured manner that unauthorized persons cannot get into. Applies: Applies to properties that are vacant or abandoned. § 15.62.060 · code text Properties that are either vacant or abandoned, or both, shall, within seventy-two hours of becoming vacant or abandoned, be maintained in a secured manner so as not to be accessible to unauthorized persons. Use locked windows, doors and gates, or board openings to the stated standards. Remove interior waste, rubbish and debris. Post a DO NOT ENTER or responsible-party contact sign when requested. Applies: Applies when securing a vacant structure. § 15.62.060 · code text Secure property includes locked windows, doors and gates, or windows, doors, and openings boarded to the standards below or better.
Penalty	Up to $1,000 per day. Applies: An administrative penalty for violating this chapter or the municipal code. The city administrator sets the daily rate; it ends when the required action is completed. § 15.62.100 · code text The maximum administrative penalty shall be one thousand dollars per day, with the maximum amount of such administrative penalties not exceeding one hundred thousand dollars per parcel or structure per year. Total capped at $100,000 per parcel or structure per year. Applies: Applies to cumulative administrative penalties. § 15.62.100 · code text The maximum administrative penalty shall be one thousand dollars per day, with the maximum amount of such administrative penalties not exceeding one hundred thousand dollars per parcel or structure per year. 10% per year. Applies: Applies when an administrative penalty remains unpaid following 30 days' notice. § 15.62.100 · code text Interest shall be assessed against any administrative penalty left unpaid following thirty days' notice to the responsible party, at a rate of ten percent per annum, or the maximum rate permitted by law.
Deadline to register	Within 10 days following the inspection. Applies: Beneficiary and trustee; property found abandoned or showing signs of vacancy on the inspection required before a notice of default is recorded. § 15.62.040 · code text If the property is found to be abandoned or shows evidence of vacancy, the beneficiary and trustee shall within ten days following the inspection, register the property with the city. Within 10 days of taking title to the property. Applies: The new owner on title, including a beneficiary and trustee, of a property foreclosed and determined to be abandoned. § 15.62.040 · code text Any property that has been foreclosed and determined to be abandoned after the foreclosure, the new owner on title, including if it is the beneficiary and trustee, shall register the property within ten days of taking owner of title to the property. Within 10 days of the change. Applies: Applies to re-registration after a change in ownership or a transfer of the loan to another responsible party. § 15.62.040 · code text The re-registration must occur within ten days of the change.
Registration fee	Valid for the calendar year, or the remaining portion of the calendar year. Applies: Applies to initial registration. § 15.62.040 · code text The registration fee shall be valid for the calendar year, or the remaining portion of the calendar year, in which the registration was initially required. Due January 1st of each year and must be received no later than January 31st of the year due. Applies: Applies to later annual registrations and fees. § 15.62.040 · 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. Not prorated. Applies: Applies to registration fees. § 15.62.040 · code text Registration fees will not be prorated. Set by city council resolution. Applies: Applies to the initial registration fee. § 15.62.040 · code text The amount of the registration fee shall be set by resolution of the city council. Set by city council resolution. Applies: Applies to the re-registration fee. § 15.62.040 · code text The amount of the re-registration fee shall be set by resolution of the city council.
Registration	The beneficiary and trustee must register the property with the city. Applies: Property found abandoned or showing signs of vacancy on the inspection required before a notice of default is recorded. § 15.62.040 · code text If the property is found to be abandoned or shows evidence of vacancy, the beneficiary and trustee shall within ten days following the inspection, register the property with the city. The beneficiary and trustee must register the property with the city. Applies: Property occupied but in default, inspected monthly, then found to be abandoned. § 15.62.040 · code text If the property is occupied but remains in default, it shall be inspected by the beneficiary and trustee monthly until: (1) the trustee or other party remedies the default; or (2) it is found to be abandoned, at which time the beneficiary and trustee shall register the property with the city. The new owner on title, including a beneficiary and trustee, must register the property with the city. Applies: Property foreclosed and determined to be abandoned after the foreclosure. § 15.62.040 · code text Any property that has been foreclosed and determined to be abandoned after the foreclosure, the new owner on title, including if it is the beneficiary and trustee, shall register the property within ten days of taking owner of title to the property. Re-register the property with the city. Applies: After abandonment, when ownership changes or the loan is transferred to another responsible party. § 15.62.040 · code text Anytime after the property is determined to be abandoned and if there are any changes to ownership, whether recorded or not, or if the loan is transferred to another responsible party, 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 Rialto?

The beneficiary and trustee register abandoned property within 10 days of inspection; a new owner of foreclosed abandoned property, within 10 days of title. The fee is set by city council resolution and is not prorated; later registrations are due January 1st and received by January 31st. Vacant or abandoned property must be secured within 72 hours of becoming vacant or abandoned so unauthorized persons cannot get in. An administrative penalty is up to $1,000 per day, with a total capped at $100,000 per parcel or structure per year.

General information, not legal advice.

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