Riverside County · Foreclosure & auctions

Foreclosure and auctions in Riverside County

In unincorporated Riverside County, the beneficiary or trustee must register a property within 10 days of an inspection after default that finds it vacant or showing vacancy signs. Foreclosure steps follow state law.

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Key points

Registration: The beneficiary or trustee registers with Code Enforcement within 10 days of the inspection after default, before a notice of default, that finds vacancy.
Annual fee: Later registrations and fees are due January 31 of the year due. The annual fee is set by minute order and not prorated.
Local company: A local property maintenance company is required when the beneficiary or trustee is a corporation or is out of the area.
Penalties: Administrative penalties may not exceed $100 for a first violation, $200 for a second within one year, or $500 for each additional one.
Upkeep: Abandoned properties must have graffiti removed and visible yards maintained, with pools and spas working or drained and meeting California minimum fencing.
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 Riverside County code or CA state law and links to the section it comes from (checked October 2026). General information, not legal advice.

Riverside County's code applies in the unincorporated areas of the county. Cities in Riverside County have their own codes and their own pages.

Registering vacant and foreclosed homes

Riverside County code What Riverside County's code adds
Local contact	A local property maintenance company is required. Applies: Applies when the beneficiary or trustee is a corporation or is out of the area. § 15.88.040 · code text in the case of a corporation or out-of-area beneficiary/trustee, the local property maintenance company responsible for the security, maintenance and marketing of the property.
Upkeep duties	Remove graffiti, tagging or similar markings, or paint over them with matching exterior-grade paint. Applies: Applies to abandoned properties in unincorporated Riverside County. § 15.88.050 · code text Abandoned properties shall also 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; Maintain visible front and side yards. Applies: Applies to abandoned properties in unincorporated Riverside County. § 15.88.050 · code text Maintenance of abandoned properties shall include landscape maintenance of visible front and side yards; Keep pools and spas working with clear, pollutant-free water, or drained and dry. Meet California minimum security fencing rules. Applies: Applies to properties with pools or spas. § 15.88.050 · code text Pools and spas shall either: (a) be kept in working order so the water remains clear and free of pollutants and debris, or (b) 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.
Penalty	An administrative penalty not exceeding $100. Applies: Applies to a first violation. § 15.88.080 · code text One hundred dollars ($100.00) for a first violation; An administrative penalty not exceeding $200. Applies: Applies to a second violation of the same ordinance within one year. § 15.88.080 · code text Two hundred dollars ($200.00) for a second violation of the same ordinance within one year; An administrative penalty not exceeding $500. Applies: Applies to each additional violation of the same ordinance within one year. § 15.88.080 · code text Five hundred dollars ($500.00) for each additional violation of the same ordinance within one year. Each day a violation is committed or allowed to continue is a separate offense. Applies: Applies to any violation of the abandoned-property chapter. § 15.88.080 · code text Each day a violation is committed or permitted to continue shall constitute a separate offense and shall be punishable as such.
Deadline to register	Within 10 days of the inspection. Applies: Applies to the beneficiary or trustee when the inspection after default and before a notice of default finds the property vacant or showing vacancy signs. § 15.88.040 · code text the beneficiary/trustee shall, within ten (10) days of the inspection, register the property with the Riverside County Code Enforcement Department January 31 of the year due. Applies: Applies to later registrations and fees. § 15.88.040 · 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.
Registration fee	An annual fee set by minute order. Applies: Applies to a beneficiary or trustee registering a property found vacant or showing vacancy signs after the owner defaults. § 15.88.040 · code text The board of supervisors shall establish a registration fee by minute order. An annual registration fee shall accompany the registration form. Not prorated. Applies: Applies to registration fees. § 15.88.040 · code text Registration fees will not be prorated.
Registration	The beneficiary or trustee must register the property with the Riverside County Code Enforcement Department. The property is deemed abandoned. Applies: Applies when the property is found vacant or shows vacancy signs after default. § 15.88.040 · code text If the property is found to be vacant or shows evidence of vacancy, it shall be deemed abandoned and the beneficiary/trustee shall, within ten (10) days of the inspection, register the property with the Riverside County Code Enforcement Department on forms provided by the County of Riverside. An occupied property in default is distressed. The beneficiary or trustee inspects monthly until cured or vacant, then registers it. Applies: Applies when the property is occupied but remains in default. § 15.88.040 · code text If the property is occupied but remains in default, it shall be deemed distressed, and it shall be inspected by the beneficiary/trustee or his or her designee monthly until either: (1) the trustor or other party remedies the default, or (2) it is found to be vacant or shows evidence of vacancy

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 Riverside County?

The beneficiary or trustee registers with Code Enforcement within 10 days of the inspection after default, before a notice of default, that finds vacancy. Later registrations and fees are due January 31 of the year due. The annual fee is set by minute order and not prorated. A local property maintenance company is required when the beneficiary or trustee is a corporation or is out of the area. Administrative penalties may not exceed $100 for a first violation, $200 for a second within one year, or $500 for each additional one. Abandoned properties must have graffiti removed and visible yards maintained, with pools and spas working or drained and meeting California minimum fencing.

General information, not legal advice.

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