San Bruno · Foreclosure & auctions

Foreclosure and auctions in San Bruno

San Bruno requires the beneficiary or trustee to register property within 30 days of a loan transfer or default when it is abandoned, and requires a plan for vacant property that is a nuisance. Foreclosure timing and sale rules come from state law.

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Key points

Registration: City rule: a beneficiary or trustee registers with the community development department within 30 days of a loan transfer, or of default if abandoned.
Fee: City rule: the registration fee is waived when the property is registered within the time and by the methods the chapter requires.
Maintenance plan: City rule: a nuisance vacant property (3 or more notices in 12 months) needs a maintenance plan within 10 days of the order.
Local manager: City rule: a responsible person more than 40 miles away contracts a local property management company within 40 miles for monthly inspections.
Plan fees: City rule: an annual fee and a renewal fee, set by city council resolution, apply to reviewing, approving or monitoring a maintenance plan.
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 San Bruno 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

San Bruno code What San Bruno's code adds
Local contact	Contract a local property management company within 40 miles to do monthly inspections. Applies: Applies when the responsible person is located more than 40 miles from the property. § 5.24.040 · code text If the responsible person is located more than forty miles from the property, a local property management company within forty miles shall be contracted to perform monthly inspections to verify that the property is in compliance with the requirements of this chapter. The owner may designate a management company beyond the 40-mile radius if it has a 24-hour, seven-day-a-week contact number. Applies: Applies when the community development director approves the designation. § 5.24.040 · code text Alternatively, the community development director may approve the owner's designation of a property management company in excess of the forty-mile radius provided the management company has a twenty-four hour seven-day a week contact number to report problems and complies with the requirements of this chapter as it pertains to the subject property.
Upkeep duties	Keep the property free of weeds, dry brush, dead vegetation, trash, junk, debris, building materials, unauthorized notices, discarded personal items and other items giving the appearance the property is vacant. § 5.24.040 · code text The property shall be kept 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, printed material or any other items that give the appearance that the property is vacant. Remove graffiti, tagging or similar markings, or paint over them with matching exterior-grade paint. Applies: A maintenance plan standard. The owner files a plan when vacant property is a nuisance (3 or more notices or citations in 12 months). § 5.24.040 · code text The 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. Regularly water, irrigate, cut, prune and mow visible front and side yards or accessible visible areas, and remove trimmings. Applies: Applies to areas visible from the right-of-way. § 5.24.040 · code text Visible front and side yards or accessible areas that are visible from the right-of-way shall be landscaped and maintained such that grass, ground covers, bushes, shrubs, hedges or similar plantings receive regular watering, irrigation, cutting, pruning, mowing and removal of all trimmings. Keep the exterior free of obvious peeling paint and dilapidated stairs, handrails or structures. Applies: Applies to exteriors visible from the right-of-way. A plan standard, filed when vacant property is a nuisance (3 or more notices in 12 months). § 5.24.040 · code text The exterior of structures visible to the right-of-way shall be kept free of obvious peeling paint and dilapidated stairs, handrails, or structures. Keep pools and spas drained and secured, or in working order with clear water free of pollutants and debris. Meet California minimum security fencing and safety requirements. Applies: Applies to properties with pools or spas. § 5.24.040 · code text Pools and spas shall be kept drained and secured or kept in working order so the water remains clear and free of pollutants and debris or drained and kept dry. Secure the property against unauthorized access and attractive nuisance: close and lock windows, doors, garage doors, gates and other openings, and reglaze or board broken windows. Applies: Applies to vacant property covered by a vacant property maintenance plan. § 5.24.040 · code text The property shall be secured in a manner so as not to be accessible to unauthorized persons nor creates an attractive nuisance (as defined in Chapter 5.04 of this code), including, but not limited to, closing and locking of windows, doors and garage doors, gates and any other opening of such size that it may allow access to the interior of the property and or structure(s). Monthly inspections to verify compliance. Applies: Applies when the responsible person is located more than 40 miles from the property. § 5.24.040 · code text If the responsible person is located more than forty miles from the property, a local property management company within forty miles shall be contracted to perform monthly inspections to verify that the property is in compliance with the requirements of this chapter.
Deadline to register	Within 30 days. Applies: Applies to a beneficiary or trustee holding a deed of trust, after a loan on San Bruno property is bought or transferred. § 5.26.030 · code text Within thirty days of the purchase and/or transfer of a loan/deed of trust secured by property in San Bruno; Within 30 days. Applies: Applies to a beneficiary or trustee holding a deed of trust, after the trustor defaults, if the property is abandoned (vacant or showing vacancy signs). § 5.26.030 · code text Within thirty days upon default by the trustor if the property is abandoned. No later than 10 days after service of the order. Applies: Applies to the responsible person, who must file a plan once vacant property is a nuisance (3 or more notices or citations in 12 months). § 5.24.030 · code text The responsible person shall file the vacant property maintenance plan no later than ten days after service of order to file vacant property maintenance plan.
Registration fee	Waived. Applies: Applies when the property is registered within the time and by the methods this chapter requires. § 5.26.030 · code text The registration fee shall be waived if the property is registered within the time frame and methods required by this chapter. An annual fee and a renewal fee, set by city council resolution. Applies: Applies to reviewing, approving or monitoring a vacant property maintenance plan. § 5.24.050 · code text The annual fee and renewal fee for reviewing, approving and/or monitoring a vacant property maintenance plan by the director shall be established from time to time by the city council by resolution.
Registration	Must register with the community development department. Applies: Applies to a beneficiary or trustee on San Bruno property, within 30 days of a loan transfer, or of default when abandoned. § 5.26.030 · code text Any beneficiary/trustee who holds a deed of trust secured by property located within the city of San Bruno shall register with the community development department when any of the following events occur: Must register. Applies: Applies to a beneficiary or trustee within 30 days after default, when inspection finds vacancy signs (deemed abandoned). Occupied properties in default are inspected monthly. § 5.26.030 · code text Within thirty days upon default by the trustor if the property is abandoned. The beneficiary/trustee shall perform an inspection of the property that is the security for the deed of trust, within thirty days upon default by the trustor to determine whether the property is abandoned. Must register. Applies: Applies to the beneficiary of the deed of trust, after a foreclosure sale transfers title to the beneficiary or under a deed in lieu. § 5.26.030 · code text This chapter shall also apply to properties that have been the subject of a foreclosure sale where the title was transferred to the beneficiary of a deed of trust involved in the foreclosure and any properties 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 San Bruno?

City rule: a beneficiary or trustee registers with the community development department within 30 days of a loan transfer, or of default if abandoned. City rule: the registration fee is waived when the property is registered within the time and by the methods the chapter requires. City rule: a nuisance vacant property (3 or more notices in 12 months) needs a maintenance plan within 10 days of the order. City rule: a responsible person more than 40 miles away contracts a local property management company within 40 miles for monthly inspections. City rule: an annual fee and a renewal fee, set by city council resolution, apply to reviewing, approving or monitoring a maintenance plan.

General information, not legal advice.

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