Santa Ana · Foreclosure & auctions

Foreclosure and auctions in Santa Ana

Santa Ana does not let a building designed for human use stand vacant for more than 45 days unless an exception applies. An owner registers a vacant building within 30 days, and a boarded building must be rehabilitated within 90 days.

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Key points

45-day limit: A building designed for human use or occupancy may not stand vacant for more than 45 days unless an exception applies.
Registration: An owner registers a vacant building within 30 days; an owner, beneficiary or trustee registers within 10 days after an inspection shows it vacant.
Boarded buildings: A boarded building, whether boarded by the owner or the city, must be rehabilitated for occupancy within 90 days after boarding.
Bond and fence: After 90 days vacant, a bond of 3 months' estimated costs is required, and generally a chain-link fence at least 6 feet high.
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 Santa Ana 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

Santa Ana code What Santa Ana's code adds
Local contact	A local property management company must be contracted to perform weekly inspections. Applies: Applies when vacant or abandoned property is owned by a corporation or an out-of-area beneficiary, trustee or owner. § 8-1987 · code text If the vacant or abandoned property is owned by a corporation and/or out of area beneficiary/trustee/owner, a local property management company shall be contracted to perform weekly inspections to verify that the abandoned property is maintained in accordance with the requirements of this section, and any other applicable laws. Post the name and 24-hour contact phone number of the local property management company. Applies: Applies when vacant or abandoned property is owned by a corporation or an out-of-area beneficiary, trustee or owner. § 8-1987 · code text The property shall be posted with the name and 24-hour contact phone number of the local property management company.
Upkeep duties	Keep free of weeds, dry brush, dead vegetation, excessive foliage growth, trash, junk, debris, building materials, accumulated notices and discarded personal items. Applies: Applies to registrable property, including vacant or abandoned properties subject to registration. § 8-1986 · code text Registrable property shall be kept free of weeds, dry brush, dead vegetation, excessive foliage growth, trash, junk, debris, building materials, any accumulation of newspaper, circular 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 abandoned. Remove graffiti, tagging or similar markings using exterior-grade paint matching the structure's exterior color. Applies: Applies to registrable property, including vacant or abandoned properties subject to registration. § 8-1986 · code text Registrable property shall be maintained free of graffiti, tagging or similar marking in accordance with Article IV of Chapter 10 of this Code. Any removal or painting over of graffiti shall be with an exterior grade paint that matches the color of the exterior of the structure. Continuously maintain visible yards: pruning, mowing, weeding, removing litter, fertilizing, replacing plants and decorative materials when necessary, and regular watering. Applies: Applies to visible yards. § 8-1986 · code text Visible yards shall be landscaped and continuously maintained by proper pruning, mowing of lawns, weeding, removal of litter, fertilizing, replacement of plants and decorative materials when necessary, and the regular watering of plants. Keep pools and spas operational with clear, pollutant-free water, or drain and keep them dry. Follow the more restrictive security-fencing standard. Applies: Applies to properties with pools or spas. § 8-1986 · code text Pools and spas shall be kept in working order so that water remains clear and free of pollutants, mosquito larvae, and debris, or alternatively shall be drained and kept dry. A building may not stand vacant for more than 45 days unless an applicable exception is established. Applies: Applies to a residential, commercial, historical or industrial building designed for human use or occupancy. § 8-1986 · code text No person, firm, partnership, corporation or other entity shall allow a residential, commercial, historical, or industrial building designed for human use or occupancy to stand vacant for more than forty-five (45) days, unless the owner establishes by substantial evidence to the reasonable satisfaction of the chief building official that one of the following applies: Rehabilitate for occupancy within 90 days after the building is boarded. Applies: Applies to a boarded building, whether boarded by the owner or by the city. § 8-1986 · code text The owner of any boarded building, whether boarded by voluntary action of the owner or as a result of enforcement activity by the city, shall cause the boarded building to be rehabilitated for occupancy within ninety (90) days after the building is boarded Secure against unauthorized access by closing and locking windows, doors, gates and other openings. Re-glaze or board broken windows. The code enforcement manager may require on-site security guards. Applies: Applies to abandoned and vacant properties. § 8-1987 · code text Abandoned and vacant properties shall be secured so as not to be accessible to unauthorized persons. Post a bond or similar security equal to 3 months' estimated blight-prevention and security costs. Applies: Applies when a building remains vacant for 90 days or more. § 8-1987 · code text Whenever a building remains vacant for a period of ninety (90) days or more, in addition to the other requirements of this chapter the owner, beneficiary or trustee, shall post with the city a bond or similar security in an amount equal to three (3) months estimated costs of blight prevention and security activities, as estimated by the chief building official or code enforcement manager. Install a chain-link fence at least 6 feet high next to property boundaries, or acceptable alternative fencing. Applies: Applies when a building remains vacant 90 days or more, unless city officials determine fencing would harm public safety and welfare. § 8-1987 · code text Whenever a building remains vacant for a period of ninety (90) days or more, in addition to the other requirements of this chapter, the owner, beneficiary or trustee shall cause to be installed a minimum six foot (6') high chain-link fence adjacent to the property boundaries, or other alternative fencing acceptable to the chief building official or code enforcement manager
Deadline to register	10 days Applies: Owner, beneficiary or trustee, after the inspection before a notice of default shows the property is vacant or abandoned. § 8-1985 · code text If such inspection shows that the property is vacant or abandoned, the owner, beneficiary or trustee shall, within ten (10) days of the inspection, register the property with the city's code enforcement division on forms provided by the city. 5 days Applies: New mortgagee, counted from the transfer, when the mortgage on a registrable property is sold or transferred. § 8-1985 · code text If the mortgage on a registrable property is sold or transferred, the new mortgagee is subject to all the terms of this article and within five (5) days of the transfer must register the property and pay a registration fee in accordance with this article. 5 days Applies: Transferee, counted from the transfer, when the mortgagee owner of a foreclosed property sells it to a non-arm's length related person or entity. § 8-1985 · code text If the mortgagee owner of a foreclosed real property sells or transfers the property to a non-arm's length related person or entity, the transferee is subject to all the terms of this article and within five (5) days of the transfer must register the property and pay a registration fee in accordance with this article. 30 days Applies: Owner of a vacant residential, commercial, historical or industrial building, counted from when it becomes vacant. § 8-1986 · code text Within thirty (30) days after a property becomes a vacant building as defined herein, the owner of a vacant residential, commercial, historical, or industrial building shall cause said building to be registered as a vacant building pursuant to the provisions of section 8-1985 of this chapter and shall pay the registration fee required per section 8-1989.
Registration fee	An annual non-refundable fee. The city council sets the amount by resolution, not exceeding the cost of administering the chapter. Applies: Applies to foreclosed, vacant or abandoned property being registered. § 8-1989 · code text The fee for registering and re-registering a foreclosed, vacant and/or abandoned property shall be set, from time to time, by resolution of the city council. The amount of the fee shall not exceed the cost of administering the provisions of this chapter. January 1 each year. Payment must be received no later than January 31 of the year due. Applies: Applies to annual registration and re-registration. § 8-1989 · code text An annual non-refundable foreclosed, vacant and/or abandoned property registration fee shall be paid to city at the time of registration, annually thereafter on January 1 each year and must be received no later than January 31 of the year due.
Registration	Registration is required. Applies: Owner, beneficiary or trustee, when the inspection before a notice of default shows the property is vacant or abandoned. § 8-1985 · code text If such inspection shows that the property is vacant or abandoned, the owner, beneficiary or trustee shall, within ten (10) days of the inspection, register the property with the city's code enforcement division on forms provided by the city. Registration is required. Applies: New mortgagee, when the mortgage on a registrable property is sold or transferred. § 8-1985 · code text If the mortgage on a registrable property is sold or transferred, the new mortgagee is subject to all the terms of this article and within five (5) days of the transfer must register the property and pay a registration fee in accordance with this article. Registration is required. Applies: Transferee, when the mortgagee owner of a foreclosed property sells it to a non-arm's length related person or entity. § 8-1985 · code text If the mortgagee owner of a foreclosed real property sells or transfers the property to a non-arm's length related person or entity, the transferee is subject to all the terms of this article and within five (5) days of the transfer must register the property and pay a registration fee in accordance with this article. Registration is required. Applies: Owner of any vacant residential, commercial, historical or industrial building, within 30 days after it becomes vacant. § 8-1986 · code text Within thirty (30) days after a property becomes a vacant building as defined herein, the owner of a vacant residential, commercial, historical, or industrial building shall cause said building to be registered as a vacant building pursuant to the provisions of section 8-1985 of this chapter and shall pay the registration fee required per section 8-1989.

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 Santa Ana?

A building designed for human use or occupancy may not stand vacant for more than 45 days unless an exception applies. An owner registers a vacant building within 30 days; an owner, beneficiary or trustee registers within 10 days after an inspection shows it vacant. A boarded building, whether boarded by the owner or the city, must be rehabilitated for occupancy within 90 days after boarding. After 90 days vacant, a bond of 3 months' estimated costs is required, and generally a chain-link fence at least 6 feet high.

General information, not legal advice.

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