Santa Rosa · Foreclosure & auctions

Foreclosure and auctions in Santa Rosa

Santa Rosa requires owners of unmaintained vacant lots and vacant or abandoned buildings to register with the Code Enforcement Division, and foreclosed properties register on set dates. Foreclosure timing and sale rules come from state law.

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Key points

Registration: City rule: the owner registers within 10 days of the property being found an unmaintained vacant lot or holding a vacant building.
Foreclosed property: City rule: foreclosed property registers on the 10th day after the notice of default is recorded, or after acquisition at a trustee sale.
Fee and renewal: City rule: an annual registration and monitoring fee set by City Council resolution; renewal is due January 1 and received by January 31.
Inspections: City rule: do an initial maintenance inspection within 10 days of becoming subject to registration, then monthly, with written reports and photographs.
Provider: City rule: an owner outside Sonoma County or unable to inspect contracts a 24-hour provider who answers complaints within one hour.
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 Santa Rosa 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 Rosa code What Santa Rosa's code adds
Local contact	Contract with a service provider or agent to inspect, maintain and report on the registered property. Applies: Applies when the owner lives outside Sonoma County or is otherwise unable to meet the requirements personally. § 9-24.030 · code text the property owner's obligation to inspect the property shall be satisfied by contracting with an appropriate service provider or agent to inspect, maintain, and report on the registered property in accordance with this chapter. Provider or agent must be available 24 hours a day, 7 days a week, and answer complaints within one hour. Applies: Applies to an owner who lives outside Sonoma County or cannot personally inspect and contracts a provider or agent. § 9-24.030 · code text This service provider or agent shall be available 24 hours per day, seven days per week, for the purpose of responding within one hour to complaints regarding the condition of the registered property.
Upkeep duties	Do an initial maintenance inspection within 10 days after becoming subject to registration, then monthly. Keep the property free of trespassers and compliant with applicable codes. Send written reports with date-stamped photographs within 10 days of each monthly inspection. Applies: Applies to the owner of an unmaintained vacant lot, or of a vacant or abandoned building subject to registration. § 9-24.030 · code text All property owners of real properties which exist as unmaintained vacant lots, or which contain vacant or abandoned buildings subject to the registration requirements of this chapter shall have the obligation to perform an initial maintenance inspection within 10 days after becoming subject to the registration requirement, and to thereafter perform monthly maintenance inspections of the property to ensure that the property remains free of trespassers and in compliance with all applicable codes and regulations. Post and maintain required no-trespassing signs at each entrance. Applies: Applies where the Code Enforcement Division requires posting. § 9-24.030 · code text Such signs, where required, shall at a minimum be placed at each entrance to the real property and maintained in good condition at all times. No-trespassing signs must be at least eight- and one-half inches tall by eleven inches wide, with white lettering at least one inch high, on a contrasting background, and weatherproof Applies: no-trespassing signs required by the Code Enforcement Division § 9-24.030 · code text Such signs shall be no smaller than eight- and one-half inches tall by eleven inches wide and shall consist of white lettering no smaller than one inch in height on a contrasting background. Post and maintain an owner or service-provider contact sign at the front of the property, in a conspicuous place. Applies: Applies to the owner of an unmaintained vacant lot, or of property with vacant or abandoned buildings subject to registration. § 9-24.030 · code text The sign shall be placed at the front of the property in a conspicuous location and shall be maintained in good condition at all times. The contact sign must be at least 17 by 22 inches, with white lettering at least 1 inch high, weatherproof. Applies: Applies to the owner of an unmaintained vacant lot, or of property with vacant or abandoned buildings subject to registration. The background must contrast. § 9-24.030 · code text The sign shall be a minimum of 17 inches x 22 inches in size and shall consist of white lettering no smaller than one inch in height on a contrasting background. Keep doors and windows working and secured. Replace or cover broken ones as approved. Plywood or fencing may be required. Applies: Applies to unmaintained vacant lots and vacant or abandoned buildings. § 9-24.050 · code text The Code Enforcement Division, in its discretion, may require securing the property in an approved manner to ensure adequate protection against unauthorized entry, or by any other reasonable measures to prevent trespassers. Plywood boarding must be painted to match the structure's exterior color. Applies: Applies where plywood boarding is used. § 9-24.050 · code text Plywood boarding, where used, shall be painted to match the exterior color of the structure Plywood thickness is 1/2 inch for windows, 5/8 inch for doors and 3/4 inch for sliding and French doors. Applies: Applies where plywood boarding is used. Extra-large window openings may use 5/8 inch or 3/4 inch as necessary. § 9-24.050 · code text Plywood thickness shall be 1/2 inch for window openings, 5/8 inch for door openings and 3/4 inch for sliding door and French door openings.
Deadline to register	Within 10 days. Applies: Applies to the property owner, counted from when the property is found to be an unmaintained vacant lot or hold a vacant building. § 9-24.020 · code text The registration requirement is triggered within 10 days after either of the following occurs: (1) The real property is found to be an unmaintained vacant lot, or contain a vacant or abandoned building, as defined in this chapter; On the 10th day after the notice of default is recorded. Applies: Applies to foreclosed properties, for the existing property owner. § 9-24.020 · code text the registration requirement is triggered for an existing property owner upon the 10th day after the recording of the notice of default On the 10th day after acquiring the property at a trustee sale. Applies: Applies to foreclosed properties, for the new property owner. § 9-24.020 · code text for a new property owner, it is triggered upon the 10th day after acquiring the property at a trustee sale.
Registration fee	An annual registration and monitoring fee, set by City Council resolution. Applies: Applies to the owner of an unmaintained vacant lot, or of property with vacant or abandoned buildings subject to registration. § 9-24.020 · code text There is imposed on every property owner of a real property, which exists as an unmaintained vacant lot, or which contains vacant or abandoned buildings, an annual registration and monitoring fee. The amount of this fee shall be established by City Council resolution Renewal and fee are due January 1 each year and received no later than January 31. Applies: Applies to later annual registration renewals. § 9-24.020 · code text Subsequent registration renewals and fees are due January 1st of each year and must be received no later than January 31st of the year due. May be prorated to the nearest three-month period. Applies: Applies upon a finding of good cause. § 9-24.020 · code text Upon a finding of good cause, registration fees may be prorated to the nearest (three month) period at the discretion of the Director of Planning and Economic Development and/or their designee.
Registration	Register the property with the City's Code Enforcement Division. Applies: Applies to any owner holding an interest in an unmaintained vacant lot or property with vacant or abandoned buildings. § 9-24.020 · code text Any property owner who holds any property interest in any real property which exists as an unmaintained vacant lot, or which contains vacant or abandoned buildings shall register the property with the City's Code Enforcement Division by fully completing a registration packet furnished by the City. Registration is required. Applies: Applies to foreclosed properties subject to registration because a notice of default is recorded, for the existing owner. § 9-24.020 · code text For foreclosed properties subject to registration because a notice of default has been recorded, the registration requirement is triggered for an existing property owner upon the 10th day after the recording of the notice of default Registration is required. Applies: Applies to foreclosed properties subject to registration because a notice of default is recorded, for the new owner. § 9-24.020 · code text for a new property owner, it is triggered upon the 10th day after acquiring the property at a trustee 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 Santa Rosa?

City rule: the owner registers within 10 days of the property being found an unmaintained vacant lot or holding a vacant building. City rule: foreclosed property registers on the 10th day after the notice of default is recorded, or after acquisition at a trustee sale. City rule: an annual registration and monitoring fee set by City Council resolution; renewal is due January 1 and received by January 31. City rule: do an initial maintenance inspection within 10 days of becoming subject to registration, then monthly, with written reports and photographs. City rule: an owner outside Sonoma County or unable to inspect contracts a 24-hour provider who answers complaints within one hour.

General information, not legal advice.

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