South San Francisco · Foreclosure & auctions

Foreclosure and auctions in South San Francisco

South San Francisco requires the beneficiary or trustee of a property found vacant to register it within 10 days of the inspection or vacancy date, whichever is earliest. Foreclosure steps and auctions follow state law.

Ask about foreclosure & auctions in South San Francisco See coverage

Key points

Registration: The beneficiary or trustee registers within 10 days of the inspection or vacancy date, whichever is earliest, with the fire department's code enforcement division.
Annual fee: Later annual registrations are due January 31. An annual fee set by city council resolution must accompany the registration form.
Monthly inspection: The beneficiary or trustee must inspect an occupied property in default monthly, and the trustee registers it once it is found vacant.
Local manager: A corporation or out-of-area beneficiary or trustee must name a local property management company; out-of-area ones must retain a local manager to inspect.
Securing: Abandoned property must be secured to keep out trespassers, squatters and unauthorized people, without incomplete boarding.
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 South San Francisco 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

South San Francisco code What South San Francisco's code adds
Local contact	The registration must name the local property management company responsible for security, maintenance and marketing. Applies: Applies to a corporation or an out-of-area beneficiary or trustee. § 8.54.610 · code text in the case of a corporation or out-of-area beneficiary/trustee, the local property management company responsible for the security, maintenance and marketing of the property. An out-of-area beneficiary or trustee must retain a local property manager to inspect the property for compliance. Applies: Applies to an out-of-area beneficiary or trustee. § 8.54.610 · code text An out-of-area beneficiary or trustee shall retain a local management property, which shall inspect the property as required by this chapter to determine whether the abandoned property is in compliance with the requirements of this chapter.
Upkeep duties	Maintain to the neighborhood standard and free of evidence of vacancy, weeds, dry brush, dead vegetation, trash, junk, debris, excessive foliage, mosquito larvae, abandonment-indicating materials and graffiti. Keep pools or spas clear and pollutant-free, or drained and dry. Fill plumbing traps with vegetable oil. Secure doorways, windows and openings without incomplete boarding. Applies: Applies to abandoned property. § 8.54.615 · code text Abandoned property shall be maintained in a manner comparable to the neighborhood standard. At minimum: Secure the property to keep out trespassers, squatters and unauthorized people. Applies: Applies to abandoned property. § 8.54.620 · code text Any abandoned property shall be secured, as defined in this chapter. In addition, the abandoned property shall be secured in a manner that would prevent trespassers, squatters or unauthorized persons from entering and/or remaining on the property.
Deadline to register	Register within ten days. Applies: Applies to the beneficiary or trustee of a property found vacant. Days count from the inspection or vacancy date, whichever is earliest. § 8.54.610 · code text the beneficiary or trustee shall, within ten days of the inspection or the date of vacancy, whichever is earliest, register the property with the code enforcement division of the fire department January 31 of each year. Applies: Applies to later annual registrations. § 8.54.610 · code text Subsequent registrations are due January 1st of each year and must be received no later than January 31st of the year due.
Registration fee	Set by resolution of the city council. Applies: Applies to a beneficiary or trustee registering a property found vacant after the owner defaults. § 8.54.610 · code text The fee for registering an abandoned residential property shall be set by resolution of the city council. An annual fee must accompany the registration form. Applies: Applies to the initial registration and each later calendar year while the property stays vacant. § 8.54.610 · code text An annual registration fee shall accompany the registration form.
Registration	The beneficiary or trustee must register the property with the fire department's code enforcement division. The property is deemed abandoned. Applies: Applies when a property under a deed of trust is found vacant or showing signs of vacancy after default. § 8.54.610 · code text If the property is found to be vacant or shows evidence of vacancy, it is, by this chapter, deemed abandoned and the beneficiary or trustee shall, within ten days of the inspection or the date of vacancy, whichever is earliest, register the property The beneficiary or trustee must inspect an occupied property in default monthly. The trustee must register it once found vacant. Applies: Applies when an occupied property in default is later found vacant or showing signs of vacancy. § 8.54.610 · code text If the property is occupied but remains in default, it shall be deemed distressed, and it shall be inspected by the beneficiary or trustee, on monthly basis until either (A) the trustor or another party remedies the default; or (B) it is found to be vacant or shows evidence of vacancy, at which time it is deemed abandoned, and the trustee shall, within ten days of that inspection or the date of vacancy, register the property

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 South San Francisco?

The beneficiary or trustee registers within 10 days of the inspection or vacancy date, whichever is earliest, with the fire department's code enforcement division. Later annual registrations are due January 31. An annual fee set by city council resolution must accompany the registration form. The beneficiary or trustee must inspect an occupied property in default monthly, and the trustee registers it once it is found vacant. A corporation or out-of-area beneficiary or trustee must name a local property management company; out-of-area ones must retain a local manager to inspect. Abandoned property must be secured to keep out trespassers, squatters and unauthorized people, without incomplete boarding.

General information, not legal advice.

Ask about a specific South San Francisco property

Ask GoCodebook how these rules apply to your address and get an answer that cites the section.

Ask your question

More on South San Francisco

South San Francisco Municipal Code — full text

Renting & eviction in South San Francisco

Buying & selling in South San Francisco

Building on your lot in South San Francisco

South San Francisco overview