Tulare · Foreclosure & auctions

Foreclosure and auctions in Tulare

Tulare requires a beneficiary or trustee to register property found vacant after default within 10 days of the inspection, and a local property management company for corporate or out-of-area owners. Foreclosure timelines and auction rules come from state law.

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Key points

Registration: A beneficiary or trustee holding a deed of trust registers property found vacant or showing vacancy signs within 10 days of the inspection.
Annual fee: City Council resolution sets the fee, not prorated; later registrations are due January 1 and no later than January 31.
Local manager: Corporate or out-of-area owners, beneficiaries and trustees need a local management company doing weekly inspections, with a posted 24-hour contact.
Strict liability: A violation of any part of the chapter is a strict liability offense, subject to prosecution or administrative enforcement.
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 Tulare 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

Tulare code What Tulare's code adds
Local contact	Yes. A local property management company responsible for security, maintenance and marketing must be provided. Applies: Applies to a corporation or an out-of-area beneficiary or trustee. § 4.90.040 · 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. Yes. A local property management company must be contracted to perform weekly inspections. Applies: Applies to property owned by a corporation or an out-of-area beneficiary, trustee or owner. § 4.90.060 · code text If the 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
Upkeep duties	Keep property free of weeds, dry bush, dead vegetation, trash, junk, debris, building materials, unauthorized accumulated papers, discarded personal items and other items suggesting abandonment; remove graffiti; maintain visible front and side yards to neighborhood standards; maintain pools and spas clear and pollutant-free or drained and dry; comply with state pool-security fencing requirements. Applies: Properties subject to the chapter (vacant or abandoned after default or foreclosure) § 4.90.050 · code text Properties subject to this section shall be, in comparison to the neighborhood standard, kept free of weeds, dry bush, dead vegetation, trash, junk, debris, building materials, any accumulation of newspapers, circulars, flyers, notices Secure windows, doors, gates and other openings against unauthorized access. Reglaze or board broken windows. Applies: Applies to properties subject to the chapter (vacant or abandoned after default or foreclosure). § 4.90.060 · code text SECURE MANNER includes but is not limited to the closure and locking of windows, doors (walkthrough, sliding and garage) gates and any other opening of such size that it may allow a child to access the interior of the property and or structure(s). Conduct weekly inspections for compliance when a local property management company is required. Applies: Applies to property owned by a corporation or an out-of-area beneficiary, trustee or owner. § 4.90.060 · code text The local property management company shall inspect the property on a weekly basis to determine if the property is in compliance with the requirements of this chapter. Post the management company name and 24-hour contact phone number facing the front street, at least 18 inches by 24 inches and legible from 45 feet. Applies: Applies to property owned by a corporation or an out-of-area beneficiary, trustee or owner, which must contract a local property management company. § 4.90.060 · code text The posting shall be no less than 18 inches by 24 inches and shall be of font that is legible from a distance of 45 feet
Penalty	A strict liability offense, subject to prosecution or administrative enforcement under Chapters 1.12 and 1.61. Applies: Applies to a violation of any portion of the chapter. § 4.90.110 · code text Violations of this chapter shall be treated as a strict liability offense regardless of intent. Any person, firm and/or corporation that violates any portion of this section shall be subject to prosecution and/or administrative enforcement under Chapters 1.12 and 1.61.
Deadline to register	Within 10 days of the inspection. Applies: Beneficiary or trustee, when the inspection before recording a notice of default finds the property vacant or showing signs of vacancy. § 4.90.040 · code text the beneficiary/trustee shall, within ten days of the inspection, register the property with the Director of Planning and Building or his or her designee Within 10 days of that inspection. Applies: Beneficiary or trustee of an occupied property in default, when a monthly inspection finds it vacant or showing signs of vacancy. § 4.90.040 · code text the trustee shall, within ten days of that inspection, register the property with the Director of Planning and Building or his or her designee January 1 of each year; no later than January 31 of the year due. Applies: Applies to later registrations. § 4.90.040 · code text Subsequent registrations and fees are due January 1 of each year and must be received no later than January 31 of the year due.
Registration fee	Set by City Council resolution. Applies: Applies to abandoned residential property. § 4.90.080 · code text The fee for registering an abandoned residential property shall be set by resolution of the City Council. Not prorated. Applies: Beneficiary or trustee registering a property found vacant or showing signs of vacancy after the owner defaults. § 4.90.040 · code text Registration fees will not be prorated.
Registration	Yes, registration is required. Applies: Beneficiary or trustee holding a deed of trust, when the inspection before recording a notice of default finds the property vacant or showing signs of vacancy. § 4.90.040 · 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/trustee shall, within ten days of the inspection, register the property Yes, registration is required. Applies: Beneficiary or trustee of an occupied property in default, when a monthly inspection finds it vacant or showing signs of vacancy. § 4.90.040 · code text 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, register the property Yes, registration is required. Applies: Beneficiary or trustee, when the property was sold at a foreclosure sale with title to the beneficiary, or transferred by deed in lieu of foreclosure or sale. § 4.90.040 · code text This section 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 Tulare?

A beneficiary or trustee holding a deed of trust registers property found vacant or showing vacancy signs within 10 days of the inspection. City Council resolution sets the fee, not prorated; later registrations are due January 1 and no later than January 31. Corporate or out-of-area owners, beneficiaries and trustees need a local management company doing weekly inspections, with a posted 24-hour contact. A violation of any part of the chapter is a strict liability offense, subject to prosecution or administrative enforcement.

General information, not legal advice.

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