Fowler · Foreclosure & auctions

Foreclosure and auctions in Fowler

Fowler requires the trustee or beneficiary of a vacant foreclosed property to register it within 10 days of finding it vacant, and sets short board-up, trash and graffiti deadlines for any vacant building. Foreclosure timelines and auction rules come from state law.

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Key points

Registration: A trustee or beneficiary holding the deed of trust must register a property found vacant within 10 days of inspection; renewals by January 31.
Annual fee: An annual registration fee, set by City Council resolution, is paid with the registration and valid for the calendar year.
Cleanup deadlines: On any vacant building: board up broken windows within 24 hours, remove trash and debris within 72 hours, and remove graffiti within 48 hours.
Signs: Any vacant building needs a sign at least 18 by 24 inches with the manager and a 24-hour phone, plus a No Trespassing sign.
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 Fowler 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

Fowler code What Fowler's code adds
Local contact	A local responsible party or agent living within Fresno County must be named. Applies: Applies when no trustee or beneficiary lives within Fresno County. § 5-21.303 · code text If no trustee or beneficiary resides within the County of Fresno, the name, address, and phone number of a party residing within the County of Fresno who shall be designated as the local responsible party or agent
Upkeep duties	Board up broken windows within 24 hours and replace them within 72 hours, subject to the securing rules in subsection (g). Applies: Applies to broken windows on any vacant building, residential, commercial or industrial, in Fowler. § 5-21.301 · code text Board up broken windows within twenty-four (24) hours and replace broken windows within seventy-two (72) hours, subject to the provisions of subsection (g). Remove all trash and debris within 72 hours. Applies: Applies to trash or debris placed or abandoned on any vacant building, residential, commercial or industrial, in Fowler. § 5-21.301 · code text Remove all trash and debris within seventy-two (72) hours of their placement or abandonment on the property. Remove all graffiti within 48 hours. Applies: Applies to graffiti placed on any vacant building, residential, commercial or industrial, in Fowler. § 5-21.301 · code text Remove all graffiti on the property within forty-eight (48) hours of placement on the property. Demolish or fully repair within 90 days. Extensions may not exceed 90 days at a time. Applies: Applies to a fire-damaged residential building that is not safe or legal to occupy. § 5-21.301 · code text Fire damaged residential buildings that are not safe or legal to occupy shall be either demolished or fully repaired within ninety (90) days of the occurrence of the fire. Post a sign at least 18 by 24 inches on the building front showing who manages it, a 24-hour phone number, and the owner's name and address. Applies: Applies to the owner of any vacant building, residential, commercial or industrial, in Fowler. § 5-21.301 · code text Vacant property owners shall post a sign no smaller than 18 by 24 inches on the front of the exterior building or structure so it is legible from the public right of way, with the following information: Post at least one No Trespassing sign, at least 17 by 22 inches, with lettering no smaller than 1 inch high. Applies: Applies to the owner of any vacant building, residential, commercial or industrial, in Fowler. § 5-21.301 · code text Vacant property owners shall post a minimum of one (1) "No Trespassing" sign in accordance with the Fowler Police Department requirements. The sign must be at least 17 by 22 inches in size, with lettering no smaller than 1 inch in height.
Deadline to register	Within 10 days of inspection. Applies: Trustee or beneficiary holding the deed of trust must inspect on default, before recording a notice of default. Applies if the property is found vacant. § 5-21.303 · code text If the property is found to be vacant, as described by section 5-21.301, such property is deemed to fall within the provisions of this section and shall be registered with the City Manager or designee within ten (10) days of inspection. Within 10 days of finding the property to be vacant. Applies: Trustee or beneficiary; the property was occupied at inspection (inspected monthly), then found vacant. § 5-21.303 · code text If the property is occupied at the time of inspection, it shall be inspected on a monthly basis until (i) the default is remedied by the trustor or other party or (ii) the property is found to be vacant, at which time it shall be registered with the City within ten (10) days of finding the property to be vacant. By January 31 of the year due. Applies: Trustee or beneficiary renewing a vacant foreclosed property registration. Fees are due January 1. § 5-21.303 · code text Subsequent registrations and fees are due January 1 of each year and must be received by the City no later than January 31 of the year due.
Registration fee	An annual registration fee as set by City Council resolution. Applies: Trustee or beneficiary registering a vacant foreclosed property. Paid with the registration; valid for the calendar year. § 5-21.303 · code text An annual registration fee as set by Resolution of the City Council shall accompany the registration form.
Registration	Registration is required. Applies: Vacant property that came under a trustee's or beneficiary's control through borrower default or foreclosure, including a deed transferred to the beneficiary or a deed in lieu of foreclosure or sale. § 5-21.303 · code text This section shall apply to all vacant properties in the City of Fowler that have come within ownership or control of a trustee or beneficiary as a result of the default of a borrower and/or the foreclosure process.

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 Fowler?

A trustee or beneficiary holding the deed of trust must register a property found vacant within 10 days of inspection; renewals by January 31. An annual registration fee, set by City Council resolution, is paid with the registration and valid for the calendar year. On any vacant building: board up broken windows within 24 hours, remove trash and debris within 72 hours, and remove graffiti within 48 hours. Any vacant building needs a sign at least 18 by 24 inches with the manager and a 24-hour phone, plus a No Trespassing sign.

General information, not legal advice.

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