Inglewood · Foreclosure & auctions

Foreclosure and auctions in Inglewood

Inglewood requires the beneficiary and trustee to register property found vacant within 10 calendar days of the inspection, with a $150 annual fee for a vacant single-family or multifamily lot. A structure vacant over 30 consecutive days can face $1,000 per structure per day.

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Key points

Registration: The beneficiary and trustee must register property found abandoned or showing signs of vacancy within 10 calendar days of the inspection.
Fee: The annual fee is $150 for an abandoned, distressed or vacant single-family or multifamily lot, due within 30 days after vacancy or City notice.
Fine: A structure vacant more than 30 consecutive calendar days faces $1,000 per structure per day, up to $100,000 per property per calendar year.
Securing: Secure the property within 72 hours; boarding needs prior written approval, and a letter of agency goes to the Police every 30 calendar days.
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 Inglewood 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

Inglewood code What Inglewood's code adds
Local contact	Yes. A local property management company must be identified. Applies: Its name, address and phone must be given on the registration form filed by the beneficiary and trustee. § 11-154 · code text The name, street address, telephone and facsimile number of a local property management company responsible for the security, maintenance, and marketing of the real property;
Upkeep duties	Keep the property neat, clean and healthful. Remove graffiti, junk, trash, debris and printed material that suggests vacancy. Maintain vegetation; keep and secure pools and water bodies clean; secure accessible structures. Applies: Applies to real property subject to the registration requirements of this Article. § 11-156 · code text Real property subject to the registration requirements of this Article shall be maintained in a neat, clean, and healthful condition at all times. Secure within 72 hours against unauthorized access: close, lock or board windows, doors, gates or openings large enough for a child. Get prior written approval before boarding. Applies: Applies when the property becomes abandoned or vacant, or shows signs of vacancy. § 11-157 · code text Real properties that are subject to registration pursuant to this Article (and buildings or structures thereon) shall be secured within seventy-two hours of becoming abandoned, vacant, or showing evidence of vacancy, in a manner to prevent access by unauthorized persons Submit a letter of agency to the Inglewood Police Department every 30 calendar days and post approved No Trespassing signs. Applies: Applies to responsible parties for real property subject to registration. § 11-157 · code text Responsible parties for any real property subject to registration pursuant to this Article shall submit a "letter of agency" (or other similarly entitled authorization) to the Inglewood Police Department every thirty calendar days and post "No Trespassing" signs as required and approved by the City
Penalty	A misdemeanor, punished as Article 2 of Chapter 1 provides. Administrative citations are also allowed. Applies: Applies to a person who owns, leases, occupies, controls or manages vacant or abandoned property and causes, permits or maintains a violation. § 11-160 · code text shall be guilty of a misdemeanor, and upon conviction thereof, may be punished as provided in Article 2 of Chapter 1 of the Inglewood Municipal Code and is also subject to administrative citations in accordance with Article 11.4 of Chapter 11 of the Inglewood Municipal Code. $1,000 per structure per day, not to exceed $100,000 per property per calendar year. Applies: Applies when a structure remains vacant or abandoned for more than 30 consecutive calendar days, and no listed exception applies. § 11-160 · code text is subject to a thirty-day notice of abandoned and/or vacant structure penalty of $1,000 per structure per day, not to exceed $100,000 per property per calendar year. 10% per month or any part of a month. Applies: Applies to an invoice unpaid 30 days after the date of the demand for payment or invoice. § 11-154 · code text A late charge of ten percent per month or any part hereof, will be assessed on any invoice which is unpaid after thirty days from the date of the demand for payment or an invoice. An additional penalty of $200. Applies: Applies when unpaid invoices and additional fees are added to the property owner's tax bill. § 11-154 · code text Invoices and any additional fees that remain unpaid will be added to the property owner's tax bill, and will include an additional penalty of $200.
Deadline to register	Within 10 calendar days of the inspection. Applies: Beneficiary and trustee holding a deed of trust, when the inspection before recording a notice of default finds the property abandoned or showing signs of vacancy. § 11-154 · code text the beneficiary and trustee shall register the real property with the City, on City-approved forms, within ten calendar days of the inspection. Within 10 calendar days of the inspection. Applies: Beneficiary and trustee, when a monthly inspection of a property in default finds it vacant or showing signs of vacancy. § 11-154 · code text at which time the beneficiary and trustee shall register the real property with the City within ten calendar days of said inspection. Within 10 calendar days of the inspection showing the vacancy or signs of vacancy. Applies: Beneficiary and trustee, when a property becomes vacant or shows signs of vacancy after a foreclosure with title to the beneficiary, or a deed in lieu of foreclosure or sale. § 11-154 · code text Registration shall be filed on City-approved forms within ten calendar days of the inspection demonstrating the vacancy or the evidence of vacancy. Received by January 31st of the year due. Applies: Beneficiary and trustee; later annual registrations and fees are due January 1 each year. The fee is not prorated. § 11-154 · code text Subsequent registrations and fees shall be due January 1st of each year and must be received by the City no later than January 31st of the year due. No later than 30 days after the property becomes abandoned, distressed or vacant, or 30 days after the City notifies the owner to register. Applies: Applies to payment of the registration fee. § 11-154 · code text The registration fee is due and payable upon registration; and no later than thirty days after real property becomes abandoned, distressed and/or vacant; or no later than thirty days after being notified by the City of Inglewood of the requirement to register.
Registration fee	$150 Applies: Annual registration fee for an abandoned, distressed or vacant single-family residential lot. § 11-154 · code text Single-family residential lot: $150; $150 Applies: Annual registration fee for an abandoned, distressed or vacant multifamily lot. § 11-154 · code text Multifamily lot: $150; A fee set by Council resolution. Applies: Applies to re-registration after title transfers to another responsible party. § 11-154 · code text A re-registration fee as set by Council resolution shall accompany the re-registration form. The City Administrator or designee may waive it. Applies: The owner agrees to keep the lot park-like, with no structure or building and a decorative wrought-iron fence in the front setback; the landscape design plan must be approved. § 11-154 · code text The City Administrator or designee may waive the annual vacant lot or building fee where the owner has agreed to maintain the lot in a park like setting without any structure or building with a decorative iron wrought fence installed in the front setback of the property.
Registration	Yes, registration is required. Applies: Beneficiary and trustee holding a deed of trust must inspect before recording a notice of default, and register the property if it is abandoned or shows signs of vacancy. § 11-154 · code text If the property is found to be abandoned or shows evidence of vacancy (as these terms are defined by this Article), the beneficiary and trustee shall register the real property with the City, on City-approved forms, within ten calendar days of the inspection. Yes, registration is required. Applies: Beneficiary and trustee of a property in default that was occupied at first inspection, when a later monthly inspection finds it vacant or showing signs of vacancy. § 11-154 · code text If the property is occupied at the time of the initial inspection but remains in default, it shall be inspected by the beneficiary and trustee every subsequent calendar month until: (a) the trustor or other party remedies the default; or (b) the foreclosure is completed and ownership is transferred to a new owner who is not the former beneficiary or trustee; or (c) the real property is found to be vacant or shows signs of vacancy, at which time the beneficiary and trustee shall register the real property with the City within ten calendar days of said inspection. Yes, registration is required. Applies: Beneficiary and trustee, when a property becomes vacant or shows signs of vacancy after a foreclosure where title passed to the beneficiary. § 11-154 · code text The beneficiary and trustee shall register with the City any real property which becomes vacant or shows evidence of vacancy after a foreclosure where the title was transferred to the beneficiary of a deed of trust involved in the foreclosure Yes, registration is required. Applies: Beneficiary and trustee, when a property becomes vacant or shows signs of vacancy after a transfer under a deed in lieu of foreclosure or sale. § 11-154 · code text The beneficiary and trustee shall register with the City any real property which becomes vacant or shows evidence of vacancy after a foreclosure where the title was transferred to the beneficiary of a deed of trust involved in the foreclosure and any property which becomes vacant or shows evidence of vacancy after being 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 Inglewood?

The beneficiary and trustee must register property found abandoned or showing signs of vacancy within 10 calendar days of the inspection. The annual fee is $150 for an abandoned, distressed or vacant single-family or multifamily lot, due within 30 days after vacancy or City notice. A structure vacant more than 30 consecutive calendar days faces $1,000 per structure per day, up to $100,000 per property per calendar year. Secure the property within 72 hours; boarding needs prior written approval, and a letter of agency goes to the Police every 30 calendar days.

General information, not legal advice.

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