La Puente · Foreclosure & auctions

Foreclosure and auctions in La Puente

La Puente requires the beneficiary or trustee holding a deed of trust to register a property found vacant after default within 10 days of the inspection or date of vacancy, whichever is earliest. Foreclosure steps and auctions follow state law.

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Key points

Registration: Beneficiary or trustee registers within 10 days of the inspection or vacancy date, whichever is earliest, if inspection on default finds it vacant.
Annual fee: Later annual registrations are due January 31 of the year due. City council resolution sets the annual fee.
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 inspecting manager.
Upkeep: Abandoned property must meet the neighborhood standard: no weeds, trash, debris or graffiti; pools and spas clear or drained, fenced to state minimums.
Securing: Abandoned property must be secured to keep out trespassers, squatters and unauthorized people.
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 La Puente 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

La Puente code What La Puente's code adds
Local contact	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. § 3.22.030 · 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. Retain a local manager who inspects the property for compliance with the chapter. Applies: Applies to an out-of-area beneficiary or trustee. § 3.22.030 · 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, free of evidence of vacancy, weeds, dry brush, dead vegetation, trash, junk, debris, excessive foliage, mosquito larvae, abandonment-indicating materials and graffiti. Maintain visible front and side yards. Keep pools and spas clear and pollutant-free, or drained and dry, with state minimum security fencing. Applies: Applies to abandoned property: a property found vacant or showing evidence of vacancy. § 3.22.040 · 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: a property found vacant or showing signs of vacancy. § 3.22.050 · code text 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 of the inspection or the date of vacancy, whichever is earliest. Applies: Applies to the beneficiary or trustee holding a deed of trust, when the inspection upon default finds the property vacant. § 3.22.030 · 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 city manager or his/her designee on forms provided by the city. Register within ten days of that inspection or the date of vacancy. Applies: Applies to the beneficiary or trustee, when an occupied property in default, inspected monthly, is later found vacant. § 3.22.030 · code text 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 with the city manager or his/her designee on forms provided by the city. January 31 of the year due. Applies: Applies to the beneficiary or trustee, for later annual registrations (due January 1). § 3.22.030 · 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	An annual fee set by resolution of the city council, valid for the calendar year or the rest of it. Applies: Applies to the beneficiary or trustee registering an abandoned residential property. § 3.22.030 · code text The fee for registering an abandoned residential property shall be set by resolution of the city council.
Registration	Yes, registration is required. Applies: Applies to the beneficiary or trustee, when the property is found vacant or showing signs of vacancy after default (deemed abandoned). § 3.22.030 · 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 with the city manager or his/her designee on forms provided by the city. Yes, registration is required. Applies: Applies to the beneficiary or trustee, when an occupied property in default, inspected monthly, is later found vacant. § 3.22.030 · 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

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 La Puente?

Beneficiary or trustee registers within 10 days of the inspection or vacancy date, whichever is earliest, if inspection on default finds it vacant. Later annual registrations are due January 31 of the year due. City council resolution sets the annual fee. A corporation or out-of-area beneficiary or trustee must name a local property management company; out-of-area ones must retain a local inspecting manager. Abandoned property must meet the neighborhood standard: no weeds, trash, debris or graffiti; pools and spas clear or drained, fenced to state minimums. Abandoned property must be secured to keep out trespassers, squatters and unauthorized people.

General information, not legal advice.

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