Madera County · Foreclosure & auctions
Foreclosure and auctions in Madera County
In unincorporated Madera County, the beneficiary or trustee holding a deed of trust must register a property within 10 days of an inspection on default that finds signs of vacancy. Foreclosure steps follow state law.
Key points
- Registration: The beneficiary or trustee registers within 10 days of the inspection on default, before a notice of default, that finds vacancy signs.
- Annual fee: Later annual registrations and fees are due January 1 and received by January 31. The board of supervisors sets the fee by resolution.
- Upkeep: Abandoned properties must be comparable to the neighborhood standard and free of vacancy evidence and graffiti, with pools and spas clear or drained.
- Penalty: A penalty of not more than $1,000 per day applies when a 30-day notice of violation is issued and violations are not corrected.
- Daily offense: Each day a violation continues, or is allowed to continue, is a separate offense.
- 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 Madera County code or CA state law and links to the section it comes from (checked October 2026). General information, not legal advice.
Madera County's code applies in the unincorporated areas of the county. Cities in Madera County have their own codes and their own pages.
Registering vacant and foreclosed homes
| Upkeep duties |
|
|---|---|
| Penalty |
|
| Deadline to register |
|
| Registration fee |
|
| Registration |
|
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
Frequently asked questions
Must a lender or owner register a vacant or foreclosed home in Madera County?
The beneficiary or trustee registers within 10 days of the inspection on default, before a notice of default, that finds vacancy signs. Later annual registrations and fees are due January 1 and received by January 31. The board of supervisors sets the fee by resolution. Abandoned properties must be comparable to the neighborhood standard and free of vacancy evidence and graffiti, with pools and spas clear or drained. A penalty of not more than $1,000 per day applies when a 30-day notice of violation is issued and violations are not corrected. Each day a violation continues, or is allowed to continue, is a separate offense.
General information, not legal advice.
Ask about a specific Madera County property
Ask GoCodebook how these rules apply to your address and get an answer that cites the section.
Ask your question