Madera · Foreclosure & auctions

Foreclosure and auctions in Madera

Madera requires the beneficiary or trustee to register a vacant property after default, and requires the owner of any vacant property to register as well. Foreclosure timing and sale rules come from state law.

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Key points

Lender registration: City rule: the beneficiary or trustee registers within ten days of the inspection after default that finds the property vacant.
Owner registration: City rule: the owner of any vacant property, not only foreclosures, registers within ten business days of identifying the vacancy or learning of it.
Fee: City rule: an annual fee, valid for 12 months and not prorated, for lender registration; the owner's fee is set by City Council resolution.
Local manager: City rule: a corporate or out-of-area beneficiary, trustee or owner names the local property management company responsible for security, maintenance and marketing.
Upkeep: City rule: keep the property free of weeds, trash and debris, remove graffiti, maintain visible yards, and keep pools clear or drained.
State timeline: State law: at least 3 months from notice of default to notice of sale, which is posted at least 20 days before the sale.

Each rule below is marked Madera 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

Madera code What Madera's code adds
Local contact	Name the local property management company responsible for security, maintenance and marketing. Applies: Applies when the beneficiary or trustee is a corporation or out of area. § 9-11.04 · 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. Name the local property management company, if any, responsible for security, maintenance and marketing. Applies: Applies when the owner or owner of record is a corporation or out of area. § 9-12.05 · code text in the case of a corporate or out of area owner or owner of record, the local property management company, if any, responsible for the security, maintenance, and marketing of the property in question.
Upkeep duties	Keep free of weeds, dry brush, dead vegetation, trash, junk, debris, building materials, accumulated newspapers and similar items giving the appearance of abandonment. Remove graffiti. Maintain visible front and side yards to the neighborhood standard. Regularly water, irrigate, cut, prune and mow landscaping. Keep pools and spas clear and pollutant-free, or drained and dry, with state minimum security fencing. Applies: Applies to properties subject to this chapter. § 9-11.05 · code text Properties subject to this chapter shall be, in comparison to the neighborhood standard, kept free of weeds, dry brush, dead vegetation, trash, junk, debris, building materials, any accumulation of newspapers, circulars, flyers, notices, except those required by federal, state or local law, discarded personal items including but not limited to furniture, clothing, large and small appliances, printed material or any other items that give the appearance that the property is abandoned. Maintain landscaping, the building exterior and signage, and keep the building code-compliant and secure. Prevent criminal activity. Remove trash, debris and graffiti. Close and lock windows, doors, gates and other openings, replace broken windows, or board structures as permitted. Applies: Applies to a building vacant more than 90 days, where the owner shows active maintenance and monitoring that does not contribute to blight. § 9-12.03 · code text Active maintenance and monitoring shall include:
Deadline to register	Register within ten days of the inspection. Applies: Applies to the beneficiary or trustee, when the inspection after default and before a notice of default finds the property vacant (deemed abandoned). § 9-11.04 · code text the beneficiary/trustee shall, within ten days of the inspection, register the property with the Neighborhood Revitalization Coordinator or his or her designee on forms provided by the city. Register within ten days of that inspection. Applies: Applies to the beneficiary or trustee, when an occupied property in default, inspected monthly, is found vacant or showing signs of vacancy. § 9-11.04 · code text The trustee shall, within ten days of that inspection, register the property with the Neighborhood Revitalization Coordinator or his designee on forms provided by the city. Register within ten business days. Applies: Applies to the owner of any vacant property (not only foreclosures). Days count from identifying the vacancy or the owner's actual knowledge. § 9-12.05 · code text Within ten business days of identification of any vacant property, or owner's actual knowledge of any vacant property, the owner, or owner of record, must register the property with the City Finance Department.
Registration fee	An annual registration fee, valid for 12 months from registration and not prorated. The code gives no amount. Applies: Applies to the beneficiary or trustee registering a property secured by a deed of trust. § 9-11.04 · code text An annual registration fee shall accompany the registration form. The fee and registration shall be valid for 12 months from the date of registration of the property. An annual registration fee, set by resolution of the City Council. Applies: Applies to registering a vacant property. § 9-12.05 · code text An annual registration fee, as set by resolution of the City Council, shall accompany the submission of each registration form. The fee and registration shall be valid for one year from the date of registration.
Registration	Must register. Applies: Applies to the beneficiary or trustee, when the inspection after default and before a notice of default finds the property vacant (deemed abandoned). § 9-11.04 · 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 with the Neighborhood Revitalization Coordinator or his or her designee on forms provided by the city. Must register. Applies: Applies to the trustee or beneficiary, when an occupied property in default is later found vacant or showing signs of vacancy. § 9-11.04 · code text The trustee shall, within ten days of that inspection, register the property with the Neighborhood Revitalization Coordinator or his designee on forms provided by the city. Must register. Applies: Applies to the owner of any vacant property (not only foreclosures), within ten business days of identification or actual knowledge. § 9-12.05 · code text Within ten business days of identification of any vacant property, or owner's actual knowledge of any vacant property, the owner, or owner of record, must register the property with the City Finance Department. Must register. Applies: Applies to the beneficiary or trustee, when the property was sold at foreclosure with title going to the beneficiary, or transferred by deed in lieu. § 9-11.04 · 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 Madera?

City rule: the beneficiary or trustee registers within ten days of the inspection after default that finds the property vacant. City rule: the owner of any vacant property, not only foreclosures, registers within ten business days of identifying the vacancy or learning of it. City rule: an annual fee, valid for 12 months and not prorated, for lender registration; the owner's fee is set by City Council resolution. City rule: a corporate or out-of-area beneficiary, trustee or owner names the local property management company responsible for security, maintenance and marketing. City rule: keep the property free of weeds, trash and debris, remove graffiti, maintain visible yards, and keep pools clear or drained.

General information, not legal advice.

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