Manteca · Foreclosure & auctions

Foreclosure and auctions in Manteca

Manteca does not let a building designed for human use stay vacant for more than 30 days unless an exception applies. Violations carry escalating fines from $100 to $1,000, plus $350 per month after notice.

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Key points

30-day limit: A building designed for human use or occupancy may not remain vacant for more than 30 days unless an exception applies.
Rehabilitation: A boarded or neglected building must commence rehabilitation within 30 days after boarding, so it is no longer blighted, neglected or a nuisance.
Fines: After the initial 30 days, a building in violation faces $100 for the first violation, $500 for the second, and $1,000 for later ones.
Added charges: The city charges $300 per inspector call to the site, and $350 per month starting 30 days after the notice of violation.
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 Manteca 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

Manteca code What Manteca's code adds
Upkeep duties	Keep vacant structures structurally sound, with electrical, natural gas, sanitary and plumbing facilities that do not create a public health or safety hazard. Applies: Applies to all vacant structures. § 8.18.050 · code text All vacant structures shall be maintained in a structurally sound condition. Vacant structures must be secured against unauthorized entry. § 8.18.070 · code text All vacant structures shall be maintained in a way that secures them from any unauthorized entry. After an unauthorized entry, windows and sliding doors must have intact glazing or be boarded to city specifications. Applies: Applies to a vacant structure that has suffered an unauthorized entry. § 8.18.070 · code text All windows and sliding doors shall provide either intact glazing or be boarded as set forth in specifications adopted by the director and on file with the city of Manteca's planning department (within the department of development services); Doors and openings 10 feet or less above grade or an accessible area must resist entry like a closed door one and three-eighths inches thick with a half-inch deadbolt, or be boarded to city specifications. Applies: Applies to the owner or responsible agent of a vacant structure that has suffered an unauthorized entry. § 8.18.070 · code text Doors and service openings with thresholds located ten feet or less above the grade, stairway, landing, ramp, porch, roof or similarly accessible area shall provide resistance to entry equivalent to or greater than that of a closed single panel or hollow core door one and three-eighths inches thick equipped with a half-inch throw deadbolt or boarded as set forth in the specifications on file with the city of Manteca. Provide at least one operable door into each structure and each housing unit. Existing doors may be secured with a hasp and padlock, one-half inch deadbolt or dead-latch. Applies: Applies to a vacant structure that has suffered an unauthorized entry. § 8.18.070 · code text There shall be at least one operable door into each structure and into each housing unit. Keep all door locks locked. A door that cannot be made operable must be three-quarter-inch CDX plywood with the specified lock. Applies: Applies to a vacant structure that has suffered an unauthorized entry. § 8.18.070 · code text All door locks shall be kept locked. When a door cannot be made operable, a door shall be constructed of three-quarter inch CDX plywood and shall be equipped with a lock as described above. A boarded building must commence rehabilitation within 30 days after boarding, so it is no longer blighted, neglected or a nuisance. Applies: Applies to a boarded or neglected building. § 8.18.100 · code text The owner of any boarded or neglected building, whether boarded by voluntary action of the owner or as a result of enforcement activity by the city, shall cause the boarded building to commence rehabilitation of the building so that it is no longer blighted, neglected, or in a nuisance condition within thirty days after the building is boarded. A building may not remain vacant for more than 30 days unless an exception applies. Applies: Applies to a building designed for human use or occupancy. § 8.18.100 · code text No person shall allow a building designed for human use or occupancy to stand vacant for more than thirty days, unless one of the following applies: Keep landscaping and the building exterior in good condition, and regularly remove exterior trash, debris and graffiti. Applies: Applies to a building vacant more than 30 days; one way to show active maintenance and monitoring, as the director determines. § 8.18.100 · code text Active maintenance and monitoring shall include:
Penalty	$100 for the first violation. Applies: Applies when a building remains in violation beyond the initial 30 days; first violation. § 8.18.180 · code text Any owner of a building that remains in violation of this chapter beyond the initial thirty days shall be liable for an administrative penalty in an amount of one hundred dollars for the first violation; $500 for the second violation. Applies: Applies when a building remains in violation beyond the initial 30 days; second violation. § 8.18.180 · code text five hundred dollars for the second violation; $1,000 for the third and each later violation. Applies: Applies when a building remains in violation beyond the initial 30 days; third and each later violation. § 8.18.180 · code text and one thousand dollars for the third and each subsequent violation. $300 Applies: Charged each time a building inspector is called to the vacant building site. § 8.18.180 · code text there shall be assessed a three hundred dollar enforcement response fee each time a building inspector is called to the vacant building site $350 per month Applies: Applies 30 days after the notice of violation, until the owner remedies the violations. § 8.18.180 · code text a monthly monitoring fee of three hundred fifty dollars shall be imposed by the city on the owner

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 Manteca?

A building designed for human use or occupancy may not remain vacant for more than 30 days unless an exception applies. A boarded or neglected building must commence rehabilitation within 30 days after boarding, so it is no longer blighted, neglected or a nuisance. After the initial 30 days, a building in violation faces $100 for the first violation, $500 for the second, and $1,000 for later ones. The city charges $300 per inspector call to the site, and $350 per month starting 30 days after the notice of violation.

General information, not legal advice.

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