Ojai · Foreclosure & auctions

Foreclosure and auctions in Ojai

Ojai requires a beneficiary or trustee who finds a property vacant to register it within 14 days, and a local property management company for corporate or out-of-area owners. Foreclosure timelines and auction rules come from state law.

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Key points

Registration: A beneficiary or trustee who finds a property vacant on inspection before recording a notice of default must register within 14 days.
Annual fee: The annual fee is due with the registration, valid for the calendar year and not prorated; later annual registrations are due January 31st.
Local manager: Property owned by a corporation or an out-of-area beneficiary, trustee or owner needs a local property management company that performs weekly inspections.
Securing: If the Director finds a vacant building unsecured, the owner must secure it within 7 days or the City may, at the owner's expense.
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 Ojai 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

Ojai code What Ojai's code adds
Local contact	A local property management company is required. Applies: Applies when a corporation or out-of-area beneficiary or trustee registers a vacant property. § 9-15.05 · code text In either case the registration shall contain the name of the beneficiary/trustee (corporation or individual), the direct street/office mailing address of the beneficiary/trustee (no post office boxes), a direct contact name and telephone number for the beneficiary/trustee and, 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. A local property management company is required, and it must perform weekly inspections. Applies: Applies when the property is owned by a corporation or an out-of-area beneficiary, trustee or owner. § 9-15.11 · code text If the property is owned by a corporation and/or out-of-area beneficiary/trustee/owner, a local property management company shall be contracted to perform weekly inspections to verify that the requirements of this section, and any other applicable laws, are being met.
Upkeep duties	Keep free of weeds, dry brush, dead vegetation, trash, junk, debris, building materials, accumulated newspapers and similar items that make the property look vacant. Applies: Applies to properties subject to this chapter. § 9-15.10 · code text Shall be in comparison to the standard of those properties within the same zoning designation, 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 vacant. Keep the building exterior, including paint and finishes, in good condition. § 9-15.10 · code text Shall be maintained so that the exterior of the building, including, but not limited to, paint and finishes, are in good condition. Remove or paint over graffiti, tagging or similar markings with matching exterior-grade paint. § 9-15.10 · code text Shall be maintained free of graffiti, tagging or similar markings by removal or painting over with an exterior grade paint that matches the color of the exterior of the structure. Keep visible front and side yards and landscaping in good condition, at least to the same-zoning-designation standard at registration. Applies: Applies to visible front and side yards. § 9-15.10 · code text Shall be landscaped and maintained (visible front and side yards) in good condition and no less than the standard of those properties within the same zoning designation at the time registration was required. Keep pools and spas working with clear, pollutant-free and debris-free water, or drained and dry. Meet California minimum security fencing requirements. Applies: Applies to properties with pools or spas. § 9-15.10 · code text Pools and spas shall be kept in working order so the water remains clear and free of pollutants and debris or drained and kept dry. In either case properties with pools and/or spas must comply with the minimum security fencing requirements of the State of California. Keep windows screened with opaque material that prevents seeing inside from public rights-of-way or public property. Windows may not be boarded. § 9-15.10 · code text Windows screened, but not boarded, with opaque material that prevents interior space of the building from being visible from public rights-of-way or public property. Secure the property against unauthorized access by closing and locking windows, doors, gates and other openings. Re-glaze broken windows. Applies: Applies to properties subject to this chapter. § 9-15.11 · code text Properties subject to this chapter shall be maintained in a secure manner so as not to be accessible to unauthorized persons. Post the local property management company's name and 24-hour contact phone number on a sign at least 18 inches by 24 inches, legible from 45 feet, with specified wording. Applies: Applies to properties subject to the vacant property chapter. § 9-15.11 · code text The posting shall be no less than 18 inches by 24 inches and shall be of a font that is legible from a distance of 45 feet and shall contain along with the name and 24 hour contact number the words "THIS PROPERTY MANAGED BY" and "TO REPORT PROBLEMS OR CONCERNS CALL." Secure the vacant building within 7 days. Otherwise the City may contract for securing at the owner's, beneficiary's or trustee's expense. Applies: Applies when the Director finds a vacant building is unsecured. § 9-15.11 · code text If the owner/beneficiary/trustee fails to secure a vacant building within seven days of the finding by the Director, the Department shall separately contract with a local property management company for the securing of the vacant building, at the expense of the owner/beneficiary/trustee.
Deadline to register	Within 14 days. Applies: Beneficiary or trustee who finds a property vacant on inspection before recording a notice of default; counted from the finding and the Director's letter. § 9-15.05 · code text If the property is found to be vacant or shows evidence of vacancy, the beneficiary/trustee shall, within 14 days of the finding and sending of a letter by the Director detailing the finding, register the property with the Director or designee on forms provided by the City. January 31st of each year. Applies: Applies to later annual registrations. § 9-15.05 · code text Subsequent registrations and fees 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 due with the registration, valid for the calendar year and not prorated. The amount is not stated. Applies: Beneficiary or trustee registering a vacant property. § 9-15.05 · code text An annual registration fee shall accompany the registration form. The fee and registration shall be valid for the calendar year, or remaining portion of the calendar year, in which the registration was initially required. A monthly vacant building monitoring fee, set by City Council resolution and not more than the estimated reasonable cost of monitoring. Applies: Applies to any vacant building, residential or not, that is boarded up or vacant more than 90 days. It may be waived. § 9-15.07 · code text There is imposed upon every owner/beneficiary/trustee of a vacant building monitored pursuant to this chapter, a monthly vacant building monitoring fee in an initial amount as the City Council may establish by resolution, provided that the fee shall not exceed the estimated reasonable cost of monitoring the vacant building.
Registration	Registration is required. Applies: Beneficiary or trustee holding a deed of trust, when the inspection after the owner's default finds the property vacant. § 9-15.05 · code text If the property is found to be vacant or shows evidence of vacancy, the beneficiary/trustee shall, within 14 days of the finding and sending of a letter by the Director detailing the finding, register the property with the Director or designee on forms provided by the City. Registration is required. Applies: Applies when the property has been the subject of a foreclosure sale and title transferred to the deed-of-trust beneficiary. § 9-15.05 · 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 Ojai?

A beneficiary or trustee who finds a property vacant on inspection before recording a notice of default must register within 14 days. The annual fee is due with the registration, valid for the calendar year and not prorated; later annual registrations are due January 31st. Property owned by a corporation or an out-of-area beneficiary, trustee or owner needs a local property management company that performs weekly inspections. If the Director finds a vacant building unsecured, the owner must secure it within 7 days or the City may, at the owner's expense.

General information, not legal advice.

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