Patterson · Foreclosure & auctions

Foreclosure and auctions in Patterson

Patterson requires the beneficiary or trustee to register a vacant property after default, and sets securing and boarding standards for any vacant structure. Foreclosure timing and sale rules come from state law.

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Key points

Registration: City rule: the beneficiary or trustee registers within 10 days of the inspection that finds the property vacant or showing vacancy signs.
Fee and renewal: City rule: an annual registration fee valid for the calendar year; later registrations are due January 1 and received by January 31.
Local manager: City rule: a corporate or out-of-area beneficiary or trustee names a local property management company, and posts a sign with a 24-hour phone.
Securing: City rule: secure all doors, windows and openings of any vacant structure by locking or barricading, and remove waste, rubbish and debris.
Boarding standard: City rule: a boarded structure uses exterior-grade plywood at least 1/2 inch thick with galvanized hardware, and Do Not Enter signs at each entrance.
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 Patterson 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

Patterson code What Patterson's code adds
Local contact	Include the local property management company or companies responsible for security, maintenance and marketing. Applies: Applies when the beneficiary or trustee is a corporation or is located outside the area. § 6.18.030 · code text in the case of a corporation or out-of-area beneficiary/trustee, the local property management company(ies) responsible for the security, maintenance, and marketing of the property. Post the local manager's name and 24-hour phone on a street-facing window sign at least 18 by 24 inches. Applies: Applies to all vacant structures registered under the chapter. Legible from 45 feet. § 6.18.030 · code text All vacant structures registered under the requirements of this chapter shall be posted with the name and twenty-four-hour contact phone number of the local property management company.
Upkeep duties	Secure all doors, windows and openings by locking or barricading. Remove waste, rubbish and debris from the structure and yards. Applies: Applies to any vacant structure. § 1.68.040 · code text It is unlawful for any responsible person in charge or control of any vacant structure to fail to lock, barricade or secure all doors, windows and other openings. Use exterior-grade plywood at least 1/2 inch thick with two 2x4 stocks bolted behind it, galvanized hardware, and a barricade painted the structure's predominant color. Applies: Applies to a vacant structure that is boarded. Also post "Do Not Enter" signs at each entrance. § 1.68.060 · code text Remove all waste, rubbish or debris from the interior of the structure and from the yards surrounding the vacant structure; Windows and sliding doors need intact glazing or must be boarded. Doors and openings within 10 feet of grade or an accessible area must resist entry like a closed 1-3/8 inch door with a half-inch deadbolt, or be boarded. Keep at least one operable door per structure and unit. Keep all locks locked. Applies: Applies to a vacant structure that has suffered an unauthorized entry. § 6.18.080 · code text The owner or responsible agent of a vacant structure which has suffered an unauthorized entry must provide security which meets the following minimum standards:
Deadline to register	Within 10 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 or showing vacancy signs. § 6.18.030 · code text the beneficiary/trustee shall, within ten days of the inspection, register the property with the community development director or his designee on forms provided by the city. Due January 1 each year; must be received no later than January 31 of the year due. Applies: Applies to later annual registrations and fees. § 6.18.030 · 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 registration fee; the amount is not stated. Applies: Applies to a beneficiary or trustee registering a vacant property. It is valid for the calendar year. § 6.18.030 · code text An annual registration fee shall accompany the registration form.
Registration	The beneficiary or trustee must register within 10 days of the inspection if the property is vacant or shows vacancy. Applies: Applies to property under a deed of trust, inspected after default before a notice of default. It is deemed abandoned. § 6.18.030 · 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/trustee shall, within ten days of the inspection, register the property with the community development director or his designee on forms provided by the city. The beneficiary or trustee must register within 10 days after the inspection if it is vacant or shows vacancy signs. Applies: Applies to an occupied property that stays in default (inspected monthly) and later becomes vacant or shows vacancy signs. § 6.18.030 · code text If the property is occupied but remains in default it shall be inspected by the beneficiary/trustee, or his designee, monthly until (1) the trustor or other party remedies the default, or (2) it is found to be vacant or shows evidence of vacancy, at which time it is deemed abandoned, and the trustee shall, within ten days of that inspection, register the property with the community development director or his designee on forms provided by the city. Required. Applies: Applies to property sold at a foreclosure sale with title to the beneficiary, or transferred under a deed in lieu of foreclosure or sale. § 6.18.030 · 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 Patterson?

City rule: the beneficiary or trustee registers within 10 days of the inspection that finds the property vacant or showing vacancy signs. City rule: an annual registration fee valid for the calendar year; later registrations are due January 1 and received by January 31. City rule: a corporate or out-of-area beneficiary or trustee names a local property management company, and posts a sign with a 24-hour phone. City rule: secure all doors, windows and openings of any vacant structure by locking or barricading, and remove waste, rubbish and debris. City rule: a boarded structure uses exterior-grade plywood at least 1/2 inch thick with galvanized hardware, and Do Not Enter signs at each entrance.

General information, not legal advice.

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