Winters · Foreclosure & auctions

Foreclosure and auctions in Winters

Winters requires the beneficiary or trustee to register vacant property after default, with weekly inspections by a local property manager for corporate or out-of-area owners. 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 on default that finds vacancy signs.
Fee and renewal: City rule: an annual fee set by city council resolution; later registrations are due January 1, no later than January 31.
Weekly inspections: City rule: a corporation or out-of-area owner hires a local property manager to do weekly inspections.
Upkeep: City rule: keep the property free of weeds, trash and debris, remove graffiti, and maintain visible front and side yards.
Security: City rule: close and lock windows, doors, gates and openings a child could enter, and reglaze or board broken windows.
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 Winters 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

Winters code What Winters's code adds
Local contact	A local property manager responsible for the property's security and maintenance. Applies: Applies to a corporation or out-of-area beneficiary or trustee. § 17.120.030 · code text in the case of a corporation or out-of-area beneficiary or trustee, the local property manager responsible for the security and maintenance of the property. Hire a local property manager to do weekly inspections. Applies: Applies to a corporation or an out-of-area beneficiary, trustee or owner. § 17.120.060 · code text If the responsible person is a corporation and/or out-of-area beneficiary/trustee or owner, a local property manager shall be hired to perform weekly inspections to verify that the requirements of this chapter and any other applicable laws are being met.
Upkeep duties	Keep properties free of weeds, dry brush, dead vegetation, trash, junk, debris, building materials, unauthorized accumulated newspapers and similar materials, and discarded personal items. Prevent the appearance of abandonment. Applies: Applies to property subject to inspection or registration (vacant, in default or foreclosed). § 17.120.050 · code text Responsible persons, including beneficiaries/trustees, shall maintain properties subject to inspection and/or registration pursuant to this chapter as required by this chapter and any other applicable provisions of federal, state or local law, and shall keep such properties free of weeds, dry brush, dead vegetation, trash, junk, debris, building materials Remove graffiti, tagging or similar markings, or paint over them with exterior-grade paint matching the structure. Applies: Applies to graffiti, tagging or similar markings. § 17.120.050 · code text The property shall be kept 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. Landscape and maintain visible front and side yards according to city requirements and neighborhood standards. Applies: Applies to visible front and side yards. § 17.120.050 · code text Visible front and side yards shall be landscaped and maintained in accordance with city requirements and neighborhood standards. Regularly water, irrigate, cut, prune and mow, and remove all trimmings. Applies: Applies to required landscape maintenance. § 17.120.050 · code text Required maintenance includes, but is not limited to, regular watering, irrigation, cutting, pruning and mowing of required landscape and removal of all trimmings. Keep pools and spas operational with clear water free of pollutants and debris, or drained and dry. Meet California minimum security fencing requirements. Applies: Applies to pools or spas on property subject to inspection or registration under this chapter. § 17.120.050 · 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. Close and lock windows, doors, gates and openings large enough for a child to enter. Reglaze or board broken windows. Applies: Applies to property subject to inspection or registration (vacant, in default or foreclosed). § 17.120.060 · code text Responsible persons including beneficiaries/trustees shall secure properties subject to inspection and/or registration pursuant to this chapter in a manner to prevent access by unauthorized persons including, but not limited to, the following: the closure and locking of windows, doors Weekly property inspections. Applies: Applies to property subject to inspection or registration (vacant, in default or foreclosed). The responsible person or local property manager inspects. § 17.120.060 · code text The responsible person or local property manager shall inspect the property on a weekly basis to determine if the property is in compliance with the requirements of this chapter.
Penalty	A new and separate offense for each day on which a violation occurs, continues or is permitted. Applies: Applies to any violation of the chapter on vacant and foreclosed property. § 17.120.090 · code text It shall constitute a new and separate offense for each and every day during any portion of which a violation of, or failure to comply with, any provision or requirement of this chapter is committed, continued, or permitted by any person, and such person shall be punished accordingly.
Deadline to register	Within 10 days of the inspection. Applies: Applies to a beneficiary or trustee holding a deed of trust, when the inspection required on default finds the property vacant or showing vacancy signs. § 17.120.030 · code text the beneficiary/trustee shall, within ten (10) days of the inspection, register the property with the community development director, or his or her designee, on forms provided by the city. January 1 of each year; no later than January 31 of the year due. Applies: Applies to a beneficiary or trustee holding a deed of trust, for later registrations and fees. § 17.120.030 · 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 fee set by city council resolution, valid for the calendar year or the rest of it. Applies: Applies to a beneficiary or trustee holding a deed of trust who registers a vacant property. § 17.120.030 · code text The annual registration fee in an amount established by city council resolution shall accompany the registration form.
Registration	Required. Applies: Applies to a beneficiary or trustee holding a deed of trust, when the inspection upon default finds the property vacant or showing vacancy signs. § 17.120.030 · 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 (10) days of the inspection, register the property with the community development director, or his or her designee, on forms provided by the city. Required. Applies: Applies to a beneficiary or trustee when a property occupied but in default (inspected monthly) is later found vacant or showing vacancy signs. § 17.120.030 · code text it is found to be vacant or shows evidence of vacancy, at which time it is deemed abandoned, and the beneficiary/trustee shall, within ten (10) days of that inspection, register the property with the community development director, or his or her designee, on forms provided by the city. Required. Applies: Applies to a beneficiary or trustee when the property becomes vacant after a foreclosure sale with title transferred to the beneficiary. § 17.120.030 · code text The beneficiary/trustee shall also register any property which becomes vacant after a foreclosure sale where the title was transferred to the beneficiary of a deed of trust involved in the foreclosure Required. Applies: Applies to a beneficiary or trustee when the property becomes vacant after a transfer under a deed in lieu of foreclosure or sale. § 17.120.030 · code text and any property which becomes vacant after being 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 Winters?

City rule: the beneficiary or trustee registers within 10 days of the inspection on default that finds vacancy signs. City rule: an annual fee set by city council resolution; later registrations are due January 1, no later than January 31. City rule: a corporation or out-of-area owner hires a local property manager to do weekly inspections. City rule: keep the property free of weeds, trash and debris, remove graffiti, and maintain visible front and side yards. City rule: close and lock windows, doors, gates and openings a child could enter, and reglaze or board broken windows.

General information, not legal advice.

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