Vacant Property Policies

Banning

Definitions:

Vacant: means a building that is not legally occupied. Evidence of vacancy: means any condition that on its own, or combined with other conditions present, would lead a reasonable person to believe that the property is vacant. Such conditions include overgrown and/or dead vegetation, dry brush, accumulation of newspapers, etc.


Fees:

Yes. Refer to Section 8.12.030, Part C of the City Code, or CLICK HERE.


Penalties:

A. Penalty. The City of Banning code enforcement division shall have the primary responsibility for enforcing this chapter. In addition to any other remedies provided by law, any property owner or beneficiary/trustee who violates this chapter shall be liable for an administrative penalty in an amount not to exceed one thousand dollars ($1,000.00) for each calendar month, or portion thereof, the violation exists. The administrative penalty shall be waived if the building official or hearing officer finds that imposition of the penalty would cause a substantial economic hardship on the owner or would hinder the rehabilitation of the building. For procedures of the penalty, please refer to Section 8.12.060, B-E or CLICK HERE.


Procedures on Contacting Owners:

How does the City contact the owner on a vacant/foreclosed residential property? The city tries to get as much information on the owner as possible. They obtain their information from the County Acessor's office. If it's an abandoned property, they have information on file when the property is initially registered with the city. Every lien holder is responsible for registering the property with the city. If a case is opened on that property, they send out a letter, or they call the person, so that the lienholder can make the corrections.


Registration:

Yes. Refer to Section 8.12.030, Part A and B of the City Code, or CLICK HERE.


What are they going to cite?

Some examples: Exterior of the building is kept free of evidence of vacancy; exterior trash, debris, abandoned automobiles and graffiti are promptly and regularly removed; Pools and spas shall either (a) be kept in working order so the water remains clear and free of pollutants and debris, or (b) 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. Adherence to this section does not relieve the beneficiary/trustee or owner of any obligations set forth in any covenants, conditions and restrictions and/or homeowner's association rules and regulations which may apply to the vacant property.


Who does it apply to?

Owners of residential or nonresidential vacant property who fails to actively maintain the building. The purpose of this Section of the City Code is to establish uniform and reasonable regulations to prevent the immediate risks and detrimental effects associated with vacant and distressed residential properties.

Canyon Lake

Definitions:

Vacant means a residential building/structure that is not occupied by authorized persons, and includes abandoned property, including property which shows evidence of vacancy.


Fees:

At the time of initial registration of the property, and annually thereafter or until the property is sold to a third party, the owner shall pay a registration fee in an amount established by City Council resolution.


Penalties:

A notice of violation will be sent to the owner or property manager, detailing what is wrong with the property. It will also outline the City's intent to impose at fine of up to $1,000/day if the correction of the violation does not commence within 14 days and is not completed within 30 days from the date of the notice. For more details, CLICK HERE at 5.20.060 Notice of violations.


Procedures on Contacting Owners:

How do Code Enforcement officers get in contact with the owner should something occur on the property?

  • There is a registration number listed on the form you fill out, when you register the property with the City. From this, we get the property owner information, the address, and whoever is the field person, currently maintaining the property.

What are some examples of things you do?

  • We go through the cities, make sure the front door is locked and there is no graffiti. If a door gets unlocked, we lock the door for the owner if they are not there and we call them, informing them of what occured. We really are trying to avoid squatters or teenagers partying in them (homes)." 

Registration:

Must be registered with the City by the owner or the property's real estate agent. The registration shall contain the following information: Address and APN for the foreclosed property; name and current contact information for the owner, including an emergency contact number; name and current contact information for the owner's local agent or local property manager, and an emergency local contact number; the date of acquisition of the property and the status of the property as of the inspection.


What are they going to cite?

Graffitti, tagging, poorly kept lawns, poorly kept or improperly fenced pools, dry weeds, dry brush. For more, CLICK HERE at 5.20.030 Maintenance requirements.


Who does it apply to?

Owners of vacant and foreclosed residential property, notifying them of maintenance and security standards. It is also for new owners of vacant/foreclosed property.

Chino

Definitions:

There is no code at this time. Owners are not required to register property with the City.


Fees:

N/A


Penalties:

N/A


Procedures on Contacting Owners:

How do Code Enforcement officers get in contact with the owner, should something occur?

  • "We use the name on the title, to get information. We also have a number of different computer programs, to get a hold of the owner."

Once you get all the information you need, how do you contact the owner (via letter, phone call)?

  • "We call the owner or the bank. We will send out a letter."

Any other information?

  • "Also, if we were not able to access someone, we will do an abatement process. The responsible owner, handles the bill for that. If no owner exists, the bank will put a lien on the property and it cannot be sold to a new buyer, until all the liens/fines are cleared."

Registration:

N/A


What are they going to cite?

N/A


Who does it apply to?

N/A

Chino Hills

Definitions:

The City does not have a vacant/foreclosed property registration ordinance at this time. The Code Enforcement Office says, they follow their municipal code under "Public Nuisances". What constitues a public nuisance, are all listed in the following City Code: 8.12.030 - Commencement of abatement proceedings. 


Fees:

No fees. 


Penalties:

The Director of Community Development must declare a public nuisance on the property, then request abatement proceedings. Then, the owner is served a notice, outlining what needs to be abated, usually within a minimum of seven calendar days and a maximum of thirty (30) calendar days from the date of the notice. The notice shall further describe the consequences of failure to comply as prescribed in this section. For more, CLICK HERE at 8.12.030 - Commencement of abatement proceedings. 


Procedures on Contacting Owners:

How do Code Enforcement officers get in contact with the owner of a vacant/foreclosed residential property, should something occur?

  • "We go by the water bill to see who owns the property. Next step, we would go by the County Accessor's office to find out the owner's information. In the case of foreclosures, it can be a waiting game to find out who is responsible for the property.  

Do you contact them by letter, phone call, e-mail?

  • "Always through letter. We send two letters to get voluntary compliance. If no response, we then send a compliance order, then a citation. Citations can be $100 for the 1st offense, $200 for the 2nd offense and $500 for the 3rd and subsequent. The City Code is written, to where there could be a fine everyday."

Registration:

Code Enforcement asks everyone who calls about vacant/residential property, to let them know the address, name and telephone number of the property owner so they will have it on file. 


What are they going to cite?

Buildings which are abandoned, partially destroyed, or unsafe as defined in the adopted California Building Code, or left in an unreasonable state of partial construction; failure to secure doorways; failure to maintain pools; overgrown or dead vegetation and other violations to the San Bernardino County Code. For more, CLICK HERE at 8.12.020 - Public nuisances designated. 


Who does it apply to?

Owners of residential property who have, what are considered a "public nuisance". 

Claremont

Definitions:

Vacancy-Any building, structure or real property that is unoccupied or occupied by a person without a legal right of occupancy. (8.17.020, Definitions)


Fees:

The fee for registering and re-registering an abandoned property shall be set, from time to time, by resolution of the City Council. The amount of the fee charges shall not exceed the cost of administering the provisions of this chapter.  Taken from, 8.17.080 Fees.  The current cost, is $70 per registration (per the Code Enforcement Office).


Penalties:

The fee schedule for fines is $100 for the 1st offense, $200 for the 2nd offense and $500 for the 3rd and subsequent offenses (Per Code Enforcement Office). As per the code, 

  1. Any violation of this chapter shall be treated as a strict liability offense; a violation shall be deemed to have occurred regardless of a violator’s intent.
  2. Any person, partnership, association, corporation, fiduciary or other legal entity, that owns, leases, occupies, controls or manages any abandoned property and causes, permits, or maintains a violation of the chapter as to that property, shall be guilty of a misdemeanor, and upon conviction thereof, may be punished as provided in Chapter 1.12 of this Code.

For more information, CLICK HERE at 8.17.090 Enforcement.


Procedures on Contacting Owners:

How do Code Enforcement Officers get in contact with owners, should something occur on a property?

  • If its' (the property) at some stage of default, foreclosed, or the owner still lives in it, we send out a 30 day courtesy notice through certified mail to whoever is on the deed of trust or whom we have information for as the last known owner. We will post the property. After 30 days are up, we check back to see if needed corrections have been made. If not, after that, on a weekly basis we start enforcing violations ranging from $100 for the 1st offense, to $500 for the 3rd offense and every subsequent offense.

What are your sources of information?

  • We find owner information based on what's on file, the Assessor's office, a title search, default and/or REO reports.

Registration:

  • An inspection must be done by the beneficiary and trustee, who hold the deed of trust on the property. If the property has defaulted, this inspection must be done before filing a Notice of Default with the Recorder's Office.
  • If such inspection shows that the property is abandoned, the owner, beneficiary or trustee shall, within ten (10) days of the inspection register the property with the City’s Community Improvement Office on forms provided by the City.
  • If the property is occupied but distressed, the trustee and beneficiary or a designee shall inspect the property on a monthly basis until: (1) the trustor or another party remedies the default; or (2) the property is found to be vacant or shows evidence of vacancy, deemed abandoned and registered subject to section 8.17.040(B). 

For more rules, CLICK HERE at 8.17.040 Registration.


What are they going to cite?

If the lawn is not maintained and landscaped up to neighborhood standard; if pool/spas are not properly secured by fencing and kept free of pollutants; if property has weeds, dry brush, excessive newspapers; and must be free of tagging or similar markings. Taken from 8.17.050 Maintenance requirements.


Who does it apply to?

Title holders or owners of foreclosed, abandoned or vacated property who do not maintain their property or keep it secure, according to City Code. 

Colton

Definitions:

Vacant: means building or structure that is not legally occupied.


Fees:

The fee for registrering or re-registering the property, shall take place at the time set forth by City Council. For more information, CLICK HERE or the City Code at 8.05.110 Fees.


Penalties:

Any violation of a provision in this chapter is subject to an administrative fine and penalty, which shall not exceed $1,000. For more information, CLICK HERE or visit the City Code at 8.05.090 - Penalties.


Procedures on Contacting Owners:

How does the City contact the owner on a vacant/foreclosed residential property (like a fire or vandalism)?
We 1st mail a notice to whoever's name is on the title. If it's bank owned we contact the bank, or if it's private, we contact that owner. We have registration form copies that the owner's/banks used to register the property with the city, here at the Code Enforcement office. Should we need information, we have it here. It is the bank's/property owner's responsibility to provide information with the City. If we are having trouble locating owners, we may go through the County Accessor's office, but usually we have everything we need, here (at Code Enforcement office).


Registration:

Any owner or benificiary under a deed of trust must inspect the property, prior to filing a Notice of Default with the San Bernardino County Recorder's Office. For more information, CLICK HERE or visit the City Code at 8.05.040 - Registration Requirements.


What are they going to cite?

Poorly maintained lawns, pools, debris lying around, accumulated newspapers, etc. Refer to Section 8.05.050, Management and Maintainance Requirements.


Who does it apply to?

Owners of vacant, abandoned or distressed properties who's property could potentially be deemed a nuisance, to the surrounding community or neighborhood.

Corona

Definitions:

No vacant property definitions. On another note, here is a website you can check out regarding property maintainance in Corona, CLICK HERE


Fees:

Only those fees that must be paid, if your property is served with Notice of Intention to Abate Public Nusiance or have been seen as having violated any part of Section 8.32.


Penalties:

The property may be served with an written Notice of Intention to Abate Public Nuisance in accordance with Section 8.32.070 and Section 8.32.090. For more information on Penalties, please visit Section 8.32.060 Failure to voluntarily abate a declared nuisance and Section 8.32.180 Violations.


Procedures on Contacting Owners:

How does the City contact the owner on a vacant/foreclosed residential property (like a fire or vandalism)?

  • Usually if it's a case on property, we have done a property profile. For banks, we get the information via research or whatever is listed on the property profile. If the property is privately owned, we research the best we can to get the information on the property owner. We use several means necessary, such as a property profile search. We do everything we can, to get a hold of the property owner. The property profile search is information that comes to us from the Acessor's Office.

Once you've got all the information of the owner, how do you contact them?

  • We contact the bank via e-mail. We contact a regular owner by sending them a letter.

Registration:

No registration process


What are they going to cite?

Examples taken from 8.32.030, Classification of Nuisances, Part A: (5) Broken or missing windows or doors which constitute a hazardous condition or which otherwise invite trespassers or may lead to criminal activity on the premises; (6) Fences or walls which are in a hazardous condition, which are in disrepair or which hinder free access to public sidewalks or rights-of-way. For more information, CLICK HERE.


Who does it apply to?

It applies to those property owners whom do not maintain their property to the point, where it could be declared a public nuisance. Any property that could become "injurious" or potentially "injurious": to public health, safety and welfare of the surrounding community. For more on this, visit the City Code at 8.32.030 Classification of nuisances.

Fontana

Definitions:

There is no current vacant and foreclosed property ordinance. However, the Code Compliance Homepage on the website mentions a number of things they look for, on properties. To see the page, CLICK HERE.


Fees:

N/A


Penalties:

N/A


Procedures on Contacting Owners:

We go off County Records whose ever listed, in order to contact that owner. We post it on the property, as well as mail that post notification out the owner.


Registration:

N/A


What are they going to cite?

According to the Code Compliance website, they cite Unmaintained or overgrown yards; Houses with chipped and peeling paint and exposed bare wood areas; trash cans placed in public view on non-trash collection days; graffiti observed on private property; stagnant, unkept swimming pools and properties requiring weed abatement.


Who does it apply to?

N/A

Grand Terrace

Definitions:

There is no vacant/foreclosure property registration process in the city currently. However, the Code Enforcement office encourages property owners to give us the contact information should something occur on the property, that way they can contact them. It is strictly voluntary at this point. 


Fees:

N/A


Penalties:

N/A


Procedures on Contacting Owners:

How do Code Enforcement officers get in contact with the owner should something occur on the property?

  • "They (the Code Enforcement officer) hope the property is posted. They call the emergency contact number listed, to get in touch with the owner.

Do you send out letters, or just call them directly?

  • "We do send out letters, so long as we have the contact information" 

Registration:

N/A


What are they going to cite?

N/A


Who does it apply to?

N/A

Highland

Definitions:

Vacant-means a condition of property in which any building or structure thereon is not legally occupied.


Fees:

No fees stated in code to register. The only monetary fees are the ones listed under the Civil Penatly section. 


Penalties:

Anyone who violates any provisions of this part of the Code, will be subject to enforcement remedies as put forth in Highland Municpal Code, 1.24.030. If violation is not corrected, additional administrative fines will be imposed. For more, CLICK HERE at 8.54.090 Civil penalty.


Procedures on Contacting Owners:

What are the procedures for notifying the property owner of a vacant or foreclosed home, should something occur on the property?

  • Depending on what type of damage or incident, or if it is an emergency case such as the home being left open, an officer would board and secure the property for the owner. For minor violations, we send a notice in the mail to the owner of the violation that took place on the property. The City of Highland does have a vacant/foreclosed property ordinance, so usually we get all our information to contact the owner from there since they are required to register the property with the City.

Registration:

Taken from 8.54.040 Registration. A. Upon default by the trustor, any beneficiary or trustee who holds a deed of trust on a property located within the city of Highland shall perform an inspection of the property that is the security for the deed of trust, prior to recording a notice of default with the San Bernardino County recorder’s office. They also must file a registration form with all the correct information, which will be valid for one year. For more information, CLICK HERE.


What are they going to cite?

They cite things such as grafitti, pools and spas that are not properly fenced or kept free of pollutants; poorly maintained lawns; weeds. For a more examples, CLICK HERE to see the City Code at 8.54.050 Maintenance requirements.


Who does it apply to?

The new beneficiary or trustee in charge of the taking over the loan or deed of trust, on the home.

Jurupa Valley

Definitions:

Evidence of vacancy: Any condition that on its own, or combined with other conditions present, would lead a reasonable person to believe that the property is vacant. Such conditions include but are not limited to, overgrown and/or dead vegetation, dry brush, weeds, accumulation of newspapers, circulars, flyers, notices and/or mail (except those required by federal, state or local law), past due utility notices and/or disconnected utilities, accumulation of trash, junk. Vacant: A building/structure that is not legally occupied.


Fees:

Yes. For details, refer to Section 4 (Part d.) of the Riverside County Code, Ordinance 881, or CLICK HERE.


Penalties:

The Riverside County Code Enforcement Department shall have the primary responsibility for enforcing this ordinance. In addition to any other remedies provided by law, violations shall be prosecuted as described in Riverside County Ordinance No. 725. Each day a violation is committed or permitted to continue shall constitute a separate offense and shall be punishable as such. Violations of this ordinance shall be treated as a strict liability offense regardless of intent. Nothing in either this ordinance or Riverside County Ordinance No. 725 shall prevent the Riverside County Code Enforcement Department from engaging in efforts to obtain voluntary compliance by means of warnings, notices, or educational programs. For more information, refer to Section 8 of the County Code or CLICK HERE.


Procedures on Contacting Owners:

How does the City contact the owner on a vacant/foreclosed residential property (like a fire or vandalism)?

  • The sheriff's department normally handles crime or vandalism. The ordinance is in place to make sure the property owner or bank, registers the property with the County. It is a $70 annual fee. The owner must have the proper sinage posted and must be maintained by the owner, so it does not become blighted. If the property is not registered, the owner/bank will be cited.

When you have all of the information, what do you do, do you write a letter/or call the owner?

  • We have information from the County Records or accessors offive or tax collector. But normally we use the information from the County Accessor's. We mail them a letter or contact the property maintainance company.

Registration:

Yes. For details, refer to Section 4 of the Riverside County Code, Ordinance 881, or CLICK HERE.


What are they going to cite?

Abandoned properties shall be maintained in a manner comparable to the neighborhood standard. At a minimum: a. Abandoned properties shall be maintained so as to be kept free of evidence of vacancy. b. Abandoned properties shall also 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. c. Maintenance of abandoned properties shall include landscape maintenance of visible front and side yards. For more on this visit Ordinance 881 of the County Code or CLICK HERE.


Who does it apply to?

Section 2. PURPOSE. "The purpose of this ordinance is to establish uniform and reasonable regulations to prevent the detrimental effects associated with abandoned and distressed residential properties." So any residential property that has these conditions.

La Verne

Definitions:

No current law. The city does not have a huge issue with vacant/foreclosed residential properties.


Fees:

N/A


Penalties:

N/A


Procedures on Contacting Owners:

How do you contact the owner, should something occur on the property?

  • We try to get a hold of the bank, usually Bank of America, to notify them of the violation so they can fix it. If there is no response by the owner, the City Manager will make a decision about what to do about abating the property. A lien on the home or charges will be made to the owner, by the City, for abatement costs.

What are your sources for obtaining property owner information?

  • We have a in-house computer system to look up records of the property owner. 

Registration:

N/A


What are they going to cite?

N/A


Who does it apply to?

N/A

Lake Elsinore

Definitions:

“Vacant” means a building/structure that is not legally occupied.


Fees:

Taken from 8.60.080 Fees.

The fee for registering an abandoned residential property shall be set by resolution of the City Council.


Penalties:

Violations of this chapter may be enforced in any combination as allowed in Chapter 1.16 or 1.20 LEMC.


Procedures on Contacting Owners:

How do Code Enforcement officers get in contact with the owner should something occur on the property?

  • "They have to register the property with the City using the form, that we we know who to contact should something occur."                                                                                            

Do you contact them through letter or telephone?

  • "We usually send out a notice of violation, so yes, a letter."

Registration:

There are several different procedures for registrering a vacant or foreclosed home. One of them listed in the code is if the property is in default, it shall be inspected by the owner (beneficiary or trustee) 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 10 days of that inspection, register the property with the Building Official on forms provided by the City.

For more examples, CLICK HERE at 8.60.040 Registration.
 


What are they going to cite?

Weeds, dead vegetation, trash, poorly kept pools, poorly kept lawns. For more examples, CLICK HERE: 8.60.050 Maintenance requirements.


Who does it apply to?

Owners of vacant and foreclosed residential property.

Loma Linda

Definitions:

The city does not have a vacant/foreclosed residential property ordinance or code. Owners are not required to register the property with the city.


Fees:

N/A


Penalties:

N/A


Procedures on Contacting Owners:

 

How does the City contact the owner on a vacant/foreclosed residential property (like a fire or vandalism)?

  • “If it is a public safety violation such as a fire, we don’t have authority to handle it. The proper authorities handle it such as police.
  • “If it is a code enforcement violation, we post the property. Then we track down the property owner through county records and whatever records we can to get a hold of them. Then we send them a letter, which is a notice of violation that a violation took place.”

Registration:

N/A


What are they going to cite?

N/A


Who does it apply to?

N/A

Menifee

Definitions:

Vacant: means a building/structure that is not occupied by authorized persons, and includes abandoned property. 


Fees:

At the time of initial registration of the property, the owner must pay an annual fee (at a cost determined by City Council).  For more information, CLICK HERE at 5.20.025 Inspection and Registration Requirements.


Penalties:

You could be cited. Inspection, registration, maintenance and security may be treated as a separate violation. Failure to comply, could mean a $1,000 a day fine and will be treated as a separate offense, for each and every day, the violation is not corrected. For more information, CLICK HERE at the City Code at 5.20.050-Enforcement.


Procedures on Contacting Owners:

What are the procedures for notifying the property owner of a vacant or foreclosed home, should something occur on the property?

  • It is our hope that everyone fills out the vacant/abandoned property form and register's that property with the City. Often times, that is not the case. We usually have a contact list from the previous owner, whether it was a bank or privately owned. Once we find an open code violation, we send owner a Notice of Violation, via certfied and regular mail.

Registration:

Within 15 days of the acquisition of the foreclosed property, the new owner must perform an inspection of the property and register it, with the city. For more information, CLICK HERE at 5.20.025 -Inspection and Registration Requirements.


What are they going to cite?

They will cite things such as dead vegetation, poorly kept lawns, accumulated newspapers, and poorly kept swimming pools. For more information, CLICK HERE at the City Code, 5.20.030-Maintenance Requirements.


Who does it apply to?

The purpose, is obtain identification and information of the new owner, of a foreclosed property. It is also important, to obtain current information on the condition of the property and inform owners of the current condition. 

Montclair

Definitions:

No definitions in the code.


Fees:

Taken from Registration-Fees section. D. The registration forms shall contain, at a minimum, the following information: 1. Name and street/office address (not a post office box) and, if different, the mailing addresses of the beneficiary and trustee. 2. A direct contact name and telephone number for the person handling the deed of trust and/or foreclosure. 3. The name, street address, and telephone and facsimile numbers of a local property management company responsible for the security, maintenance, and/or marketing of the real property. For more information, visit the City Code at 10.46.040 - Registration Fees.


Penalties:

Taken from Violations and Penalties: A. Notwithstanding any other provision of this Code to the contrary, any person who causes, permits, or suffers a violation of any provision of this chapter, or who fails to comply with any obligation or requirement of this chapter, is guilty of a misdemeanor violation punishable in accordance with Section 1.12.010 of this Code. For more information, CLICK HERE or visit the City Code at 10.46.110 - Violations and penalties.


Procedures on Contacting Owners:

How does the City contact the owner on a vacant/foreclosed residential property (like a fire or vandalism)?

  • 1st, If a sign is posted outside in the window, I always call them (the property owner/bank). We always try to contact them first. We try to get the trustee's name or bank owners name. And a letter ALWAYS goes out to them 1st, before a fine of $1,000 could be assessed. Then, we contact them by phone or by letter, or both. We also use information from our computer program DOCEDGE or the County Accessor program, DATAQUICK. Normally, I will use DOCEDGE, which provides the latest recorded documents and information of the trustee or, if a notice of default has taken place on the property.

Registration:

Taken from Registration-Fees section. A. Any beneficiary and trustee who hold a deed of trust on real property located within the City of Montclair shall, prior to recording a notice of default, perform an inspection of said real property. For more information, click here or visit the City Code at 10.46.040 - RegistrationFees.


What are they going to cite?

Buildings or structures with graffiti, tagging, or other markings or graffiti; Accumulations of lumber; junk; trash; debris; Swimming pools, spas, or other bodies of water that are not maintained in such a manner as to be free and clear of pollutants or debris or that are maintained in such a manner as to be likely to harbor mosquitoes, insects, or vector including, but not limited to, water that is clouded or green; water containing bacterial growth, algae, insect larvae, insect remains, or animal remains; or swimming pools that are not secured and/or maintained in accordance with Chapter 10.48 of this Code. For more information, CLICK HERE or visit the City Code at 10.46.060 - Property maintenance requirements.


Who does it apply to?

Owners of vacant or abandoned residential property that is not adequately maintained according to City standards.

Moreno Valley

Definitions:

Vacant or vacated means real property not lawfully occupied by or with the consent of the owner or leaseholder of the property. Taken from 6.04.020 Definitions.


Fees:

No code


Penalties:

No code


Procedures on Contacting Owners:

How does the City contact the owner on a vacant/foreclosed residential property (like a fire or vandalism)?

  • It depends on the code enforcement officer. Sometimes, some of the code enforcement officers have contact with the realtors and get in touch with them. Some officers go above and beyond, do the research, contact the bank for a referral. We have a database (called RealQuest), which has ownership information of properties. It houses the most current information that exists of the property information, and we get this information through the County Accessor's Office. We send the owner a notification or letter letting them know of the situation.

Registration:

No code


What are they going to cite?

No code


Who does it apply to?

No code

Norco

Definitions:

The City of Norco, does not have a vacant/foreclosed property registration ordinance. The Code Enforcement office says, they do follow the public nuisance code, if they know it is going to be a court case. So, mentioned in the following sections, are the city's Public Nuisance Code.
For a complete list of public nusainces as defined by the City, CLICK HERE 6.22.010 Public nuisance defined.


Fees:

No fees at this time. 


Penalties:

City Manager or their designee, should declare a premisis, a public nuisance should it violate any of the provisions set forth in Chapter 6.22. The City Manager or designee will then, serve the owner a notice with a complete list of all the corrections of the property that need to be abated. If they are not completed, an assessment of costs against the property will be made and a lien against the property could be made. For more, CLICK HERE at 6.22.130 Assessment of costs against property.


Procedures on Contacting Owners:

How do Code Enforcement officers get in contact with the owner of a vacant/foreclosed property, should something occur?

  • We get in contact through the County Tax Assessor's office.

How do you get in touch with the owner?

  • We send them a letter about a code compliance complaint and give them so many days to clean it up. Next, we send a 2nd letter known as the Demand Letter, granting them an automatic time extension. If no compliance, we send them a third letter with an administrative ticket. Fines can be $100 for the 1st notice, $200 for the 2nd notice, and $500 for the third notification depending on the situation. They are charged per day. 

Registration:

No registration procedures at this time. 


What are they going to cite?

They will cite things like overgrown vegetation; dead or decaying hazaradous trees; buildings which are abandoned or partially constructed; broken windows or open doors which would permit vagrants or trespassers. For more, CLICK HERE 6.22.010 Public nuisance defined.


Who does it apply to?

Owners of residential property who have on their property, anything that could be considered a public nusaince as defined in the code. 

Ontario

Definitions:

Vacant: means a building or structure that is not legally occupied.


Fees:

The fee for registering or re-registering a property subject to this chapter shall be set from time to time by resolution of the City Council. Taken from Sec. 5-30.08. Fees.


Penalties:

Violations of this chapter shall be treated as a strict liability offense regardless of intent. Any person that violates any portion of this chapter shall be subject to enforcement and fines as provided in Chapter 1.2 or as provided by State law.


Procedures on Contacting Owners:

What are the procedures for contacting and out-of-area owner of a vacant property/home, should something occur on the property?

  • Typically, we mail a letter through the title company. If we have a number, we will contact them. If the property is bank owned, we will contact the bank. And if the property is run by a management company, we will contact them.

Registration:

a) Any beneficiary and trustee under a deed of trust, or their designee, on abandoned property located within the City of Ontario shall perform an inspection of the property that is the security for the deed of trust, upon default by the trustor, prior to recording a notice of default with the San Bernardino County Recorder's Office. For more on registration requirements, please CLICK HERE or visit the City Code at Sec. 5-30.04. Registration requirements.


What are they going to cite?

(b) Abandoned or distressed properties 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, inoperable or abandoned vehicles, furniture, clothing, large and small appliances, printed material or any other items that give the appearance that the property is abandoned or distressed. For more examples, CLICK HERE or visit the City Code at Sec. 5-30.05. Management and maintenance requirements.


Who does it apply to?

Owners of vacant and abandoned property. The following is taken from Sec. 5-30.01. Purpose, in the City Code: The purpose of this section is to establish an abandoned property registration program as a mechanism to protect neighborhoods from becoming blighted through the lack of adequate maintenance and security of abandoned properties.

Perris

Definitions:

"Vacant" means a building/structure that is not occupied by authorized persons.


Fees:

The annual registration fee in an amount established by City Council resolution, shall accompany the registration form. For more, CLICK HERE at 19.87.030 Registration, Part D. 


Penalties:

 

Any portion of this code that is not followed, will be subject to administrative enforcement or prosecution. 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. For more, CLICK HERE at 19.87.090 Violation; Penalty.


Procedures on Contacting Owners:

How do Code Enforcement Officers get in contact with the owner of foreclosed/vacant property, should something occur?

  • When a property becomes foreclosed, we get a letter from the County, saying that the property is foreclosed. We get the owner information, from this letter." "If the property is vacant, we only open a case on it, if there are broken windows or overgrown grass, stuff like that."

Do you contact them through letter or telephone?

  • "We send them a notice of violation, in the mail."

Registration:

Owner must register property with the City. If the property is occupied but remains in default it shall be inspected by the beneficiary/trustee, or an agent/designee of the beneficiary/trustee, monthly until (1) the trustor or another party remedies the default; or (2) the foreclosure is completed and ownership is transferred to a new owner who is not the former beneficiary or trustee; or (3) it is found to be vacant or shows evidence of vacancy at which time it is deemed abandoned, and the beneficiary/trustee shall, within 10 days of that inspection, register the property with the Development Services Director, or his or her designee, on forms provided by the City. For more, CLICK HERE at 19.87.030 Registration.


What are they going to cite?

Graffitti, tagging, poorly kept lawns, poorly kept or improperly fenced pools, dry weeds, dry brush. For more, CLICK HERE at 19.87.050 Maintenance Requirements.


Who does it apply to?

Owners of vacant and/or foreclosed property within the City.

Pomona

Definitions:

No Vacant or Foreclosed Registration ordinance at this time. However, City Council is mulling over the idea of having one.


Fees:

N/A


Penalties:

N/A


Procedures on Contacting Owners:

How do Code Enforcement Officers get in contact with owners, should something occur on a property?  

  • Depends on the property. We (the officers), have to call them (the owners) to tell them to do the abatements. We give the owner a chance to do the abatements, before we call a contractor to do them.

What are your sources for your information?

  • We have access to records via Real Quest, property and/or water records, and Lexis Nexus. We make every effort to get in contact with the owner. Banks sometimes, are not forthright with the information. We send them (the owner) a letter, certified, and we call them. If no response, and we've exhausted all of our resources, we post the property, get a judge to sign off on the warrant that we serve. Give the owner 24 hours to respond. Then if no response, have it boarded up by a contractor that we hire. 

Registration:

N/A


What are they going to cite?

N/A


Who does it apply to?

N/A

Rancho Cucamonga

Definitions:

"Vacant" means a condition of property in which any building or structure thereon is not legally occupied. "Evidence of vacancy" means any condition that on its own, or combined with other conditions present, would lead a reasonable person to believe that the property is vacant. Such conditions include, but are not limited to, conditions violating property maintenance standards set forth in this Code, any unsecured entrances, broken windows, overgrown or dead vegetation, accumulation of newspapers,


Fees:

None stated in Code.


Penalties:

Under Enforcement section, 8.42.080 B. Any person who violates any provision of this chapter is guilty of a misdemeanor, and upon conviction shall be punished as set forth in Chapter 1.12 of the Rancho Cucamonga Municipal Code. C. Any person who violates any provision of this Chapter shall be subject to the enforcement remedies set forth in Chapter 1.12 of the Rancho Cucamonga Municipal Code.


Procedures on Contacting Owners:

What are the procedures for contacting and out-of-area owner of a vacant property/home, should something occur on the property?

  • Property owners must fill out the vacant property registration form and turn it in to Code Enforcement Property owners put their name and contact information at the bottom of the form If information changes at any time, update your information with the code enforcement office. There is a 30 day stipulation requirement listed on the form.

Does the property management company get the owner's contact information from this form to call them, should something occur?

  • A: Depends on the relationship with the owner has with the property management company or designee.

Registration:

Yes. For details, refer to 8.42.40 of the City Code, or CLICK HERE.


What are they going to cite?

Properties shall be kept free of weeds, dead vegetation, discarded personal property, should be free of grafitti; front and side yards should be maintained according to standards set forth by the City; Pools and spas shall be secured in a safe and lawful condition with approved fences and devices as required by the city's building code. Pools and spas shall be drained and kept dry or kept in working order so that the water remains clear and free of pollutants and debris and; All properties within the city shall be maintained in such a manner so as not to constitute a public nuisance.


Who does it apply to?

In many instances, the lenders and trustees in foreclosures fail to adequately maintain and secure these vacant residential, commercial or industrial properties.

Redlands

Definitions:

VACANT: A building or structure that is not legally occupied. EVIDENCE OF VACANCY: Any condition that on its own, or combined with other conditions present, would lead a reasonable person to believe that the property is vacant. Such conditions include, but are not limited to, overgrown or dead vegetation, accumulation of newspapers.


Fees:

Yes. For details, refer to 8.10.050: REGISTRATION, Part D of the City Code, or CLICK HERE.


Penalties:

Violations of this chapter shall be treated as a strict liability offense regardless of intent. Any individual or entity that violates any of the provisions of this chapter shall be guilty of a misdemeanor. Any person or entity convicted of a misdemeanor under the provisions of this chapter shall be punished by imprisonment in the county jail not exceeding six (6) months or by fine not exceeding one thousand dollars ($1,000.00) or both. Except as otherwise provided in this chapter, each person or entity shall be guilty of a separate offense for each and every day during or on which any violation of any provision of this chapter is committed, continued or permitted by such person or entity.


Procedures on Contacting Owners:

How to you contact owners of vacant residential property should something occur?

  • If the property is in foreclosure, the owner must register with the city. If the owner can't foreclose, a notice will be sent to the owner that they are being evicted. The City will then contact a property management company to maintain the property. If the owner lives outside of the city, the city contacts the County Records office to obtain information to get in contact with the owner should something occur.

Registration:

Yes. For details, refer to 8.10.50: REGISTRATION of the City Code, or CLICK HERE.


What are they going to cite?

Must keep property free of weeds, dry vegetation, grafitti; lawn must be maintained according to neighborhood standard at the time registration was required; and, Pools and/or spas shall both be kept in working order and treated so the water remains clear and free of pollutants, debris, and any kind of larvae that would cause a health danger to the surrounding vicinity, or drained and kept dry. In either case, properties with pools or spas must comply with the minimum security fencing requirements of the state of California.


Who does it apply to?

Vacant, foreclosed, distressed or abandoned properties that are being registered with the County Recorder's Office. This takes place when a transfer of loan/deed of trust/assignment of rents is taking place with the property. The documents contain the name of the new beneficiary or trustee, responsible for receiving payments associated with the loan or deed of trust. Mentioned in Section 8.10.04 of the Code.

Riverside

Definitions:

"The term 'vacant building' means any structure or building that is unoccupied or occupied by unauthorized persons whether or not it is unsecured or boarded. (Ord. 6969 § 1, 2007)"


Fees:

None listed in Code


Penalties:

Taken from Section 6.11.050 Administrative civil penalties. A. Any owner of a vacant building in violation of this chapter is subject to administrative civil penalties pursuant to procedures set forth in Chapter 1.17 of this Code. (Ord. 6969 § 1, 2007)


Procedures on Contacting Owners:

How do you notify the property owner of the vacant property if something were to occur on the property?

  • We notify them, usually after the fact (whether it is a fire or vandalization or if the property is open. We'll do the boarding up of the property, then notify the owners that an Exigent Abatement that was completed. Exigent Abatement means "an abatement was done right a way on the property." 

How do you contact the owner?

  • We check the property profile on our in house computer system, to get the information.
  • We contact them by phone. If we don't, we run the property, we send out notification to the property of the owner or title, that we did the abatement.

Registration:

None listed in Code


What are they going to cite?

The following acts and conditions, when performed or existing upon any lot or parcel within the City, are declared to be unlawful and are defined as and declared to be public nuisances per se that are injurious to the public health, safety, and welfare: A. Buildings or structures that are under construction or rehabilitation and are not completed during the term of a valid building permit or building permit extension issued by the Community Development Director, the Building Official, or their designees. For more examples of what they would cite or what is a public nuisance, CLICK HERE or visit the City Code at Section 6.11.030 Classification of Nuisances.


Who does it apply to?

It applies to the owners of vacant property It is the responsibility of property owners to prevent owned property from becoming a burden to the neighborhood and community and a threat to the public health, safety or welfare.

Riverside County (Unincorporated)

Definitions:

Evidence of vacancy: Any condition that on its own, or combined with other conditions present, would lead a reasonable person to believe that the property is vacant. Such conditions include but are not limited to, overgrown and/or dead vegetation, dry brush, weeds, accumulation of newspapers, circulars, flyers, notices and/or mail (except those required by federal, state or local law), past due utility notices and/or disconnected utilities, accumulation of trash, junk. Vacant: A building/structure that is not legally occupied.


Fees:

Yes. For details, refer to Section 4 (Part d.) of the Riverside County Code, Ordinance 881.


Penalties:

The Riverside County Code Enforcement Department shall have the primary responsibility for enforcing this ordinance. In addition to any other remedies provided by law, violations shall be prosecuted as described in Riverside County Ordinance No. 725. Each day a violation is committed or permitted to continue shall constitute a separate offense and shall be punishable as such. Violations of this ordinance shall be treated as a strict liability offense regardless of intent. Nothing in either this ordinance or Riverside County Ordinance No. 725 shall prevent the Riverside County Code Enforcement Department from engaging in efforts to obtain voluntary compliance by means of warnings, notices, or educational programs. For more information, refer to Section 8 of the County Code or CLICK HERE.


Procedures on Contacting Owners:

How does the City contact the owner on a vacant/foreclosed residential property (like a fire or vandalism)?

  • The sheriff's department normally handles crime or vandalism. The ordinance is in place to make sure the property owner or bank, registers the property with the County. It is a $70 annual fee. The owner must have the proper sinage posted and must be maintained by the owner, so it does not become blighted. If the property is not registered, the owner/bank will be cited.

When you have all of the information, what do you do, do you write a letter/or call the owner?

  • We have information from the County Records or accessors offive or tax collector. But normally we use the information from the County Accessor's. We mail them a letter or contact the property maintainance company.

Registration:

Yes. For details, refer to Section 4 of the Riverside County Code, Ordinance 881, or CLICK HERE.


What are they going to cite?

Abandoned properties shall be maintained in a manner comparable to the neighborhood standard. At a minimum: a. Abandoned properties shall be maintained so as to be kept free of evidence of vacancy. b. Abandoned properties shall also 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. c. Maintenance of abandoned properties shall include landscape maintenance of visible front and side yards. For more on this visit Ordinance 881 of the County Code or CLICK HERE.


Who does it apply to?

Section 2. PURPOSE. "The purpose of this ordinance is to establish uniform and reasonable regulations to prevent the detrimental effects associated with abandoned and distressed residential properties." So any residential property that has these conditions.

San Bernardino

Definitions:

No Vacant Property Registration Code currently exists for the City.


Fees:

N/A


Penalties:

N/A


Procedures on Contacting Owners:

How do you notify the property owner of a vacant property, should something occur on the property, such as a fire or vandalism?

  • We don't monitor for vandalism per se. If an code enforcement officer is in the vicinity of a vacant property or the property is unsecure, we address it. We also rely on neighbors. If they live next to a vacant property and file a complaint, we take it from there. We obtain property information of the owner by looking at county profiles, litigation guarantees, property information, etc. (using one of these tools), then send a notice to whoever is the owner advising them to clean the property. If they don't, we get a warrant and we'll do the abatement at the cost of the owner.

Registration:

N/A


What are they going to cite?

N/A


Who does it apply to?

N/A

San Bernardino County (Unincorporated)

Definitions:

In San Bernardino County, the County does not have a county ordinance on vacant or foreclosed property. If a violation on a property or parcel of land occurs such as a crime or fire, the County follows the Code to each respective violation.  (Per the Code Enforcement office)


Fees:

N/A


Penalties:

N/A


Procedures on Contacting Owners:

The County does not register properties. If they get a case on a property, the owner will be notified via regular mail.


Registration:

N/A


What are they going to cite?

N/A


Who does it apply to?

N/A

San Dimas

Definitions:

Currently, there is no vacant/foreclosed property law. Code Enforcement officer says enclosing a foreclosed property law would be hard to enforce.


Fees:

N/A


Penalties:

N/A


Procedures on Contacting Owners:

How do you contact the owner, should something occur on the property?

  • Whatever we have, through the tax accessor's office to find whatever the name is on title. We send the owner a letter, notifying them of what code violation has occurred. 

Registration:

N/A


What are they going to cite?

N/A


Who does it apply to?

N/A

Upland

Definitions:

Nuisance building: means every building or place defined as a nuisance in California Health and Safety Code Section 11225 or 11570, or California Penal Code Section 186.22a, or any successor provisions to such code sections, including, but not limited to, every building or place used for the purpose of illegal gambling, lewdness, assignation, prostitution, or selling, serving, storing, keeping, manufacturing, or giving away of any controlled substance, and/or every building or place used by members of a criminal street gang for the purpose of the commission of offenses listed in California Penal Code Section 186.22(e) or any offense involving dangerous or deadly weapons, burglary, or rape (Prior code  5550.020) Vacant property: means real property that is not occupied by any person for a period of 30 days or more.


Fees:

No fees exist at this time.


Penalties:

Per code enforcement office: No administrative citiations. Only cited through formal complaints filed with the local courthouse against property at the time of the investigation of the property.


Procedures on Contacting Owners:

How does the City contact the owner on a vacant/foreclosed residential property (like a fire or vandalism)?

  • We try and find the owner through County Records. If a bank owns the property, we contact that bank. But most banks have a management companies that are responsible for maintaining the property.

When you have all of the information, what do you do, do you write a letter/or call the owner?

  • Usually both, by phone or by letter. If it is a private property owner, we must send them out a letter following code compliance procedures.

What if the information on the owner of the property is not up to date?

  • Biggest problem is when a person leaves the house and the banks take over. Sometimes, the owner does not update the information.

Registration:

No process exists at this time.


What are they going to cite?

Per code enforcement office: Whatever violations that were present, lawn maintanance, trash containers, pools not properly kept up.


Who does it apply to?

The City of Upland does not have a vacant or foreclose property ordinance at this time. But per the code enforcement office, the people this applies to are owners of vacant and foreclosed properties.

Yucaipa

Definitions:

None stated in Code.


Fees:

None stated in the Code.


Penalties:

Fines and penalties collected pursuant to this section shall be directed to local nuisance abatement programs. F. The city may not impose fines on a legal owner under both this section and other property maintenance provisions of the Yucaipa Municipal Code.


Procedures on Contacting Owners:

How does the City contact the owner on a vacant/foreclosed residential property?

  • They get the information from the information on the title which usually lists the address, contact information of the property. They can look at the property information, they will look at the County Records office, they can use MLS, PEMS, to get the information of the property owner. If the property is foreclosed, it is the banks responsibility. They city posts the property if there is a listing. They mail the bank a letter that the bank need to maintain the property within 30 days and make sure there is no overgrown vegetation and maintain a green lawn. Foreclosed properties are not required to be listed with the City.

Registration:

None stated in the Code.


What are they going to cite?

Does not state what they will cite. But, the city may impose a civil fine of up to one thousand dollars ($1,000.00) per day for a violation. If the city chooses to impose a fine pursuant to this section, it shall give notice of the alleged violation, including a description of the conditions that gave rise to the allegation, and notice of the city's intent to assess a civil fine if action to correct the violation is not commenced within a period of not less than fourteen (14) days and completed within a period of not less than thirty (30) days. The notice shall be mailed to the address provided in the deed or other instrument as specified in subdivision (a) of Section 27321.5 of the Government Code, or, if none, to the return address provided on the deed or other instrument. For more information, please visit 8.16.032 of the City Code or CLICK HERE.


Who does it apply to?

A legal owner shall maintain vacant residential property purchased by that owner at a foreclosure sale, or acquired by that owner through foreclosure under a mortgage or a deed of trust.