Los Angeles County Foreclosure Resources
Complete guide to the foreclosure process in Los Angeles County, California. Courthouse addresses, filing procedures, timelines, mediation options, and local legal aid — everything you need to defend your home.
Foreclosure Type
Non-Judicial
Avg. Timeline
120+ days
Mediation
Not Mandatory
Population
9.7 million
Los Angeles County Foreclosure Timeline
California is primarily a non-judicial foreclosure state. The process moves outside the court system through a trustee — and it moves fast. Understanding each phase is critical.
Lender records a Notice of Default (NOD) with the County Recorder and mails a copy to the borrower. The NOD includes a 90-day reinstatement period during which the borrower can cure the default by paying all past-due amounts plus fees.
The lender records and publishes a Notice of Trustee's Sale at least 20 days before the sale. The notice must be published once a week for 3 consecutive weeks in a newspaper of general circulation. The property address, trustee sale number, and sale date must be clearly identified.
Trustee sales in LA County are typically held at the Pomona Fairplex or the Los Angeles County Courthouse steps. Sales are conducted by auction — the property goes to the highest bidder. The trustee may postpone the sale by public announcement.
California has no statutory right of redemption after a non-judicial foreclosure sale (CA Civ. Code § 2924 et seq.). Once the sale is complete and the Trustee's Deed Upon Sale is recorded, the former owner's rights in the property are extinguished.
Courthouse & County Offices
Stanley Mosk Courthouse
Norwalk Courthouse
Clerk of Court
LA County Registrar-Recorder/County Clerk
Records Notice of Default, Notice of Sale, and Trustee's Deed Upon Sale. Maintains property records and indexes all recorded documents affecting real property in LA County.
County Recorder
LA County Registrar-Recorder
Sheriff / Sale Info
LA County Sheriff's Department
211 W Temple St, Los Angeles, CA 90012
(213) 229-1700
The Sheriff's Department handles judicial foreclosure sales (rare in CA — most are non-judicial trustee sales). Evictions after foreclosure sale are conducted by the Sheriff after the new owner obtains an unlawful detainer judgment.
Is Mediation Available?
California does not have a mandatory foreclosure mediation program. However, some LA County Superior Court cases may be referred to voluntary mediation through the court's Alternative Dispute Resolution (ADR) program. Contact the court's ADR office at (213) 633-0153 for information on voluntary mediation options in judicially foreclosed cases.
Filing Requirements
- •Notice of Default must be recorded at least 90 days before the sale date
- •Notice of Sale must be recorded at least 20 days before the sale
- •Notice of Sale must be published once weekly for 3 consecutive weeks before sale
- •Lender must mail Notice of Default and Notice of Sale to borrower at last known address
- •Trustee's Deed Upon Sale must be recorded within 21 days after sale (or by law, the sale is void)
- •All recorded documents must include APN (Assessor's Parcel Number) and legal description
- •Filing fees: Notice of Default ($15-$25), Notice of Sale ($15-$25), Trustee's Deed Upon Sale ($21-$30 per page)
- •Electronic recording (eRecording) is available through authorized vendors for most document types
Key Statutes
California Civil Code § 2924
CA Civ. Code § 2924 et seq.
Governs non-judicial foreclosure procedures, trustee sale requirements, and notice provisions.
California Homeowner Bill of Rights
CA Civ. Code §§ 2923.4–2924.20
Dual tracking prohibition, single point of contact requirement, robo-signing ban, and private right of action.
California Civil Code § 580b
CA Civ. Code § 580b
Anti-deficiency protection — no deficiency judgment after non-judicial foreclosure on purchase-money loans for owner-occupied 1-4 unit properties.
Right of Redemption
No statutory right of redemption after a non-judicial foreclosure sale in California. The sale is final when the Trustee's Deed Upon Sale is recorded. For judicial foreclosures: 3 months if the sale price satisfied the debt; 1 year if there is a deficiency (CA Civ. Proc. Code § 729.030).
Deficiency Judgments
Generally prohibited for purchase-money loans on owner-occupied 1-4 unit properties foreclosed non-judicially (CA Civ. Code § 580b). Allowed for refinance loans, second homes, investment properties, and in judicial foreclosure cases where the lender follows the required procedures and the sale is confirmed.
Legal Aid
Legal Aid Foundation of Los Angeles
Foreclosure defense representation, loan modification assistance, bankruptcy counseling for qualifying low-income homeowners.
Neighborhood Legal Services of LA County
Free legal services including foreclosure prevention, eviction defense, and housing discrimination cases.
Bet Tzedek Legal Services
Pro bono legal services with a focus on elder abuse, including foreclosure rescue scams targeting seniors.
Frequently Asked Questions
Where are trustee sales held in Los Angeles County?+
Trustee sales are held at the Pomona Fairplex (1101 W McKinley Ave, Pomona) or the designated county location. The specific location is listed on the Notice of Trustee Sale. Sales are typically held on business days (Monday-Friday) during daylight hours.
How long does a non-judicial foreclosure take in LA County?+
Typically 120+ days from the recording of the Notice of Default to the trustee sale. The minimum statutory timeline is 110 days, but postponements are common. If the homeowner submits a complete loan modification application, the sale may be postponed pending review under the California Homeowner Bill of Rights.
Can I stop a foreclosure sale in Los Angeles County?+
Yes. The most effective ways to stop a sale include: (1) filing for Chapter 7 or Chapter 13 bankruptcy (the automatic stay stops the sale immediately), (2) filing a lawsuit seeking a temporary restraining order and preliminary injunction, (3) obtaining a loan modification or forbearance from your servicer, or (4) reinstating the loan by paying all past-due amounts before the sale date.
Does LA County have a foreclosure mediation program?+
California does not have a mandatory statewide mediation program for non-judicial foreclosures. Some cases may be eligible for voluntary mediation through the LA Superior Court ADR program. Contact the court's ADR office at (213) 633-0153 for more information.
What happens after a foreclosure sale in LA County?+
The trustee records a Trustee's Deed Upon Sale. The former owner becomes a tenant-at-sufferance. The new owner must serve a 3-day notice to quit before filing an unlawful detainer (eviction) action. The eviction process typically takes 4-6 weeks from notice to physical removal by the Sheriff.
More Resources for Los Angeles County Homeowners
California Foreclosure Laws
Complete state-level guide to foreclosure laws, timelines, and homeowner protections.
Foreclosure Defense
Comprehensive defense strategies to stop or delay foreclosure in any U.S. county.
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