General information, not legal or tax advice. Sidney works alongside your attorney and CPA. Rules as of October 15, 2026; they change, so check the official sources listed below.
What if the Temple City home sits vacant while Ordinance 11-949 applies?
A rented Temple City house can normally be sold with the tenants in place; state notice rules still apply; on a deadline sale, plan around this up front — Temple City Ordinance 11-949 requires the owner or trustee to register a vacant or abandoned property within 10 days of it being determined vacant, with a $160 fee ($38 registration + $122 inspection), renewed annually; Community Preservation, 9701 Las Tunas Drive (templecityca.gov). Before giving a tenant any notice, get a lawyer's advice; if the property is empty, keep it insured, locked and checked weekly.
For an owner in Temple City, what happens when the tax bill is behind as well?
In LA County, taxes still unpaid after June 30 go into default, which begins a five-year period before the Tax Collector has the power to sell (dcba.lacounty.gov); past-due property taxes come out of the proceeds at closing as part of the settlement. Owners may also sign up for DCBA's Homeowner Notification Program, which reports documents recorded on a property, a useful check during a sale (DCBA).
In Temple City, a charter city, when does the clock start for a foreclosure?
Begin with the day the Notice of Default recorded; under Civil Code §2924 at least three months must pass before the sale notice can come; next, the Notice of Trustee Sale must come at least 20 days before the auction (Civil Code §2924f), and a postponement is the servicer's call, not the owner's. On a Temple City file, marketing, the contract and recording must land before that auction, which is why the schedule begins with dates, not paint; before anything records, the window is wider, and that is the time to compare choices calmly. The notice dates are state law, set out on the foreclosure help overview.
On a Temple City sale, why sell a home on the open market before the auction?
An open-market sale shows a Temple City seller the price, the loan payoff and the closing costs before signing, and any equity above the debt goes to the seller; some background for pricing — in the County's '88 Cities, Incorporation and Population' list, Temple City, incorporated May 25, 1960, is a charter city in Supervisorial District 5 with an estimated 35,983 residents as of January 1, 2025 (file.lacounty.gov). Once the auction happens, the owner no longer sets the price, and any surplus has to be claimed after the sale; this page gives no citywide numbers; a citywide average says little about one address. See how homes sell in Temple City for prep and pricing in general; if condition is a concern, an as-is sale in Temple City keeps the timeline short. A free Temple City valuation shows the likely net before the next notice records.
Which Temple City rules, such as Ordinance 11-949, can touch a fast sale?
These Temple City details can add steps to a deadline listing, so check them before the sign goes up; one local point for a pre-foreclosure file — Temple City protects native California oaks on private property; an arborist evaluates pruning or removal and any permit needed (Urban Forestry FAQ) (templecityca.gov). For a pre-foreclosure listing, this is relevant early — Temple City issues Yard Sale Permits (City page), relevant to an estate clean-out sale (templecityca.gov).
In Temple City, a charter city, what does escrow deduct before a seller is paid?
When a Temple City sale closes, escrow pays the lender's payoff, other recorded liens and the fees from the purchase price; the contract sets which side covers the County transfer tax. For a fast Temple City listing, check this early — the only transfer tax on a sale in Temple City is the LA County documentary transfer tax of $1.10 per $1,000 ($0.55 per $500), because only five cities add a city rate on the Registrar-Recorder's table (Culver City, Los Angeles, Pomona, Redondo Beach, Santa Monica), and Temple City is not one of them (lavote.gov). A Temple City owner should get the written payoff statement at the start, since in default the number grows week to week.
In Temple City, a charter city, what free help is available before a sale?
LA County DCBA offers free individual foreclosure prevention counseling at 800-593-8222 (dcba.lacounty.gov); HUD-approved counselors will go over the hardship and the alternatives without a sales pitch; HUD's line is (800) 569-4287 and the CFPB keeps a ZIP-code search (hud.gov; consumerfinance.gov). If someone wants a fee before doing anything, walk away — state law prohibits advance fees for loan-modification help (DRE, SB 94); a foreclosure consultant cannot collect before the work is done (Civil Code §2945.4); when the owner has passed away, probate sales in Temple City is the related page.
In Temple City, what should a borrower know about California's default rules?
Under the Homeowner Bill of Rights, the law gives a borrower seeking a loan modification a single point of contact; it also restricts moving toward a sale while a complete application is pending (oag.ca.gov); before a Notice of Default records, the servicer must contact the borrower, or try to, to review finances and choices at least 30 days ahead; that call is the time to ask for alternatives in writing. These are rights to ask about, not promises, since coverage varies by loan; a sale plan prepared next to a modification request keeps a fallback ready on a Temple City loan.
What decides whether a Temple City owner catches up, modifies the loan or sells?
Catching up means paying the past-due amount plus allowed fees and costs, and it is generally available until five business days before the sale (Civil Code §2924c), and with a modification, the loan stays under new terms, and it depends on the servicer's review. Selling the Temple City house pays the loan off at closing, provided escrow records before the auction; none of these is certain, so a counselor's review helps. If the price will not cover the loans, see how a Temple City short sale works.
Last reviewed by Sidney Manzo · About Sidney
Questions
What do Temple City owners ask?
- Do I have to register my Temple City house if I move out before the sale?
- Yes once it is determined vacant — register within 10 days and pay $160 under Ordinance 11-949. Raise it with Sidney at the first meeting before listing.
- For an owner in Temple City, do unpaid property taxes change a pre-foreclosure sale?
- No, not by themselves: Temple City is a charter city, but property taxes are the County's: taxes unpaid after the June 30 due date are treated as defaulted, beginning a five-year period before the Tax Collector's power to sell (DCBA), and escrow clears the delinquent taxes with the loan payoff.
- In Temple City, a charter city, is it legal to charge an owner up front to stop a foreclosure?
- Not before the work is done; for a Temple City owner, a request for money up front is the red flag, since state law bars charging up front for loan-modification help (DRE, SB 94); foreclosure consultants may not take payment before the work is done (Civil Code section 2945.4); Temple City owners can get free help from a HUD-approved counselor instead.
- For a Temple City homeowner, can a home be sold after the Notice of Default?
- Usually, yes: you keep title to the Temple City house until the trustee sale, and an escrow that records first pays the loan off; at least three months must pass after the Notice of Default before a sale notice (Civil Code section 2924).
- For an owner in Temple City, how long from the Notice of Default to the auction for a home?
- The Civil Code sets it, not Temple City's charter: at least three months after the Notice of Default records, then a sale notice at least 20 days before the auction (Civil Code sections 2924 and 2924f); extra time from a postponement is possible but never certain for a Temple City owner, so the plan uses the printed date.
- Which free counseling lines can a Temple City owner call about foreclosure?
- Temple City owners can use the County's free help: one-on-one counseling is available from LA County DCBA at 800-593-8222; HUD's counselor line, (800) 569-4287, lists free or low-cost agencies; the CFPB search also works by ZIP.
Sources
Sources
- LA County Registrar-Recorder: documentary transfer tax (accessed October 15, 2026)
- templecityca.gov: Temple City Ordinance 11-949 requires the owner or trustee… (accessed October 15, 2026)
- templecityca.gov: Temple City protects native California oaks on private property… (accessed October 15, 2026)
- County of Los Angeles: 88 Cities, Incorporation and Population (accessed October 15, 2026)
- templecityca.gov: Temple City issues Yard Sale Permits, relevant to an… (accessed October 15, 2026)
- California Civil Code §2924 (accessed October 15, 2026)
- California Civil Code §2924f (accessed October 15, 2026)
- California Civil Code §2924c (accessed October 15, 2026)
- California Civil Code §2945.4 (accessed October 15, 2026)
- CA Attorney General: Homeowner Bill of Rights (accessed October 15, 2026)
- HUD: Avoiding foreclosure (accessed October 15, 2026)
- CFPB: Find a housing counselor (accessed October 15, 2026)
- DRE: Advance fees (SB 94) (accessed October 15, 2026)
- LA County DCBA: Foreclosure prevention (accessed October 15, 2026)
- LA County DCBA: Homeowner Notification Program (accessed October 15, 2026)
- LA County DCBA: Overdue property taxes (accessed October 15, 2026)
Your agent
Who reviews your home?
Sidney Manzo, Agent, CA DRE #01108914.
- In real estate since 1990
- 155+ closed sales
- RE/MAX Hall of Fame
- Member, Pasadena Association of REALTORS® and C.A.R.
RE/MAX Dream Properties (ASLG Inc), CA DRE #02142193
Last reviewed by Sidney Manzo.