--- title: California Abandoned Property Laws and Strategies description: California’s abandoned property laws allow local governments and city attorneys to address dangerous properties, especially with the help of a receiver. image: https://blog.griswoldreceivers.com/hubfs/abandoned-property.jpg ---  [(858) 481-1300](tel:+18584811300)  [admin@griswoldreceivers.com](mailto:admin@griswoldreceivers.com) [![G-Receivers-Logo](https://blog.griswoldreceivers.com/hs-fs/hubfs/G-Receivers-Logo.jpg?width=672&height=96&name=G-Receivers-Logo.jpg "G-Receivers-Logo")](https://griswoldreceivers.com) - [Practice Areas](https://www.griswoldreceivers.com/practice-areas/) - [Health & Safety Receiverships](https://www.griswoldreceivers.com/health-safety-receiverships/) - [Partition Referee Matters](https://www.griswoldreceivers.com/partition-referee/) - [Business Dispute Receiverships](https://www.griswoldreceivers.com/business-dispute-receiverships/) - [Post-Judgment Receiverships](https://www.griswoldreceivers.com/post-judgment-receiverships/) - [Rents & Profits Receiverships](https://www.griswoldreceivers.com/rents-profits-receiverships/) - [Cannabis Receiverships](https://www.griswoldreceivers.com/cannabis-receiverships/) - [Receivership Services in Nevada](https://www.griswoldreceivers.com/practice-areas/receivership-in-nevada/) - [Receivership Services in Arizona](https://www.griswoldreceivers.com/practice-areas/receivership-services-in-arizona/) - [Property Examples](https://www.griswoldreceivers.com/property-examples/) - [About Griswold Receivers](https://www.griswoldreceivers.com/about-griswold-receivers/) - [Meet the Team](https://www.griswoldreceivers.com/about-griswold-receivers/#meet-the-team) - [Career Opportunities](https://content.griswoldreceivers.com/career-opportunities) - [Resources](https://content.griswoldreceivers.com/resources) - [Blog](https://blog.griswoldreceivers.com) - [Contact](https://content.griswoldreceivers.com/contact-us) Blog # [California Abandoned Property Laws and Strategies](https://blog.griswoldreceivers.com/abandoned-property-laws-ca) January 25, 2024 Abandoned properties don’t resolve themselves. California has several laws governing the management of distressed properties, including the role that court-appointed receivers can play in the rehabilitation of such properties. A court-appointed receiver is a neutral third party whose role it is to manage real property that is in distress or disputed between multiple parties.  ![abandoned-property](https://blog.griswoldreceivers.com/hs-fs/hubfs/abandoned-property.jpg?width=600&height=314&name=abandoned-property.jpg) When a property is abandoned, a court-appointed receiver can step in to oversee the remediation of the property or determine that the best course of action is to demolish it. Court-appointed receivers carry out the decisions of the court. When it comes to abandoned properties, court-appointed receivers follow state and local laws and regulations to eliminate [health and safety risks](https://griswoldreceivers.com/health-safety-receiverships/) to the community. ## Current Laws for Abandoned Property Management  We recently wrote about [some of the latest updates (2024)](https://blog.griswoldreceivers.com/changes-california-receivership-laws) to California’s laws that govern abandoned properties within the state.  ### Protecting Code Enforcement Officers Code enforcement officers are on the front lines of addressing abandonment in our communities. Unfortunately, they are also the frequent target of violence, harassment, and threats in the course of performing their job responsibilities.  To address these risks, [SB 296 in 2022](https://blog.griswoldreceivers.com/important-2022-law-code-enforcement-changes-in-california) was designed to implement risk reduction protocols, which are necessary to protect California’s code enforcement workers.  ### Increasing Fines for Predatory Landlords  Predatory landlords often disregard rules and regulations, including those that govern short-term rentals like Airbnbs. In 2022, the state provided a mechanism to fine predatory landlords 5x more than previous rates, thus discouraging them from irresponsible behaviors and short-term rental leasing.  These rules should also discourage landlords from allowing their properties to become distressed or neglected, including motels, hotels, and multi-family units. ### Additional Strategies for Enforcing Abandoned Property Laws in CA In addition to following and enforcing these newer laws, there are more ways that municipalities can address abandoned properties. - **Well-trained and equipped code enforcement:** Local governments can use code enforcement tools to compel property owners to maintain properties that are abandoned, blighted, or otherwise dangerous to the community. When a building has become a public nuisance, local governments have a right to address the public threat. This includes issuing fines, citations, and orders to repair, as well as demolishing or cleaning up properties.  - **Tax sales/tax deeds:** According to the [California State Controller:](https://www.sco.ca.gov/ardtax_public_auction.html#) "Property becomes tax-defaulted land if the property taxes remain unpaid at 12:01 a.m. on July 1st.  Property that has become tax-defaulted after five years (or three years in the case of property that is also subject to a nuisance abatement lien) becomes subject to the county tax collector’s power to sell to satisfy the defaulted property taxes. The county tax collector must attempt to sell the property within four years of becoming subject to sale. The county tax collector may offer the property for sale at public auction, a sealed bid sale, or a negotiated sale to a public agency or qualified nonprofit organization.” - **Land banks:** Local governments may [create land banks](https://communityprogress.org/resources/land-banks/lb-faq/#:) to take ownership of nuisance properties plagued with abandonment, code enforcement, and blight. When ownership is transferred to the land bank, new owners take over the responsibility of repairing and maintaining it. - **Foreclosure:** When a property owner defaults on their mortgage, the lender can foreclose and take back or sell the property. This can help put abandoned and nuisance properties into the hands of new, responsible owners.  - **Abandoned building ordinances:** Cities can create ordinances that require all property owners to register vacant properties, maintain minimum standards, pay fees to the city, and maintain safety plans such as implementing security measures. - **Affordable housing programs:** Local programs aimed at creating affordable housing may provide incentives for private entities to take ownership of abandoned properties to return them to use.  **Health and safety receivers/Abandoned Property receivers:** Depending on the specifics of the property you are seeking to address, a municipality may be able to petition the court to appoint a [Health & Safety Receiver](https://blog.griswoldreceivers.com/2020/02/what-is-a-health-and-safety-receivership) or an [Abandoned Property Receiver](https://content.griswoldreceivers.com/abandoned-property-receivership-white-paper).  ### How can a court-appointed receiver address abandoned properties in your community? Court-appointed receivers have extensive authority, provided by the courts, to remedy problem properties.  Among other things, they can:  - Take possession and control of the property - Make repairs and improvements - Manage contractors who will do rehabilitation work - Secure the property  - Prevent trespassing - Maintain compliance with state and local laws - Lease property - Sell the property - Demolish structures ## Real-World Example: How Our Team Addressed an Abandoned Apartment in El Centro, CA An 8-unit apartment building [located in El Centro, Imperial County,](https://griswoldreceivers.com/project/8-unit-apartment-building-in-el-centro-imperial-county-ca/) California had been abandoned and left in severe disrepair after being heavily vandalized and used by squatters and for illegal drug activity. The property had been completely stripped of anything of value, including wiring, air conditioning units, copper piping, and appliances.  A receivership was established to rehabilitate the property, and nearly $400,000 in outside funding was secured to address the property. Due to the property’s history and poor condition, on-site security staff was required during the receivership period to secure the premises. After extensive repairs and renovations, all overseen by Richardson “Red” Griswold and his experienced team, the apartment building was restored to finished condition and sold to an investor who intends to provide local housing.  The receivership and rehabilitation project successfully transformed an abandoned, hazardous property into viable apartments for the community. ![substandard-multifamily-properties-griswold-receivers](https://8226923.fs1.hubspotusercontent-na2.net/hub/8226923/hubfs/substandard-multifamily-properties-griswold-receivers.jpg?width=1200&length=1200&name=substandard-multifamily-properties-griswold-receivers.jpg) ### Learn more about strategies for addressing abandoned properties. Download our free [whitepaper on abandoned properties](https://content.griswoldreceivers.com/abandoned-property-receivership-white-paper)  and how the receivership remedy can help to resolve them.  [![Download the Whitepaper](https://hubspot-no-cache-na2-prod.s3.amazonaws.com/cta/default/8226923/1b0dbb6c-2723-49ee-8f82-003c2adcdefe.png)](https://hubspot-cta-redirect-na2-prod.s3.amazonaws.com/cta/redirect/8226923/1b0dbb6c-2723-49ee-8f82-003c2adcdefe) If you have questions, [reach out to our experienced and knowledgeable team](https://griswoldreceivers.com/about-griswold-law/#CONTACT) of receivership professionals at Griswold Receivers. 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[weed abatement (1)](https://blog.griswoldreceivers.com/tag/weed-abatement) - [writ of execution (1)](https://blog.griswoldreceivers.com/tag/writ-of-execution) See all ### Recent Posts ![favicon](https://blog.griswoldreceivers.com/hubfs/logos/favicon.png "favicon") **San Diego, California**: 171 Saxony Road, Suite 205 Encinitas, CA 92024 Ph: (858) 481-1300 **Las Vegas, Nevada:** 625 S 6th Street Las Vegas, Nevada 89101 Ph: (702) 315-4241 **Reno, Nevada:** 1 East Liberty, Suite 600 Reno, Nevada 89501 Ph: (775) 237-2003 **Phoenix, Arizona:** 3838 N Central Avenue Suite 900 Phoenix, Arizona 85012 Ph: (480) 237-9088 #### Recent Posts *No communication via email or content posted on this website creates an attorney-client privilege. The information on this website is purely hypothetical. The information on this website should not be relied upon. If you have legal questions or are seeking legal assistance, you should contact an attorney immediately.* [![Griswold-Final-w-Cities-WHITE](https://blog.griswoldreceivers.com/hs-fs/hubfs/Griswold-Final-w-Cities-WHITE.png?width=320&height=67&name=Griswold-Final-w-Cities-WHITE.png "Griswold-Final-w-Cities-WHITE")](https://griswoldreceivers.com/) ```json { "@context" : "https://schema.org", "@type" : "BlogPosting", "author" : { "@type" : "Person", "name" : "Richardson “Red” Griswold", "url" : "https://blog.griswoldreceivers.com/author/redgrissand" }, "dateModified" : "2026-02-21T00:16:04.554Z", "datePublished" : "2024-01-25T17:25:34.000Z", "headline" : "California Abandoned Property Laws and Strategies", "mainEntityOfPage" : { "@id" : "https://blog.griswoldreceivers.com/abandoned-property-laws-ca", "@type" : "WebPage" }, "publisher" : { "@type" : "Organization", "logo" : { "@type" : "ImageObject", "url" : "https://blog.griswoldreceivers.com/hubfs/Griswold-email-footer.jpg" }, "name" : "Griswold Receivers" } } ``` ```json { "@context" : "https://schema.org", "@type" : "WebSite", "name" : "Griswold Receivers", "url" : "https://blog.griswoldreceivers.com/" } ``` ```json { "@context": "https://schema.org", "@type": "FAQPage", "mainEntity": [{ "@type": "Question", "name": "What is a Partition Referee?", "acceptedAnswer": { "@type": "Answer", "text": "A referee is a neutral, court-appointed third party who steps in to carry out the orders of a partition action. These referees play an important role in California’s legal system, especially when property conflict proves to be unresolvable without legal action." } },{ "@type": "Question", "name": "How Does a Partition Referee Enforce a Partition Action?", "acceptedAnswer": { "@type": "Answer", "text": "A partition action is implemented after the court has confirmed that one or more co-owners of a property have the right to petition for said action. It is, in essence, a lawsuit in which one co-owner forces the other co-owner(s) to cooperate with the sale or division of their jointly owned property." } },{ "@type": "Question", "name": "How Do You Know If You Need to Request a Partition Referee?", "acceptedAnswer": { "@type": "Answer", "text": "

If you are facing a dispute that feels unresolvable, no matter how hard you have tried, you may need to file a partition action lawsuit. This often happens in the following circumstances:

  • When there is no discernible path forward regarding a shared property
  • When there are unresolvable disagreements about the division of inherited real estate assets
  • When a divorcing couple must also divide up business assets or shared commercial property
  • When a business partnership has failed and communication has broken down, whether the business is successful or unsuccessful
  • When one or more parties have been accused of mismanagement of funds
  • When one or more parties have demonstrated an unwillingness to care for and maintain the property
" } },{ "@type": "Question", "name": "How Long Does It Take to Get a Partition Referee Appointed?", "acceptedAnswer": { "@type": "Answer", "text": "

Getting a referee appointed usually takes some time. This may take several weeks or even several months after the partition action is filed. The California court system must go through the following steps before the referee can step in and take any action.

First, the court has to confirm that the complainant has the right to partition. This is done through one of three methods: a trial, a summary adjudication process, or stipulation.

Second, the court makes an interlocutory judgment determining the interests of each party. At this point, the court orders the partition of the property. This is usually when the manner of partition is determined.

" } }] } ```