It’s a common theme to see properties stuck in probate, owned by unreachable heirs, or occupied by vulnerable individuals. These properties can end up spiraling into disrepair, becoming a drain on city resources and a threat to surrounding neighborhoods. Cities can respond proactively by leveraging court-appointed receiverships, which place control in the hands of neutral professionals empowered to stabilize and restore these properties.
Case Study: Imperial Beach, CA
The Problem
A long-standing vacant home in Imperial Beach, California had become a serious public safety hazard. After the passing of the record owner and with no heirs stepping forward, the property quickly deteriorated, becoming overrun with vermin, surrounded by flammable vegetation, and was repeatedly broken into. The City issued numerous citations for violations of the Imperial Beach Municipal Code. With no one to hold accountable, and the home posing ongoing health and fire risks, the City sought use of the health and safety receivership remedy.
Legal Remedy and Public Notice
Following the property owner’s death in 2012, her adult son resided at the property until 2021, but had not been seen or heard from since that time. The City made diligent efforts to locate him—including skip tracing and formal outreach—but no forwarding address or contact information could be found. With no known heirs and the property remaining abandoned, the City proceeded under California’s public notice laws.
Under Health & Safety Code §17980.7(c) and Code of Civil Procedure §§ 415.10–415.50, cities can be authorized to serve unresponsive or missing property owners through posting and publication. In this case, despite formal service and visible notice, no parties came forward to claim the property or contest the proceeding.
The Court appointed Griswold Receivers to take control of the property. An initial inspection confirmed extensive code violations: structural instability, no hot or cold running water, dead and overgrown vegetation, significant hoarding conditions inside, and unsecured entry points. The home was both a health hazard and a danger to the community.
The Solution
Griswold Receivers created its court-approved rehabilitation plan and retained licensed contractors to carry out the work. The project included full roof and framing repairs, replacement of plumbing and electrical systems, new drywall and flooring throughout, kitchen and bathroom renovations, and the removal of trash and biohazards. Overgrown vegetation was cleared in accordance with California laws. Security improvements were added to prevent future trespassing. Soon enough, the property was brought back up to code and ready to be listed on the market.
The Outcome
The rehabilitated home sold on the open market. In this case, with no heirs identified, net proceeds from the sale would typically be deposited with the clerk of the Court to be held in trust for three years, allowing for heirs to come forward to claim the proceeds. They may eventually escheat to the State if unclaimed.
A Blueprint for Other Cities
This case illustrates how cities can take legal action on blighted properties, particularly when owners are deceased or missing. By following public notice procedures and utilizing the receivership process, municipalities can protect neighborhoods, enforce safety standards, and reclaim community assets without assuming risk or exorbitant costs and fees.
Griswold Receivers works with cities across California, Arizona, Nevada, and beyond to lawfully resolve nuisance and substandard properties through the receivership remedy. Our team brings extensive experience in traditional and nontraditional appointments that require flexibility, legal knowledge, creative problem solving, and a relentless desire to deliver permanent solutions.
If you're facing a complicated property or organizational issue that calls for independent oversight, we’re here to help. Contact us to learn how the receivership remedy can offer a practical path forward.
