(a) Inspection and registration. Any beneficiary or trustee, who holds a deed of trust on a property located within the city of La Puente, shall perform an inspection of the property that is the security for the deed of trust, upon default by the trustor and prior to recording a notice of default with the Los Angeles county recorder's office.
(1) If the property is found to be vacant or shows evidence of vacancy, it is, by this chapter, deemed abandoned and the beneficiary or trustee shall, within ten days of the inspection or the date of vacancy, whichever is earliest, register the property with the city manager or his/her designee on forms provided by the city.
(2) If the property is occupied but remains in default, it shall be deemed distressed, and it shall be inspected by the beneficiary or trustee, on monthly basis until either
(A) The trustor or another party remedies the default; or
(B) It is found to be vacant or shows evidence of vacancy, at which time it is deemed abandoned, and the trustee shall, within ten days of that inspection or the date of vacancy, register the property with the city manager or his/her designee on forms provided by the city.
(b) Contents of registration. The registration required under this chapter shall contain:
(1) The name of the beneficiary/trustee (co-partnership, partnership, association, fiduciary, corporation, any legal entity or an individual);
(2) The direct street/office mailing address of the beneficiary/trustee, excluding P.O. boxes;
(3) A direct contact name and phone number for the beneficiary/trustee; and
(4) In the case of a corporation or out-of-area beneficiary/trustee, the local property management company responsible for the security, maintenance and marketing of the property. Any change of the information in the registration required under this paragraph shall be reported within ten days of the change.
(c) Registration fee. The fee for registering an abandoned residential property shall be set by resolution of the city council. An annual registration fee shall accompany the registration form. The abandoned residential properties registration fee will be used to finance the cost of inspection, administering and enforcement under this chapter. The fee and registration shall be valid for the calendar year, or remaining portion of the calendar year, in which the registration was initially required. Subsequent registrations are due January 1st of each year and must be received no later than January 31st of the year due. Properties subject to this chapter shall remain under the annual registration requirement, security and maintenance standards of this chapter as long as the properties remain vacant.
(d) Out-of-area trustee/beneficiary. An out-of-area beneficiary or trustee shall retain a local management property, which shall inspect the property as required by this chapter to determine whether the abandoned property is in compliance with the requirements of this chapter.
(e) If any beneficiary or trustee fails to register the residential property, as required by this chapter, the city may register the residential property and impose the annual registration fee. Notice shall be provided pursuant to Section 3.22.090, except that notice shall be provided to:
(1) Beneficiary or trustee, prior to completion of foreclosure or deed in lieu of foreclosure/sale transaction or
(2) To owner or owner of record after completion of foreclosure or deed in lieu of foreclosure sale transaction, as the address appears on the last equalized assessment roll or as known to the city manager or his/her designee. The notice shall provide the amount due for the registration fee, shall state that the property has not been registered as required by this chapter and shall constitute enrollment in the city's abandoned residences registration program. The city may collect any unpaid registration fee by use of any method authorized by law.
(Ord. 878 § 1 (part), 2008)