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Cal. Civil Code § 2934a (2026)

✓ current as of May 2026
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(a)(1)The trustee under a trust deed upon real property or an estate for years given to secure an obligation to pay money and conferring no other duties upon the trustee than those which are incidental to the exercise of the power of sale therein conferred, may be substituted by the recording in the county in which the property is located of a substitution executed and acknowledged by either of the following:

(A)All of the beneficiaries under the trust deed, or their successors in interest, and the substitution shall be effective notwithstanding any contrary provision in any trust deed executed on or after January 1, 1968.

(B)The holders of more than 50 percent of the record beneficial interest of a series of notes secured by the same real property or of undivided interests in a note secured by real property equivalent to a series transaction, exclusive of any notes or interests of a licensed real estate broker that is the issuer or servicer of the notes or interests or of any affiliate of that licensed real estate broker.

(2)A substitution executed pursuant to subparagraph (B) of paragraph (1) is not effective unless all the parties signing the substitution sign, under penalty of perjury, a separate written document stating the following:

(A)The substitution has been signed pursuant to subparagraph (B) of paragraph (1).

(B)None of the undersigned is a licensed real estate broker or an affiliate of the broker that is the issuer or servicer of the obligation secured by the deed of trust.

(C)The undersigned together hold more than 50 percent of the record beneficial interest of a series of notes secured by the same real property or of undivided interests in a note secured by real property equivalent to a series transaction.

(D)Notice of the substitution was sent by certified mail, postage prepaid, with return receipt requested to each holder of an interest in the obligation secured by the deed of trust who has not joined in the execution of the substitution or the separate document.

The separate document shall be attached to the substitution and recorded in the office of the county recorder of each county in which the real property described in the deed of trust is located. Once the document is recorded, it shall constitute conclusive evidence of compliance with the requirements of this paragraph in favor of substituted trustees acting pursuant to this section, subsequent assignees of the obligation secured by the deed of trust and subsequent bona fide purchasers or encumbrancers for value of the real property described therein.

(3)For purposes of this section, “affiliate of the licensed real estate broker” includes any person as defined in Section 25013 of the Corporations Code that is controlled by, or is under common control with, or who controls, a licensed real estate broker. “Control” means the possession, direct or indirect, of the power to direct or cause the direction of management and policies.

(4)The substitution shall contain the date of recordation of the trust deed, the name of the trustor, the book and page or instrument number where the trust deed is recorded, and the name of the new trustee. From the time the substitution is filed for record, the new trustee shall succeed to all the powers, duties, authority, and title granted and delegated to the trustee named in the deed of trust. A substitution may be accomplished, with respect to multiple deeds of trust that are recorded in the same county in which the substitution is being recorded and that all have the same trustee and beneficiary or beneficiaries, by recording a single document, complying with the requirements of this section, substituting trustees for all those deeds of trust.

(b)If the substitution is executed, but not recorded, prior to or concurrently with the recording of the notice of default, the beneficiary or beneficiaries or their authorized agents shall mail notice of the substitution before or concurrently with the recording thereof, in the manner provided in Section 2924b, to all persons to whom a copy of the notice of default would be required to be mailed by Section 2924b. An affidavit shall be attached to the substitution that notice has been given to those persons, as required by this subdivision.

(c)If the substitution is effected after a notice of default has been recorded but prior to the recording of the notice of sale, the beneficiary or beneficiaries or their authorized agents shall mail a copy of the substitution, before, or concurrently with, the recording thereof, as provided in Section 2924b, to the trustee then of record and to all persons to whom a copy of the notice of default would be required to be mailed by Section 2924b. An affidavit shall be attached to the substitution that notice has been given to those persons, as required by this subdivision.

(d) (1)A trustee named in a recorded substitution of trustee shall be deemed to be authorized to act as the trustee under the mortgage or deed of trust for all purposes from the date the substitution is executed by the mortgagee, beneficiaries, or by their authorized agents. A trustee under a recorded substitution is not required to accept the substitution, and may either resign or refuse to accept appointment as trustee pursuant to this subdivision.

(2)(A)A trustee named in a recorded substitution of trustee may resign or refuse to accept appointment as trustee at that trustee’s own election without the consent of the beneficiary or beneficiaries or their authorized agents. The trustee shall give prompt written notice of that resignation or refusal to accept appointment as trustee to the beneficiary or beneficiaries or their authorized agents by doing both of the following:

(i)Depositing or causing to be deposited in the United States mail an envelope containing a notice of resignation of trustee, sent by registered or certified mail with postage prepaid, to all beneficiaries or their authorized agents at the address shown on the last-recorded substitution of trustee for that real property or estate for years in that county.

(ii)Recording the notice of resignation of trustee, mailed in the manner described in clause (i), in each county in which the substitution of trustee under which the trustee was appointed is recorded. An affidavit stating that notice has been mailed to all beneficiaries and their authorized agents in the manner provided in clause (i) shall be attached to the recorded notice of resignation of trustee.

(B)The resignation of the trustee or refusal to accept appointment as trustee pursuant to this subdivision shall become effective upon the recording of the notice of resignation of trustee in each county in which the substitution of trustee under which the trustee was appointed is recorded.

(C)The resignation of the trustee or refusal to accept appointment as trustee pursuant to this subdivision does not affect the validity of the mortgage or deed of trust, except that no action required to be performed by the trustee under this chapter or under the mortgage or deed of trust may be taken until a substituted trustee is appointed pursuant to this section. If a trustee is not designated in the deed of trust, or upon the resignation, incapacity, disability, absence or death of the trustee, or the election of the beneficiary or beneficiaries to replace the trustee, the beneficiary or beneficiaries or their authorized agents shall appoint a trustee or a successor trustee.

(D)A notice of resignation of trustee mailed and recorded pursuant to this paragraph shall set forth the intention of the trustee to resign or refuse appointment as trustee and the recording date and instrument number of the recorded substitution of trustee under which the trustee was appointed.

(E)A notice of resignation of trustee mailed and recorded pursuant to this paragraph shall contain an address at which the trustee and any successor in interest will be available for service of process for at least five years after the date that the notice of resignation is recorded.

(F)For at least five years after a notice of resignation of trustee is mailed and recorded pursuant to this paragraph, the trustee and any successor in interest to that trustee shall retain and preserve every writing, as that term is defined in Section 250 of the Evidence Code, relating to the trust deed or estate for years under which the trustee was appointed.

(3)For purposes of this section, paragraph (2) sets forth the exclusive procedure for a trustee to either resign or refuse to accept appointment as trustee.

(4)Once recorded, the substitution shall constitute conclusive evidence of the authority of the substituted trustee or their authorized agents to act pursuant to this section, unless prompt written notice of resignation of trustee has been given in accordance with the procedures set forth in paragraph (2).

(e) Notwithstanding any provision of this section or any provision in any deed of trust, unless a new notice of sale containing the name, street address, and telephone number of the substituted trustee is given pursuant to Section 2924f after execution of the substitution, any sale conducted by the substituted trustee shall be void.

Notes of Decisions
Cited in 41 cases (7 in the last 5 years), 1952–2025 · leading case: Pratap v. Wells Fargo Bank, N.A., 63 F. Supp. 3d 1101 (N.D. Cal. 2014).
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Pratap v. Wells Fargo Bank, N.A., 63 F. Supp. 3d 1101 (N.D. Cal. 2014). · cites it 3× “In a final attempt to save this cause of action, Plaintiffs argue that Defendants failed to comply with California Civil Code section 2934a in recording the NOD because they did so before recording the SOT.”
Ghalehtak v. Fay Servicing, LLC, 304 F. Supp. 3d 877 (N.D. Cal. 2018). · cites it 3× “Cal. Civ. Code § 2934a(a)(1)(A)(C) Under Cal.”
West v. JPMorgan Chase Bank, 214 Cal. App. 4th 780 (Cal. Ct. App. 2013). “(Civ. Code, § 2934a, subd. (c).) “Once recorded, the substitution shall constitute conclusive evidence of the authority of the substituted trustee or his or her agents to act pursuant to this section.”
David Turner v. Wells Fargo Bank, 859 F.3d 1145 (9th Cir. 2017). “Cal. Civ. Code § 2934a(d) (“Once recorded, the substitution shall constitute conclusive evidence of the authority of the substituted trustee or his or her agents to act pursuant to this section.”
Jones v. First Am. Title Ins., 131 Cal. Rptr. 2d 859 (Cal. Ct. App. 2003). “Civil Code section 2934a, subdivision (a)(4) 1 provides that the beneficiary of a deed of trust may replace the appointed trustee simply by recording a substitution, and that “the new trustee shall succeed to all the powers, duties, authority, and title granted and delegated to…”
Levi Benson, III v. Ocwen Loan Servicing, 562 F. App'x 567 (9th Cir. 2014). “First, as the trustee substituted for the original trustee designated on Benson’s deed of trust, Western Progressive LLC (“Western Progressive”) had the legal right to foreclose on the property. Mortgage Electronic Registration Systems, Inc.”
Richard Dahnken v. Wells Fargo Bank, 705 F. App'x 508 (9th Cir. 2017). · cites it 2× “Dahnken also alleged a violation of Cal. Civ. Code § 2934a(a)(l)(A) based on Chase not having the power to substitute a trustee.”
Magdaleno v. Indymac Bancorp, Inc., 853 F. Supp. 2d 983 (E.D. Cal. 2011). “) California Civil Code § 2934a(b) permits recordation of the substitution of trustee after a notice of default has been recorded, provided that recordation occurs *993 prior to the notice of sale.”
Adegbenga Adesokan v. U.S. Bank Nat'l Ass'n, 582 F. App'x 672 (9th Cir. 2014). “”); see also Cal.Civ. Code § 2934a(d) (recorded substitution of trustee constitutes conclusive evidence of the authority of the substituted trustee); West v.”
James Singh v. Wells Fargo Bank, N.A., 671 F. App'x 973 (9th Cir. 2016). · cites it 2× “The district court properly dismissed Singh’s claim for relief based on an alleged violation of Cal. Civ. Code § 2934a(a)(1)(A) because the documents attached to the complaint and in the public record established a valid substitution of trustee by the present beneficiary under…”
Alicia Johnson v. Ocwen Loan Servicing, LLC (9th Cir. 2018). · cites it 3× “Civ. Code § 2934a because Johnson failed to allege facts sufficient to show that the substitution of trustee was improper.”
Gieser v. Freedom Mortg. Corp. (N.D. Cal. 2024). · cites it 3× “16 Further, even assuming Nestor LLC failed to record the Substitution of Trustee and 17 therefore violated § 2934a(a)(e), Plaintiff does not cite any caselaw or statute indicating such a 18 violation makes any subsequent notices void against Plaintiff.”
Show all 41 citing cases →
— Cal. Civil Code § 2934a(a)(1) — 2 cases
Gieser v. Freedom Mortg. Corp. (N.D. Cal. 2024). “16 Further, even assuming Nestor LLC failed to record the Substitution of Trustee and 17 therefore violated § 2934a(a)(e), Plaintiff does not cite any caselaw or statute indicating such a 18 violation makes any subsequent notices void against Plaintiff.”
Marasigan v. MidFirst Bank (S.D. Cal. 2023).
— Cal. Civil Code § 2934a(a)(1)(A) — 3 cases
James Singh v. Wells Fargo Bank, N.A., 671 F. App'x 973 (9th Cir. 2016). “The district court properly dismissed Singh’s claim for relief based on an alleged violation of Cal. Civ. Code § 2934a(a)(1)(A) because the documents attached to the complaint and in the public record established a valid substitution of trustee by the present beneficiary under…”
Richard Dahnken v. Wells Fargo Bank (9th Cir. 2017).
Alicia Johnson v. Ocwen Loan Servicing, LLC (9th Cir. 2018). “Civ. Code § 2934a because Johnson failed to allege facts sufficient to show that the substitution of trustee was improper.”
— Cal. Civil Code § 2934a(a)(1)(A)(C) — 1 case
Ghalehtak v. Fay Servicing, LLC, 304 F. Supp. 3d 877 (N.D. Cal. 2018). “Cal. Civ. Code § 2934a(a)(1)(A)(C) Under Cal.”
— Cal. Civil Code § 2934a(a)(4) — 1 case
In re: Andrew Ralph Bello, Sr. (9th Cir. BAP 2013).
— Cal. Civil Code § 2934a(a)(l) — 2 cases
Levi Benson, III v. Ocwen Loan Servicing, 562 F. App'x 567 (9th Cir. 2014). “First, as the trustee substituted for the original trustee designated on Benson’s deed of trust, Western Progressive LLC (“Western Progressive”) had the legal right to foreclose on the property. Mortgage Electronic Registration Systems, Inc.”
Bello v. Chase Home Fin., LLC, 622 F. App'x 663 (9th Cir. 2015).
— Cal. Civil Code § 2934a(a)(l)(A) — 1 case
Richard Dahnken v. Wells Fargo Bank, 705 F. App'x 508 (9th Cir. 2017). “Dahnken also alleged a violation of Cal. Civ. Code § 2934a(a)(l)(A) based on Chase not having the power to substitute a trustee.”
— Cal. Civil Code § 2934a(b) — 4 cases
Pratap v. Wells Fargo Bank, N.A., 63 F. Supp. 3d 1101 (N.D. Cal. 2014). “In a final attempt to save this cause of action, Plaintiffs argue that Defendants failed to comply with California Civil Code section 2934a in recording the NOD because they did so before recording the SOT.”
Magdaleno v. Indymac Bancorp, Inc., 853 F. Supp. 2d 983 (E.D. Cal. 2011). “) California Civil Code § 2934a(b) permits recordation of the substitution of trustee after a notice of default has been recorded, provided that recordation occurs *993 prior to the notice of sale.”
In re: Rosanna Mac Turner (9th Cir. BAP 2015).
In re: Rosanna Mac Turner (9th Cir. BAP 2015).
— Cal. Civil Code § 2934a(d) — 10 cases
David Turner v. Wells Fargo Bank, 859 F.3d 1145 (9th Cir. 2017). “Cal. Civ. Code § 2934a(d) (“Once recorded, the substitution shall constitute conclusive evidence of the authority of the substituted trustee or his or her agents to act pursuant to this section.”
Richard Dahnken v. Wells Fargo Bank, 705 F. App'x 508 (9th Cir. 2017). “Dahnken also alleged a violation of Cal. Civ. Code § 2934a(a)(l)(A) based on Chase not having the power to substitute a trustee.”
Adegbenga Adesokan v. U.S. Bank Nat'l Ass'n, 582 F. App'x 672 (9th Cir. 2014). “”); see also Cal.Civ. Code § 2934a(d) (recorded substitution of trustee constitutes conclusive evidence of the authority of the substituted trustee); West v.”
James Singh v. Wells Fargo Bank, N.A., 671 F. App'x 973 (9th Cir. 2016). “The district court properly dismissed Singh’s claim for relief based on an alleged violation of Cal. Civ. Code § 2934a(a)(1)(A) because the documents attached to the complaint and in the public record established a valid substitution of trustee by the present beneficiary under…”
Walton v. Mortg. Elec. Reg. Sys. Inc., 507 F. App'x 720 (9th Cir. 2013).
— Cal. Civil Code § 2934a(d)(4) — 1 case
Hannonen v. McCloskey (S.D. Cal. 2025).
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