Lien Service - Judicial Foreclosures - Non-Judicial Foreclosures

Homeowner Association Lien Services

Legal Retainer Agreement

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Michael T. Chulak and Associates represents homeowner associations throughout California in collecting delinquent assessments. No initial fee or deposit is required. While our collection procedures rarely require us to proceed to foreclosure, our firm uses both the judicial foreclosure process and the non-judicial foreclosure process when it becomes necessary. Only a law firm can foreclose judicially. Lien services may not use the courts and are required to foreclose non-judicially. The judicial foreclosure process is often superior because a deficiency judgment is possible to obtain and the threat of a lawsuit tends to force the debtor into an early resolution.

No Initial Fee Assessment Collections

Assessment Lien and Foreclosure Services

The "No Initial Fee Assessment Collection Service" offered by Michael T. Chulak & Associates provides the following benefits to homeowner associations:

  1. No up front fees or deposit is required. All fees and costs are billed directly to the delinquent homeowner.

  2. Unlike lien services that offer only non-judicial foreclosure services, the judicial foreclosure procedure we often utilize, provides two ways to collect delinquent assessments. First, a judicial foreclosure permits the association to force the sale of the property if payment is not made. Secondly, a money judgment permits the association to seize wages, accounts receivable, bank accounts, stock and other property. Thus, the judicial foreclosure procedure substantially increases the chances of your association collecting delinquent assessments as compared to the non-judicial procedure used by lien services.

  3. The collection results obtained by starting the judicial foreclosure process are excellent. The threat of a lawsuit is very intimidating, resulting in most debtors paying their delinquent assessments quickly.

  4. Our assessment collection service is attorney supervised. Thus, we make certain that the collection process fully complies with the California Civil Code, the Federal Fair Debt Collections Practices Act, the Rosenthal Fair Debt Collection Practices Act, and your association's CC&Rs.

  5. Our HOA assessment collection attorneys monitor real estate lender activity by means of the public records and provide advice to your association board on what collection action is most cost effective given all facts to be considered.

  6. While only a small percentage of delinquent homeowners file for bankruptcy protection, our bankruptcy attorneys can provide your association's board with any available options should it be necessary.

  7. While homeowner associations are rarely faced with the option of foreclosing on a property, our assessment collection attorneys can advise your board on all aspects of foreclosures. We can also provide advice on dealing with any occupants, management, insurance, and the disposition of the property.

You may ask: Why do lien services use the only non-judicial foreclosure process to collect delinquent assessments? The answer: Only attorneys can practice law by filing lawsuits and using the courts.

If your association is experiencing delinquent assessments, call us today for a no cost consultation. Please review our Legal Services Retainer Agreement and Checklist - Assessment Collections. We have extensive experience and an excellent track record of collecting delinquent assessments from developers who have breached their fiduciary duties.


Comparing Collection Methods

Charging Orders


Assignment of Rents
Assessment Collection Tool

Homeowner associations can often seize the rent due from tenants who occupy homes owned by owners who are behind on their assessments or dues, if their CC&Rs permit the action. If your association's CC&Rs do not permit the seizure of tenant rents, your CC&Rs can be amended to permit this highly effective collection method. Drafting a single Assignment of Rents Amendment, can be done for the cost of $350. Why wait? Why let delinquent homeowners collect rent and not pay the association? Has your association lien service made this recommendation? Call us to get started.


Eleven Ways to Collect a Court Judgment

1. Place a lien on real property owned by the debtor.
2. Conduct a debtor’s examination under oath at the court where the judgment was entered.
3. Conduct a debtor’s examination under oath of the debtor’s clients or customers at the court where the judgment was entered.
4. Garnish or seize the debtor’s wages.
5. Seize (levy on) bank or savings accounts owned by the debtor.
6. Levy on (collect) debts owed to the debtor by third parties.
7. Seize and sell the debtor’s vehicle if not exempt.
8. Seize and sell non-exempt personal assets of the debtor such as art and jewelry.
9. Obtain a court order requiring the debtor to turn over specific personal property.
10. Obtain a court order requiring the debtor to transfer or assign certain rights such as rents or royalties.
11. Force the sale of real property owned by the debtor.


ALS Matching Funds

Collecting Matching Funds for ALS

Research and Patient Services

ALS, also referred to as Lou Gehrig's disease is a progressive, fatal disease caused by the degeneration of the nerve cells that control voluntary muscle movement. Unable to function, the muscles weaken and atrophy. Most patients die of respiratory failure. Some choke to death. Because the disease usually does not affect cognitive abilities, patients are fully aware of their future. There is currently no known cure.

Michael T. Chulak & Associates will match your tax deductible donations to ALS Association as described below. Why do we match your donations? We match your donations to ALS Association in order to encourage your generosity and to maximize our efforts to help those in need.

Michael T. Chulak & Associates will match your tax deductible donations subject to the following:

1. Your check must be made payable to ALS Association.
2. You must be at least 18 years of age.
3. You must complete the Matching Funds Form on this website and send it to us with your donation.

Upon receipt of your check, we will match it up to $100.00 per contributor, every 12 months. A contributor is defined as an individual, business entity or family. Your check along with our matching check will be mailed to ALS Association with a copy of the Matching Funds Form.

Please tell your friends about this offer so we can match their donations. Your help is needed right now. Every life is precious.

ALS Association is a non - profit organization that raises money for research and patient services. ALS has support groups and chapters in Agoura Hills, Los Angeles, Long Beach, Orange County, Pomona, Riverside, San Diego, San Luis Obispo, San Bernardino, Santa Clarita, Pasadena, Ventura, and West Los Angeles.

If you know someone with ALS; please tell them and their family about ALS matching funds.

Matching Funds Form




HOA Law Articles

We add articles to this section of our website on a regular basis:

•  How to Get Elected to the Board of Directors of Your HOA

•  Why You Should Run for Election to the Board of Directors of Your HOA

•  What Happens if Nobody Runs for the Board

•  The Most Common Reasons Board Members are Recalled

•  Developers Breach of Fiduciary Duty

•  Strategic Defaults and Foreclosure

•  Why Homeowner Associations Get into Trouble

•  Pledge by Nominee for Election to Board of Directors

•  Insurance Company Tricks

•  Is Your HOA Protected from Fraud - Embezzlement?

•  Post Earthquake Responses To Severe Earthquakes

•  Increasing Attendance at HOA Annual Meetings

•  Loss Assessment Coverage

•  Security Disasters - Don't Let This Happen to You

•  Homeowner Association Security

•  Checklist for Buying a Condominium

•  Breach of Fiduciary Duty by Directors of HOAs

•  Selecting an Agent for Service of Process

•  Saving Dollars for Your Homeowner Association

Earthquake Damage Attorneys

Collection Attorneys - Los Angeles County

Illegal Debt Collection Procedures

Areas Served:

Los Angeles County:

Acton, Agoura, Agoura Hills, Agua Dulce, Alhambra, Altadena, Arcadia, Arleta, Artesia, Avalon, Azusa, Baldwin Hills, Baldwin Park, Bassett, Bell, Bell Canyon, Bell Gardens, Bellflower, Beverly Hills, Bouquet Canyon, Box Canyon, Burbank, Calabasas, Calabasas Hills, Canoga Park, Canyon Country, Carson, Castaic, Century City, Cerritos, Chatsworth, Claremont, Commerce, Compton, Covina, Cudahy, Crystalaire, Culver City, Del Sur, Diamond Bar, Downey, Duarte, East Los Angeles, East Rancho Dominguez, El Monte, El Segundo, Encino, Firestone Park, Flintridge, Gardena, Glassell, Glassell Park, Glendale, Glendora, Granada Hills, Hacienda Heights, Hawaiian Gardens, Hansen Dam, Hawthorne, Hermosa Beach, Hidden Hills, Highland Park, Hollywood, Huntington Park, Industry, Inglewood, Irwindale, La Canada Flintridge, La Crescenta- Montrose, La Habra Heights, La Mirada, La Puente, La Verne, La Canada, Lake Hughes, Lake Los Angeles, Lake View Terrace, Lakewood, Lancaster, Lawndale, Leimert Park, Lennox, Leona Valley, Lincoln Heights, Littlerock, Lomita, Long Beach, Los Angeles, Lynwood, Malibu, Manhattan Beach, Marina Del Rey, Maywood, Mission Hills, Monrovia, Monte Nido, Montebello, Monterey Park, Mount Baldy, Mount Wilson, Newhall, North El Monte, North Hills, North Hollywood, Northridge, Norwalk, Pacoima, Palisades, Palmdale, Paramount, Pearblossom, Pico Rivera, Pomona, Quartz Hill, Rancho Dominguez, Rancho Palos Verdes, Rancho Park, Redondo Beach, Reseda, Ritter Ranch, Rolling Hills, Rolling Hills Estates, Rosemead, San Dimas, San Fernando, San Gabriel, San Marino, San Pedro, Santa Clarita, Santa Fe Springs, Santa Monica, Saratoga Hills, Saugus, Sherman Oaks, Sierra Madre, Signal Hill, South El Monte, South Gate, South Pasadena, Stevenson Ranch, Studio City, Sun Valley, Sun Village, Tarzana, Temple City, Toluca Lake, Topanga, Torrance, Tujunga, Universal City, Val Verde, Valencia, Valley Village, Van Nuys, Venice, Vernon, Walnut, Walnut Park, West Covina, West Hills, West Hollywood, West Los Angeles, West Toluca Lake, Westchester, Whittier, Wilmington, Windsor Hills, Winnetka, Woodland Hills.

Ventura County:

Camarillo, Channel Islands, Faria Beach, Fillmore, Moorpark, Newbury Park, Oak Park, Oak View, Ojai, Oxnard, Port Hueneme, Santa Paula, Saticoy, Somis, Simi Valley, Thousand Oaks, Ventura (San Buenaventura), Westlake Village.

Orange County:

Aliso Viejo, Anaheim, Balboa Island, Brea, Buena Park, Corona Island, Costa Mesa, Cypress, Dana Point, Foothill Ranch, Fountain Valley, Fullerton, Garden Grove, Huntington Beach, Irvine, La Habra, La Palma, Ladera Ranch, Laguna Beach, Laguna Hills, Laguna Niguel, Laguna Woods, Lake Forrest, Los Alamitos, Mission Viejo, Newport Beach, Newport Coast, Orange, Placentia, Rossmoor, San Clemente, San Juan Capistrano, Santa Ana, Santa Ana Heights, Seal Beach, Stanton, Tustin, Tustin Foothills, Villa Park, Westminster, Yorba Linda.

San Bernardino County:

Adelanto, Apple Valley, Barstow, Big Bear, Big Bear City, Chino, Chino Hills, Colton, Crestline, Fontana, Grand Terrace, Hesperia, Highland, Joshua Tree, Lake Arrowhead, Landers, Loma Linda, Montclair, Morongo Valley, Needles, Ontario, Rancho Cucamonga, Redlands, Rialto, Running Springs, San Bernardino, Twentynine Palms, Upland, Victorville, Yucaipa, Yucca Valley.

Riverside County:

Anza, Banning, Beaumont, Bermuda Dunes, Blythe, Cabazon, Calimesa, Canyon Lake, Cathedral City, Cherry Valley, Coachella, Corona, Desert Hot Springs, East Blythe, East Hemet, El Cerrito, Glen Avon, Hemet, Highgrove, Home Gardens, Homeland, Idyllwild-Pine Cove, Indian Wells, Indio, La Quinta, Lake Elsinore, Lakeland Village, Lakeview, Mecca, Mira Loma, Moreno Valley, Murrieta, Murrieta Hot Springs, Norco, Nuevo, Palm Desert, Palm Springs, Pedley, Perris, Quail Valley, Rancho Mirage, Riverside, Rubidoux, San Jacinto, Sun City, Sunnyslope, Temecula, Thousand Palms, Valle Vista, Wildomar, Winchester, Woodcrest.

San Diego County:

Carlsbad, Chula Vista, Coronado, Del Mar, El Cajon, Encinitas (Cardiff-by-Sea, Leucadia, Olivenhain) Escondido, Fairbanks, Ranch, Fallbrook, Imperial Beach, Julian, La Mesa, Lake San, Lakeside, Lemon Grove, National City, Oceanside (San Luis Rey), Poway, Romona, Rancho San Diego, Rancho Santa Fe, San Diego, San Marcos, Santee, Solana Beach, , Hidden, Meadows, San Diego County Estates, Spring Valley, Vista.

San Luis Obispo County:

Arroyo Grande, Atascadero, Avila Beach, Baywood-Los Osos, Cambria, Cayucos, Grover Beach, Lake Nacimiento, Los Osos, Morro Bay, Nipomo, Oceano, Paso Robles, Pismo Beach, San Luis Obispo, San Miguel, San Simeon, Santa Margarita, Templeton.

Santa Barbara County:

Ballard, Buellton, Carpinteria, Gaviota, Goleta, Guadalupe, Hollister Ranch, Hope Ranch, Isla Vista, Lompoc, Los Alamos, Los Olivos, Mission Canyon, Mission Hills, Montecito, Orcutt, Santa Barbara, Santa Maria, Santa Ynez, Solvang, Summerland, Toro Canyon

Alameda County:

Alameda, Albany, Berkeley, Dublin, Emeryville, Fremont, Hayward, Livermore, Newark, Oakland, Piedmont, Pleasanton, San Leandro, Union City

Contra Costa County:

Antioch, Brentwood, Clayton, Concord, Danville, El Cerrito, Hercules, Lafayette, Martinez, Moraga, Mountain View, Oakley, Orinda, Pinole, Pittsburg, Pleasant Hill, Richmond, San Pablo, San Ramon, Walnut Creek

Fresno County:

Auberry, Big Creek, Biola, Bowles, Calwa, Cantua Creek, Caruthers, Centerville, Clovis, Coanlinga, Del Rey, Dunlap, Easton, Firebaugh, Fowler, Fresno, Friant, Highway City, Huron, Kerman, Kingsburg, Lanare, Laton, Mendota, Mercy Hot Springs, Minkler, Orange Grove, Parlier, Pinedale, Prather, Raisin City, Reedley, Riverdale, Rolinda, San Joaquin, Sanger, Selma, Shaver Lake, Squaw Valley, Tarpey Village, Three Rocks, Tollhouse, Tranquility

Imperial County:

Brawley, Calexico, Calipatria, El Centro, Holtville, Imperial, Salton City

Kern County:

Arvin, Bakersfield, Bear Valley Springs, Boron, California City, Delano, Frazier Park, Lake Isabella, Lebec, Maricopa, McFarland, Mojave, Pine Mountain Club, Ridgecrest, Rosedale, Shafter, Taft, Tehachapi, Wasco, Wofford Heights

Marin County:

Bel Marin Keys, Belvedere, Black Point - Green Point, Bolinas, Corte Madera, Dillon Beach, Dogtown, Fairfax, Hamilton, Ignacio, Inverness, Inverness Park, Kentfield, Lagunitas - Forest Knolls, Larkspur, Las Gallinas, Lucas Valley - Marinwood, Greenbrae, Marin City, Marshall, Mill Valley, Muir Beach, Novato, Point Reyes Station, Ross, San Anselmo, San Marin, San Rafael, Santa Venetia, Sausalito, Sleepy Hollow, Stinson Beach, Strawberry, Tamalpais - Homestead Valley, Tiburon, Woodacre

Monterey County:

Bradley, Carmel-by-the-Sea, Del Rey Oaks, Gonzales, Greenfield, King City, Marina, Monterey, Pacific Grove, Pebble Beach, Salinas, Sand City, Seaside, Soledad

Sacramento County:

Citrus Heights, Elk Grove, Folsom, Galt, Isleton, Rancho, Rio Linda, Rosemont, Sacramento

San Francisco County:

San Francisco City

San Joaquin County:

Escalon, Lathrop, Lodi, Manteca, Ripon, Stockton, Tracy


Alameda County, Alpine County, Amador County, Butte County, Calaveras County, Colusa County, Contra Costa County, Del Norte County, El Dorado County, Fresno County, Glenn County, Humboldt County, Imperial County, Inyo County, Kern County, Kings County, Lake County, Lassen County, Los Angeles County, Madera County, Marin County, Mariposa County, Mendocino County, Merced County, Modoc County, Mono County, Monterey County, Napa County, Nevada County, Orange County, Placer County, Plumas County, Riverside County, Sacramento County, San Benito County, San Bernardino County, San Diego County, San Francisco County, San Joaquin County, San Luis Obispo County, San Mateo County, Santa Barbara County, Santa Clara County, Santa Cruz County, Shasta County, Sierra County, Siskiyou County, Solano County, Sonoma County, Stanislaus County, Sutter County, Tehama County, Trinity County, Tulare County, Tuolumne County, Ventura County, Yolo County, Yuba County



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