ESCONDIDO -- The recent surge in housing foreclosures is creating new headaches for Escondido's code enforcement officers, who say they are struggling more than ever to contact homeowners who have broken windows, out-of-control shrubbery or scummy swimming pools.

Many properties with such problems have been abandoned by homeowners in the midst of foreclosure proceedings. City officials said that has forced the officers to pursue the code violations with employees at the banks and mortgage companies that have acquired the homes.

"In a typical situation, you see weeds or trash cans in the yard, then you issue a notice or talk to the owner, and it's done," said Greg Smith, one of 13 code enforcement officers in Escondido. "But with a foreclosure, you have to do research to find the bank or mortgage company, and then you have to get an actual person on the phone."

Smith estimated that the city has received complaints on 15 to 20 homes in the past two months that have turned out to be abandoned, foreclosed properties. Four of the homes have been boarded up because city officials had no confidence that the banks or mortgage companies would fix the code violations in a timely manner, he said.

"Things really slow down when you start dealing with the banks, because they seem to be struggling with these situations just as much as we are," said Smith. "When there's somebody on the property, it's much easier to get things done."

Smith said the city boards the houses up to prevent homeless people from living in them, to prevent teens from partying inside and to avoid health and disease problems that could result from neglected pools or abandoned food left inside. Bank officials typically agree with the decision to board the homes up, he said.

The foreclosure epidemic, which officials blame on gimmick loans given to marginally qualified buyers, is not unique to Escondido.

Chula Vista passed an ordinance this summer that requires lenders and banks to pay a $70 fee when they acquire a property, and to hire a property management firm while the home remains vacant. And in Murrieta, a rash of foreclosures has created serious uproar among renters and real estate agents.

Escondido officials said this week that things have actually been relatively calm in their city, thanks to a $1 million funding boost the City Council approved for code compliance in March 2006. The money allowed the city to add four new code compliance officers that work 20 hours per week.

"It seems like other cities are doing more scrambling," said Michelle Bromstead, marketing coordinator for the city's economic development division. "We are lucky enough to have the resources to cope with this."

Leslie Milks, the city's code enforcement manager, agreed.

"We've seen an increase, but we've got a handle on it so far," said Milks. "Even though many owners have just walked away and disappeared, we've managed to track down a contact for each of the properties."

Milks said the problem could get much worse if the rate of foreclosures quickens, but that the city has enough employees dealing with the issue for now.

About 200 Escondido homes are now in the midst of foreclosure proceedings, and banks and mortgage companies have become the official owners of more than half of them, according to data on foreclosureradar.com.

Smith said the foreclosed properties that have drawn complaints are spread throughout the city, adding that they also range widely in price.

"I've seen everything from $900,000 homes down to $300,000," he said. "And it's all over town."

On a visit to a boarded-up home on Elm Street on Tuesday morning, Smith discovered that someone had removed the nails from a board covering one of the windows, which he said was evidence that someone had been inside.

Jenny Martinez, a neighbor living across the street from the Elm Street home, said she was grateful that the city had boarded it up because a group of people had been living in the home for several weeks before the city took action.

Milks said people who notice abandoned homes should call the city's code compliance hotline at (760) 839-4650.

Contact staff writer David Garrick at (760) 740-5468 or dgarrick@nctimes.com.