Foreclosure Help
Determine your foreclosure stage
California foreclosure advances through recorded events, each with its own statutory clock. Identify which one applies to you, because it determines both your deadlines and which of the eight loss mitigation options remain realistically available.
Foreclosure timeline overview
The sequence below is typical for a California nonjudicial foreclosure. Dates shift with servicer behavior and postponements, but the ordering and the minimum waiting periods are statutory.
Day 1–120
Delinquency
Late fees accrue. Servicer must attempt contact and wait 30 days after.
After day 120
Notice of Default recorded
Statutory three-month period begins. Reinstatement right active.
+3 months
Notice of Trustee Sale recorded
Sale may occur no sooner than 20 days after notice is given.
−5 business days
Reinstatement window closes
After this point most servicers require full payoff only.
Sale date
Auction, or postponement
Sale may be postponed by announcement, often repeatedly.
The five stages
Each stage page includes what the notice actually means, the dates that govern you, a working checklist, the options that fit, and an intake form that routes to a coordinator.
Missed Payments / Pre-Foreclosure
Best time to actYou are behind on one or more mortgage payments but no Notice of Default has been recorded. This is the widest window of opportunity and the least expensive stage at which to resolve arrears.
Notice of Default Recorded
Act within daysA Notice of Default has been recorded with the county. In California this starts a three-month statutory period before a Notice of Trustee Sale can be recorded. You still hold a statutory right to reinstate.
Notice of Trustee Sale Recorded
Emergency — days matterA sale date has been set. In California the sale may occur no sooner than 20 days after the Notice of Trustee Sale is recorded and posted. This is the most time-critical stage and requires same-day action.
Postponed Trustee Sale
Confirm and use the timeThe trustee has postponed the auction. A postponement is temporary and can be short. Confirm the new date in writing and use the extension to close a permanent resolution.
Post-Sale or Unknown Status
Verify status immediatelyThe auction may already have occurred, or you cannot determine where your loan stands. The first task is to establish the facts of record before deciding anything.