Utah
Facing Foreclosure in Utah? Know Your Timeline and Your Options
If you have equity, selling before the trustee sale can protect it. We can move quickly and work with your lender's payoff numbers.
- Any condition, any situation
- No fees or commissions
- No obligation to accept
- You choose the closing date
Get a no-obligation cash offer
Tell us where the house is. It takes about a minute.
How foreclosure generally works in Utah
Most Utah home loans use a deed of trust, and most Utah foreclosures are non-judicial, meaning they happen through a trustee rather than a lawsuit. The broad steps under Utah law are:
- Missed payments. Under federal servicing rules, a lender generally cannot start foreclosure until a borrower is more than 120 days behind.
- Notice of default. The trustee records a notice of default with the county recorder where the house sits.
- At least three months. Utah law requires at least three months to pass after the notice of default is recorded before the trustee gives notice of sale.
- Notice of trustee sale. The notice must be published once a week for three consecutive weeks, with the last publication 10 to 30 days before the sale, and posted on the property and at the county recorder at least 20 days before the sale.
- Trustee sale. The house is sold at public auction.
Lenders sometimes postpone sales, and every file is different. A foreclosure attorney or a HUD-approved housing counselor can review yours.
Options before the sale date
- Reinstate: pay the past-due amount plus fees to bring the loan current.
- Loan modification or repayment plan: ask your servicer, in writing, what loss-mitigation options exist.
- Refinance: possible if your credit and income allow.
- Short sale: if you owe more than the house is worth, the lender may accept less than the payoff.
- Bankruptcy: can pause a sale; talk to a bankruptcy attorney.
- Sell the house: if you have equity, a sale pays off the loan and you keep the difference.
Why the date matters for a cash sale
A sale has to close, not just be under contract, before the trustee sale. Title work, payoff statements and lien searches all take some time, so the earlier you reach out, the more options you have. If the date is very close, tell us right away and we will say honestly whether we can make it.
Watch out for foreclosure scams
Be careful with anyone who asks for an upfront fee to "stop" a foreclosure, asks you to sign your deed over while you keep making payments to them, or tells you to stop talking to your lender. A legitimate buyer closes through a licensed title company and pays you at closing.
Laws change. This is general information, not legal advice. Talk to a Utah attorney about your situation.
How it works
Tell us about the house
Fill out the short form. We will ask a few questions about the property, your timeline and what you need.
Get a written cash offer
We walk the house, run the numbers, explain them, and give you a written offer. No fee and no obligation.
Close when you are ready
Pick the closing date. A licensed title company handles the closing, and you can leave behind anything you do not want.
Foreclosure: local guides by city
County court, recorder and local details for these Utah cities:
Common questions
How long does foreclosure take in Utah?
Utah requires at least three months between recording the notice of default and the notice of sale, and the notice of sale adds a few more weeks. Many cases take longer because of servicing rules, postponements or loss-mitigation reviews.
Can I sell my house after I get a notice of default?
Generally yes. You still own the house until the trustee sale. A sale that closes before the auction pays off the loan through the title company.
What if I owe more than the house is worth?
A regular cash sale may not work, but a short sale might. We can talk through it, and a housing counselor can help too.
Will selling stop the foreclosure?
A closed sale that pays the loan in full ends the foreclosure. A pending contract alone does not; the lender decides whether to postpone.