Facing Foreclosure?
You Still Have Options
A notice of default is serious — but it is not the end of the story. California's foreclosure timeline builds in time to act, and acting early preserves the most choices.
“You may have more options than you think.”
Understanding the California Foreclosure Timeline
Most California foreclosures are non-judicial and follow a defined sequence: missed payments, then a Notice of Default (NOD), then — no sooner than 90 days later — a Notice of Trustee's Sale, followed by the sale itself at least 20 days after that. That timeline is your window to act.
Where you are in that sequence determines which options remain open. We'll help you pinpoint your position and what each remaining path looks like in real numbers.
Options Before a Foreclosure Sale
- Reinstating the loan by catching up missed payments and fees
- Loan modification, forbearance, or repayment plan with your servicer
- Selling the home before the sale date and keeping your equity
- A short sale, if you owe more than the home is worth
- Bankruptcy protections in limited situations (attorney required)
- Free guidance from a HUD-approved housing counselor
Your Equity Matters More Than You Think
If your home has appreciated, a foreclosure sale is often the worst financial outcome — auction prices frequently come in below market, and fees stack up quickly. Selling on the open market before the sale date can pay off the loan and put your remaining equity in your pocket.
We provide a free valuation and a clear side-by-side: what you'd likely keep in a market sale versus what a foreclosure would cost you.
Watch Out for Foreclosure Rescue Scams
Homeowners in default are heavily targeted by scammers demanding upfront fees, asking you to sign over title, or promising guaranteed rescues. California law prohibits collecting advance fees for loan modification services. Never sign a deed to anyone offering to "save" your home, and verify anyone you work with.
Frequently Asked Questions
I just received a notice of default. How long do I have?
In California's non-judicial process, a trustee's sale generally can't occur until at least 90 days after the NOD is recorded, plus a minimum 20-day notice of sale. That's typically close to four months — but every week you wait narrows your options, so start now.
Can I sell my house after receiving a notice of default?
Yes. You can sell any time before the trustee's sale is completed. If you have equity, a market sale usually protects far more of it than an auction would.
Will the bank really work with me?
Often, yes. Servicers are required to review complete loss-mitigation applications, and modifications, forbearance, and repayment plans are common outcomes. A HUD-approved counselor can help you submit — free of charge.
What happens to my equity if the home is foreclosed?
Surplus funds after the debt and costs are paid do belong to you, but auction prices are often below market and the process to claim surplus takes time. Selling before the sale date usually preserves more of your equity.
The Sooner You Call, the More Options You Have
A free, confidential conversation about your timeline, your equity, and every available path.
Review My Options