Indiana takes you to court, and gives you a seat at the table.
A judge, not a trustee. The lender must warn you by certified mail thirty days before suing, you can ask for a settlement conference within thirty days of being served, you can live in the home rent free until the sheriff sale if you keep paying the property taxes and do not damage it, and you can redeem right up to that sale.
Not sure what date to put in? Tell us which paper you were sent and we will work the timeline out backwards from it.
Each is a different statute.
When you first fell behind.
Local pace is the variable.
Past steps fade out.
FHA and VA add steps.
A tenant gets 90 days under federal law.
Three dates decide an Indiana case. Twenty days after you are served, the time to answer. Thirty days after you are served, the last day to ask for a settlement conference. Three months after the complaint is filed, the earliest a sale can happen. And the sheriff sale itself, because there is no redemption afterwards.
Know someone facing foreclosure in Indiana? Send them this timeline. The link opens this page only; your dates stay with you.
When you use the Share button on this site, we count it, with no name attached. Browsers that send Do Not Track or Global Privacy Control are not counted.
Make the call.
Call your mortgage servicer (the number is on your statement) before the next payment is due, or today if you are already behind. Servicers have programs for people who lose a job, get sick or hit a rough patch, but they only start when you ask. A foreclosure costs them money too.
“I’ve had a hardship and I want to keep my home. Please send me a loss mitigation application and tell me every option for my loan.” If your loan is FHA, VA or USDA, ask about that program’s options by name.
Your latest mortgage statement, recent pay stubs or unemployment letter, two months of bank statements, last year’s tax return, and a short hardship letter. Expect a lot of paperwork. Send all of it, because a complete application is what protects you.
Date, time, who you spoke to and what they said. Keep copies and proof of when you sent your papers. A complete application more than 37 days before a sale stops that sale while they decide.
Don’t want to call alone? A free HUD-approved counselor will help: 1-800-569-4287. And if the home is ever sold at auction, ask about surplus funds: money left over after the debt is paid can belong to you, but you usually have to claim it.
What Indiana gives you
Rights that exist because the property is in Indiana, whatever a servicer tells you on the phone.
Where to get real help, free
Regional legal aid programs take foreclosure cases at no cost if you qualify by income. Start at LawHelp.org, which lists free legal aid programs state by state.
HUD-approved housing counselors are free in every state — 1-800-569-4287. Some states, courts and counties run foreclosure mediation or counseling programs; ask your servicer or a HUD-approved counselor whether yours does.
Anyone who contacts you first, guarantees they can stop the sale for a fee paid up front, or asks you to sign the deed over is running a scam. Never sign a deed to someone promising to save your home.
Checked against the statutes cited beside each step. Every legal claim on this page is registered with its citation and was checked against official sources and then reviewed again by an independent checker. Dates marked as estimates are estimates. Appellate case law was not independently verified, and laws change, so have a Indiana foreclosure attorney confirm anything that matters before you act.
Questions people ask about Indiana foreclosure
Short answers, each one sourced to the statute cited on this page.
How long does foreclosure take in Indiana?
For a typical uncontested Indiana case this calculator estimates roughly 400 to 430 days from the first missed payment to the sheriff sale, with busy counties such as Marion and Lake at the longer end. The lender must send a certified notice 30 days before suing, the court cannot enter judgment until 60 days after that notice, and no sale can happen until three months after the complaint is filed.
What is a foreclosure settlement conference in Indiana?
A meeting between the homeowner and the lender, often with a court facilitator, to try to work out a modification or another alternative. Schedule it by notifying the court no later than 30 days after the complaint is served. The answer to the complaint is due sooner, within 20 days of service. Ind. Code 32-30-10.5-8.
Can I redeem my house before a sheriff sale in Indiana?
Yes. You may redeem by paying the judgment, interest and costs at any time before the sale. Ind. Code 32-29-7-7. There is no redemption after the sale.
Can I live in my house during an Indiana foreclosure?
Yes. An owner who lives in the home may keep possession of it rent free until the sheriff sale, as long as the owner keeps paying the property taxes and special assessments and the property is not damaged. Ind. Code 32-29-7-11.
How is an Indiana sheriff sale advertised?
Once a week for three successive weeks, the first publication at least 30 days before the sale, with a copy of the notice served on each owner at the time of the first publication. Ind. Code 32-29-7-3.
How long do I have to redeem after an Indiana tax sale?
Usually one year after the sale, or 120 days in certain county and agency sales. Surplus from the sale is held in a tax sale surplus fund and must be claimed within three years. Ind. Code 6-1.1-25-4 and 6-1.1-24-7.
Last verified: October 18, 2026. Every deadline and citation on this page was checked against Indiana law and the federal rules it cites. Laws change during the year, so if something here looks out of date or wrong, tell us and we will check it against the law.