Utah makes them wait three months, then you have no way back.
A trustee sale with no lawsuit, but a real waiting period: the trustee cannot give notice of sale until at least three months after the notice of default is recorded, and you can catch up by paying what is due within those three months. After the sale there is no right to buy the home back, and the lender has three months to sue for any shortfall.
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 a Utah case. The notice of default, which starts a three month clock. The end of those three months, when your statutory right to cure ends and notice of sale can begin. And the sale itself, after which there is no redemption.
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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 Utah gives you
Rights that exist because the property is in Utah, 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 Utah foreclosure attorney confirm anything that matters before you act.
Questions people ask about Utah foreclosure
Short answers, each one sourced to the statute cited on this page.
How long does foreclosure take in Utah?
With no delays or disputes, a Utah foreclosure runs roughly 288 days from the first missed payment to the trustee sale. The trustee cannot sell until a notice of default has been recorded and at least three months have passed. Utah Code 57-1-24.
Can I catch up on my Utah mortgage during foreclosure?
Yes. You may reinstate by paying everything past due plus costs and fees at any time within three months of the notice of default being recorded. Utah Code 57-1-31.
Is there redemption after a Utah trustee sale?
No. After a trustee sale there is no right of redemption, and if you stay the buyer can serve a notice to quit and bring an unlawful detainer case in court. Redemption of 180 days applies only after a judicial foreclosure. Utah Code 57-1-28 and 78B-6-906.
Can a Utah lender come after me for the shortfall?
Yes, but it must sue within three months after the sale, and the judgment cannot exceed the debt minus the property fair market value at the time of sale. Utah Code 57-1-32.
How long before Utah can sell my home for unpaid property taxes?
Four years. If the taxes are not redeemed by March 15 following four years of delinquency, the county files a tax sale listing, and you can redeem until the sale in May or June. Utah Code 59-2-1343.
Last verified: October 18, 2026. Every deadline and citation on this page was checked against Utah 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.