30 days
Contact before foreclosure
Servicer must try to reach you at least 30 days before starting foreclosure to discuss your finances and options.
Civ. Code §§ 2923.55, 2924.9
Free California homeowner guide
Behind on your mortgage? You have more time and more rights than you think.
A step-by-step guide to stopping foreclosure in California — what the law requires your servicer to do, who will help you for free, and exactly what to do this week.
Presented by Kreg McCoy, BrokerLink Brokerages · First Link Mortgage · Linked Escrow
01 — Your situation
Where are you right now?
Choose the stage that matches the latest letter or notice you've received. Each one has its own checklist — tick items off as you go, or print it to keep by the phone.
Best time to act — the most options are open
Get ahead of it before the formal process starts
Your servicer generally can't record a Notice of Default until it has tried to contact you and 30 days have passed. Use this window.
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Act this week — submit a complete application
Apply for loss mitigation and lock in your protections
A complete application triggers California's dual-tracking protections: your servicer generally must pause foreclosure while it decides and while you appeal a denial.
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About 90 days to cure — don't wait
A Notice of Default starts the formal, public process
You have 90 days after it's recorded to cure the default before a Notice of Sale can be recorded. You can still apply for help — and you should.
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Urgent — a sale can happen in as little as 21 days
A Notice of Trustee's Sale sets an auction date
The sale can occur at least 21 days after the notice is recorded. Get legal help immediately — options still exist, but deadlines are short.
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After the sale — you still have rights
Protect your money and your move-out
A buyer cannot just change the locks. And if the home sold for more than you owed, that surplus belongs to you.
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02 — The process
How California foreclosure works
Most California foreclosures are nonjudicial — no judge is involved, so the deadlines on your paperwork are what matter. Here's the minimum timeline the law allows.
Before anything
Outreach
Servicer must try to contact you to discuss options. You can request a meeting within 14 days.
+30 days
Notice of Default
Can be recorded 30 days after contact if no plan is reached. Copy mailed within 10 business days.
90-day cure
Reinstatement window
You can catch up on the past-due amount and fees to stop the process.
Day 90+
Notice of Sale
Recorded no sooner than 90 days after the Notice of Default. Published weekly for 3 weeks.
+21 days
Trustee sale
Auction can happen at least 21 days after the Notice of Sale is recorded.
After sale
Eviction & surplus
3-day notice and court case required to remove occupants. Claim any surplus funds.
Fastest case: about 4 months from Notice of Default to sale. Timeline drawn from the California Courts Self-Help Guide. Exact dates in your case depend on your notices — have a counselor or attorney review them.
03 — Know your rights
The California Homeowner Bill of Rights
HBOR is a set of state laws that protect homeowners facing foreclosure on their principal residence. If your servicer violates them, you can sue. Summary from the California Attorney General.
1 contact
Single point of contact
Once you request help, a specific person or team must track your application, documents and deadlines.
Civ. Code § 2923.75 days
Application acknowledged
Within 5 business days the servicer must identify missing information and deadlines.
Civ. Code § 2924.10$0
No application fees
No fee to apply for a loan modification; late fees are restricted while your application or appeal is pending.
Civ. Code § 2924.11Pause
No dual tracking
Foreclosure must generally pause while a complete application is decided and while you appeal a denial.
Civ. Code §§ 2923.6, 2924.11Appeal
Written denial reasons
A denial must explain why and list other options. You get a chance to appeal, and can reapply after a material change in finances.
Civ. Code § 2923.6Honored
Loan transfer protection
If your loan is sold, the new servicer must honor an approved modification or alternative.
Civ. Code § 2924.11Verified
No robo-signing
Servicers must review foreclosure documents for accuracy and reliable evidence of the right to foreclose.
Civ. Code § 2924.17Read the full Homeowner Bill of Rights
The Attorney General's page has the complete list of protections, statute references, and how to report violations.
04 — Official directories
Free help, all in one place
Every link below goes to an official government agency, a government-sponsored program, or a nonprofit legal aid directory. Filter by type or search by keyword.
No resources match that search. Try "counselor", "legal" or "complaint" — or call (800) 569-4287.
05 — Get ready
Prepare before you call
Servicers decide on complete applications. Having these ready saves weeks — and a complete file is what triggers your strongest legal protections.
Document checklist
Make copies. Send by a trackable method. Keep a folder.
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What to say to your servicer
Use this opening, then take notes on everything.
"Hi, my name is ___ and my loan number is ___. I'm experiencing a financial hardship because ___. I want to keep my home and I'd like to apply for loss mitigation."
"Please assign me a single point of contact and send me a complete list of documents you need, with deadlines."
"Can you confirm in writing when my application is complete?"
Questions to ask
- Who owns my loan — Fannie Mae, Freddie Mac, FHA, VA, USDA, or a private investor?
- What options am I eligible for: forbearance, repayment plan, modification, partial claim?
- Is any foreclosure activity scheduled? What is the date?
- What is the exact amount needed to reinstate, and through what date?
- Will late fees be charged while my application is under review?
- How do I appeal if I'm denied, and how long do I have?
06 — How we can help
One local team. Every option on the table.
Free resources come first. If you want a licensed professional in your corner, Kreg's team can lay out every path side by side, including the ones that don't involve us, so you can choose what fits your goal.
Sell on your terms
A full-service listing aimed at protecting your equity. In California, a qualifying listing sent to the trustee in time can postpone a scheduled sale.
Compare a cash offer
Need speed? See a cash offer next to an estimated listing net before you sign anything, with California's cancellation rights explained in writing.
Short sale guidance
If you owe more than the home is worth, we coordinate the sale and lender approval process. No upfront fees. We'll also remind you to check tax and deficiency questions with a professional.
Keep your home
An honest review of whether a refinance or home equity option could fit, alongside free loss mitigation with your servicer. If a loan isn't right for you, we'll say so.
Close safely
A DFPI-licensed, neutral escrow company that holds funds and documents securely and coordinates closings, including short sales.
Talk with Kreg's team
A free, no-obligation options review. You're never required to use any of our companies.
Using one of our companies is never required to use another. See the affiliated business notice below. We never charge upfront fees for loan modification or foreclosure help.
07 — Options Checkup
Not sure what's right for you?
Answer a few optional questions and a licensed local professional will walk you through every option, including the free ones that don't involve us. No cost, no obligation.
Watch out for foreclosure rescue scams
Homeowners in default are targeted heavily. Legitimate help from HUD counselors and legal aid is free.
- Anyone who asks for money up front to modify your loan or "save" your home
- Promises to guarantee they'll stop foreclosure
- Instructions to stop talking to your servicer or to send payments to them instead
- Requests to sign over your deed or sign papers you don't understand
- "Forensic loan audits," fake government affiliation, or high-pressure deadlines
08 — Common questions
Quick answers
General information only — your situation may differ. A HUD counselor or attorney can review your specific notices.
Is the California Mortgage Relief Program still open?
No. The California Mortgage Relief Program awarded 37,000+ grants and is no longer accepting applications; it directs homeowners to HUD-certified housing counselors. Homeowners whose primary residence was destroyed or made uninhabitable by a qualifying disaster may be eligible for the separate CalAssist Mortgage Fund (800-501-0019), which the Governor's office expanded in February 2026 to up to 12 months of payments.
What does a HUD-approved housing counselor actually do?
They review your finances, explain your options, help you prepare your application, and can communicate with your servicer on your behalf — at no cost. Call (800) 569-4287 or search the CFPB counselor directory.
What is "dual tracking," and why does it matter?
Dual tracking is when a servicer moves forward with foreclosure while reviewing your request for help. Under HBOR, once you submit a complete application, the servicer generally can't record a notice or conduct a sale until it decides and your appeal period ends.
Can I still save my home after a Notice of Sale?
Often, yes. You can generally reinstate up to 5 business days before the sale, and some loss mitigation options remain available. Contact legal aid immediately — time is very short.
I have an FHA or VA loan. Is there extra help?
Yes. FHA borrowers can contact HUD's National Servicing Center at (877) 622-8525. Veterans with VA-guaranteed loans can call a VA loan technician at (877) 827-3702 or visit VA Home Loans.