Foreclosure timelines in Los Angeles can move quickly, especially if you are behind on mortgage payments or property taxes. Here are practical steps to protect your equity and regain control.
Know the timeline
California uses a non-judicial foreclosure process with several key milestones:
- Day 1: Notice of Default (NOD) is recorded after you fall 90+ days behind.
- Day 90: Reinstatement period ends; the loan is accelerated.
- Day 111+: Notice of Trustee Sale (NTS) is recorded and the auction is scheduled.
- Day 131+: Trustee sale can occur—sometimes sooner if there are previous postponements.
Explore your options quickly
- Loan modification or repayment plan: Contact your lender immediately. Many banks will pause the foreclosure if you submit a complete package.
- Sell to a retail buyer: If you have enough time and the property is market-ready, listing with an agent could net the highest price.
- Direct cash sale: When time or condition is a challenge, a cash buyer can step in, pay off the arrears, and close before the auction date.
How a cash sale works
When MeritHomeBuyers purchases your property, we:
- Order a payoff statement to stop the foreclosure clock.
- Cover standard closing costs and any delinquent HOA dues as part of the transaction.
- Provide relocation assistance stipends when possible.
- Coordinate with your lender and trustee to ensure the sale closes prior to auction.
Tips for a smooth outcome
- Keep copies of every notice and letter from your lender or trustee.
- Open all mail promptly—auction dates can change.
- Notify the lender in writing once you sign a purchase agreement so they update their records.
- Work with buyers who provide earnest money and proof of funds up front.
Staying proactive helps you protect equity and reduce stress. If you would like a confidential review of your foreclosure timeline, call MeritHomeBuyers at (424) 386-9273. We are here to help.