Skip to main content
How to Avoid
Foreclosure
Get free help

Arizona · Weigh your options

How to stop a foreclosure in Arizona

In Arizona you can stop a trustee's sale by reinstating the loan up to 5:00 p.m. on the last business day before the sale, by reaching an agreement with your servicer, by getting a court order, or by filing bankruptcy. Arizona is strict about timing: objections to the sale are waived unless a court order is entered before that same 5:00 p.m. deadline. There is no redemption after a trustee's sale.

Ask for help in Arizona Free HUD counselor: (800) 569-4287

Reviewed against Arizona law and official sources on October 11, 2026. General information, not legal advice.

Ways to stop or delay a foreclosure in Arizona

  • Reinstate the loan

    Before 5:00 p.m. Mountain Standard Time on the last day, other than a Saturday or legal holiday, before the sale

    Pay the entire amount then due, other than principal that would not be due without the default, plus the costs and fees the statute allows. Pay the lender, the trustee or the trustee's agent in the form they accept.

    Ariz. Rev. Stat. § 33-813

  • Apply for loss mitigation

    A complete application more than 37 days before the sale gets the most federal protection

    Send your servicer a complete application and keep proof. We did not find a state mediation program in Arizona, so this is handled directly with the servicer.

    12 C.F.R. § 1024.41

  • Get a court order stopping the sale

    Order entered before 5:00 p.m. Mountain Standard Time on the last business day before the sale

    If you have a defense or objection, you must file an action and obtain an order under Rule 65 of the Arizona Rules of Civil Procedure by this deadline, or the objection is waived. A copy of the order, application and complaint must reach the trustee within 24 hours.

    Ariz. Rev. Stat. § 33-811(C)

  • Ask for a postponement

    Before the sale

    The person conducting the sale has the power to postpone it to a fixed date within 90 days. Ask your servicer in writing to direct a postponement if a review, sale or refinance is pending.

    Ariz. Rev. Stat. § 33-810(B)

  • File bankruptcy

    Before the sale is completed

    A bankruptcy filing triggers an automatic stay. Arizona law treats a sale held in violation of the stay because of an unknown bankruptcy as not complete and continued to a later date. Talk to a bankruptcy attorney first.

    11 U.S.C. § 362; Ariz. Rev. Stat. § 33-810(C)

  • Redemption in a court foreclosure only

    6 months after the sale, or 30 days if the court found the property abandoned

    If the lender sued to foreclose in court instead of using a trustee's sale, you may redeem within these periods.

    Ariz. Rev. Stat. § 12-1282

What Arizona law gives you

The right to catch up and stop the sale

Right to reinstate

You have a right to reinstate until 5:00 p.m. Mountain Standard Time on the last day, other than a Saturday or legal holiday, before the trustee's sale. You pay the amount then due, not counting principal that would not be due without the default, plus the costs and fees the statute allows. Ask the trustee or servicer for a written reinstatement amount early.

Ariz. Rev. Stat. § 33-813

Foreclosure mediation

No statewide program

We did not find a statewide or court foreclosure mediation program in Arizona. You can still ask your servicer for a loss mitigation review, and a HUD approved housing counselor can help you with that request.

Anti-deficiency protection for most homes

After a trustee's sale of a one family or two family home on 2.5 acres or less, the lender cannot collect the difference between the sale price and what you owed.

Ariz. Rev. Stat. § 33-814(G)

Right to reinstate up to the day before the sale

You can stop the sale by paying the past due amount and allowed costs until 5:00 p.m. on the last business day before the sale.

Ariz. Rev. Stat. § 33-813

At least 90 days of notice before a sale

The trustee cannot hold the sale before the 91st day after recording the notice of sale, and must mail, post and publish the notice.

Ariz. Rev. Stat. §§ 33-807(D), 33-808, 33-809

Limits on foreclosure consultants

A foreclosure consultant cannot collect any payment until every promised service is fully performed, cannot take a lien or wage assignment, and cannot acquire an interest in your home. You can cancel the contract until midnight of the third business day after signing.

Ariz. Rev. Stat. §§ 44-1378.02, 44-1378.04

The options your servicer can offer

Common questions in Arizona

What is the last day to reinstate my loan in Arizona?

You have until 5:00 p.m. Mountain Standard Time on the last day, other than a Saturday or legal holiday, before the sale date. Ariz. Rev. Stat. § 33-813 sets this deadline.

What does the Rule 65 warning on my Arizona notice mean?

It means that if you believe the sale is improper, you must file a court case and get an order stopping the sale by 5:00 p.m. on the last business day before the sale. Under Ariz. Rev. Stat. § 33-811(C), defenses and objections not raised that way are waived.

Does Arizona have a foreclosure mediation program?

We did not find a statewide or court foreclosure mediation program in Arizona. You work out alternatives directly with your servicer, and a HUD approved housing counselor can help at no cost.

Can I find out what I owe before an Arizona trustee's sale?

Yes. Starting 30 days after the notice of sale is recorded and while the loan can still be reinstated, the trustee must respond to a written request with the unpaid principal balance and a list of liens it knows of, under Ariz. Rev. Stat. § 33-809(E).

Step by step

More on foreclosure in Arizona

Understand the process

What is happening and how much time there is.

Weigh your options

What can stop it, and what happens if it goes ahead.

Get help now

Who to call, and what to do when a sale is scheduled.

Back to the Arizona overview

Free, official, nationwide

Free help anywhere in the country

Ask a question

Need help avoiding foreclosure in Arizona?

Tell us where things stand. A person reads every message and writes back with the options that fit your situation and the free, official help available in Arizona.

  • Free. There is nothing to buy and no fee, ever.
  • No loan number, Social Security number or documents needed.
  • We are not your lender, a law firm or a government agency.

If a sale is days away, do not wait for an email. Call a free HUD-approved housing counselor now at (800) 569-4287.

For example: a sale date, what your servicer has told you, or what changed in your income. Please do not include your loan number, Social Security number or bank details.

Free, and there is nothing to buy. A person reads your message and replies by email, or by phone if you leave a number. We never ask for a fee and we do not sell your details. See the privacy policy.

Sources for this page

  1. Ariz. Rev. Stat. § 33-810 (sale by public auction; postponement)
  2. Ariz. Rev. Stat. § 12-1175 (forcible detainer complaint and summons)
  3. Ariz. Rev. Stat. § 12-1178 (judgment; writ of restitution)
  4. Ariz. Rev. Stat. § 44-1378 (foreclosure consultants, definitions)
  5. U.S. Courts: Chapter 13 Bankruptcy Basics (automatic stay)
  6. Ariz. Rev. Stat. § 33-807 (sale of trust property)
  7. Ariz. Rev. Stat. § 33-808 (notice of trustee's sale)
  8. Ariz. Rev. Stat. § 33-809 (mailing of notice of sale)
  9. Ariz. Rev. Stat. § 33-811 (trustee's deed, no redemption)
  10. Ariz. Rev. Stat. § 33-812 (disposition of proceeds of sale)
  11. Ariz. Rev. Stat. § 33-813 (reinstatement)
  12. Ariz. Rev. Stat. § 33-814 (deficiency after trustee's sale)
  13. Ariz. Rev. Stat. § 33-729 (purchase money mortgage, limit on liability)
  14. Ariz. Rev. Stat. § 12-1282 (time for redemption after judicial sale)
  15. Ariz. Rev. Stat. § 12-1173.01 (forcible detainer after trustee's sale)
  16. Ariz. Rev. Stat. § 44-1378.02 (foreclosure consultants, prohibited acts)
  17. Ariz. Rev. Stat. § 44-1378.04 (foreclosure consultants, right of cancellation)
  18. U.S. Treasury: Homeowner Assistance Fund (program ended September 30, 2026)
  19. CFPB: 12 C.F.R. § 1024.41 Loss mitigation procedures
  20. State Bar of Arizona: Legal Aid Resources