- Who sends it
- The master commissioner files it with the circuit court clerk; parties in the case can get a copy
- What it starts
- The court's review and confirmation of the sale, and a 6-month redemption window if the price was under two-thirds of appraisal
- Do this first
- Divide the sale price by the appraised value and call a lawyer right away if you think the sale was not done right
What this report is in Kentucky
KRS 426.540 says a sale under a court judgment must be reported to the court by the commissioner who made it, and the report must state what the property was appraised at. AP Part IV, § 5(5) requires the master commissioner to file the report no later than 3 business days after the sale. Compare with the national certificate of sale page.
What it does and does not mean
- It is not final yet. Under KRS 426.540, if the report is not excepted to (objected to), the sale may be confirmed.
- If the price is less than two-thirds of the appraised value, you can redeem within 6 months from the day of sale by paying the clerk the sale price, 10% yearly interest, and the buyer's reasonable upkeep costs such as utilities, insurance, association fees and taxes (KRS 426.530(1), (2)).
- Redemption is not a right to stay. When a right of redemption exists, the buyer gets an immediate writ of possession and a deed with a lien protecting your right to redeem (KRS 426.530(3)).
- If you redeem, the confirmation becomes void (KRS 426.540).
- Some older guides, including Kentucky Housing Corporation's page, still say one year. The current text of KRS 426.530 says 6 months.
The dates and how to count them
- Report of sale: within 3 business days after the sale (AP Part IV, § 5(5)).
- Objections: no statewide deadline was found. In Jefferson County, the master commissioner says the buyer may move to confirm the sale after a 10-day period following the report. Ask the clerk or a lawyer about your county, and act right away.
- Buyer's payment: the balance is due 30 days after the sale (AP Part IV, § 5(4)).
- Deed: delivered no later than 5 business days after the court confirms the sale and approves the deed and the price is paid (AP Part IV, § 5(6)).
- Redemption: 6 months counted from the day of sale, not from confirmation (KRS 426.530(1)).
What to do this week
- Get the report from the circuit court clerk or the master commissioner's office.
- Do the math: if the price divided by the appraised value is less than 0.667, mark the date 6 months after the sale on your calendar.
- If the home was not appraised, the advertisement ran outside the 7 to 21 day window, or something else seems wrong, ask a lawyer about filing exceptions before confirmation.
- If the price is more than the judgment and costs, ask the commissioner or clerk how to claim the excess. See Kentucky foreclosure surplus funds.
- If the price is less than the judgment, check whether the judgment included a personal judgment against you. See Kentucky deficiency judgments.
- Plan your move. See after a Kentucky foreclosure sale.
Where to get help
Find your legal aid program through Kentucky Justice Online's county search. If you do not qualify, the Kentucky Bar Association lists regional lawyer referral services. The Kentucky Homeownership Protection Center points homeowners to free housing counseling. See Kentucky foreclosure help.
The rest of the Kentucky process
See how foreclosure works in Kentucky, the timeline, ways to stop it and free help in Kentucky, or read the national guide to this letter.
Common questions
How do I know if I can redeem my Kentucky home after the sale?
Compare the sale price in the report of sale with the appraised value. If the price is less than two-thirds of the appraisal, KRS 426.530 lets you redeem within 6 months from the day of sale.
What do I pay to redeem a Kentucky home?
The sale price, 10% yearly interest, and the buyer's reasonable costs after the sale for upkeep, paid to the clerk of the court that entered the judgment. The master commissioner then deeds the home back to you (KRS 426.530(1), (2)).
How long do I have to object to a Kentucky report of sale?
No statewide deadline was confirmed. KRS 426.540 says the sale may be confirmed if no one objects, and in Jefferson County the buyer can ask for confirmation after 10 days. Talk to a lawyer as soon as the report is filed.
Other Kentucky letters
- Civil Summons (form AOC-105) and ComplaintEvery Kentucky home foreclosure is a lawsuit in circuit court, and it starts with a Civil Summons and the lender's complaint. The summons says you must file a written answer within 20 days, starting the day after you were served. If you do not, a default judgment may be entered against you.
- Judgment and Order of SaleA Kentucky judgment and order of sale means the circuit judge has ruled for the lender, set the amount owed, and ordered the home sold by the master commissioner. Once the case is referred, the sale must be held within 90 days. Kentucky has no redemption waiting period before the sale, so time is short.
- Notice of Master Commissioner's SaleIn Kentucky, the court's master commissioner sells foreclosed homes at public auction, not the sheriff. The commissioner must give notice of the date, time and place to every party not in default, and the sale must be advertised at least once, 7 to 21 days before. The appraisal done before the sale decides whether you can redeem afterward.
- Notice of Motion for Possession and Writ of PossessionAfter a Kentucky master commissioner's sale, the buyer can ask the court for a writ of possession, which lets the sheriff remove you and your belongings. Kentucky's legal aid programs say the new owner gives 10 days' written notice first. When you have a right to redeem, the buyer still gets an immediate writ of possession.