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Maryland · Understand the process

How long does foreclosure take in Maryland?

A Maryland foreclosure usually takes at least five and a half to six months from the first missed payment to a sale, and often much longer. State law sets waiting periods at each step, and mediation adds time. The periods below are minimums from the statute, not a prediction for your case.

The short answer: At the very least, about five and a half to six months from the first missed payment to a sale: the case generally cannot be filed until the federal 120-day wait has passed, and the sale cannot happen until at least 45 days after you are served with the final loss mitigation affidavit. This is a minimum, not a prediction. Mediation adds time.

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Reviewed against Maryland law and official sources on October 12, 2026. General information, not legal advice.

The foreclosure timeline in Maryland, phase by phase

  1. Missed payments and the Notice of Intent to Foreclose

    Day 1 to at least day 90, and usually past day 120

    The case cannot be filed until 90 days after the default and 45 days after the notice of intent is sent, whichever is later. Most loans also have the federal 120-day wait. A complete loss mitigation application sent during this time gives you the most room.

    Md. Code, Real Prop. § 7-105.1(b), (c)

  2. Order to Docket and the loss mitigation review

    At least 28 days after service if the first affidavit is preliminary

    If the lender files a preliminary affidavit, it cannot file the final one until at least 28 days after you are served. A review that stalls because the lender could not reach you or did not get your papers does not count as complete.

    Md. Code, Real Prop. § 7-105.1(g), (i)

  3. Time to ask for mediation

    25 days after the final loss mitigation affidavit

    The 25 days run from service if the final affidavit came with the Order to Docket, or from mailing if it came later. Within 5 days of getting your request, the court sends it to the Office of Administrative Hearings.

    Md. Code, Real Prop. § 7-105.1(j), (k)(1)

  4. Mediation

    Within 60 days after the court sends the request; up to 30 more days for good cause

    Both sides must exchange papers at least 20 days before the session. The Office of Administrative Hearings files a report with the court within 7 days after the session. Longer extensions are possible only if everyone agrees.

    Md. Code, Real Prop. § 7-105.1(k), (l)(4)

  5. Earliest sale date

    15 days after mediation, or 45 days after service of the final affidavit if there is no mediation

    If no mediation is held, the sale must wait at least 45 days after service of a final affidavit, or 30 days after one is mailed, whichever is later. The sale must also be advertised for 3 weeks, and you must get a mailed notice 10 to 30 days ahead.

    Md. Code, Real Prop. §§ 7-105.1(n), (o), 7-105.4(c)

  6. Sale to ratification

    30 days for exceptions after the clerk's notice

    The trustee reports the sale to the court, and the clerk gives notice that it will be ratified unless exceptions are filed within 30 days. The buyer does not get title until the sale is ratified.

    Md. Rule 14-305

  7. Ratification to move-out

    Often a few weeks or more after ratification

    The buyer must ask the court for a judgment awarding possession, then send an eviction notice before the sheriff can carry out a writ. Maryland's financial regulator says eviction can happen as soon as 15 days after ratification.

    Md. Rule 14-102; Md. Code, Real Prop. § 7-105.11(d)

Maryland deadlines written into the law

Notice of Intent to Foreclose before the case is filedMd. Code, Real Prop. § 7-105.1(c)At least 45 days
Request for foreclosure mediationMd. Code, Real Prop. § 7-105.1(j)Within 25 days after the final loss mitigation affidavit is served or mailed
Earliest sale when no mediation is heldMd. Code, Real Prop. § 7-105.1(n)45 days after service of the final loss mitigation affidavit, or 30 days after it is mailed, whichever is later
Earliest sale after mediationMd. Code, Real Prop. § 7-105.1(n)15 days after the mediation is held
Right to cure and reinstateMd. Code, Real Prop. § 7-105.1(p)Up to 1 business day before the sale
Exceptions to the saleMd. Rule 14-30530 days from the notice of the report of sale

Your own dates are on the notices you received. If a notice and this page disagree, trust the notice and ask a counselor or lawyer.

Common questions in Maryland

How long does a foreclosure take in Maryland?

The statute sets a minimum of about five and a half to six months from the first missed payment to a sale, once you add the 90-day and 45-day filing waits and the 45 days after the final affidavit. Mediation, a stalled loss mitigation review, or a motion to stay can add months. A short case is still possible if you do not respond.

Can the Maryland Office of Administrative Hearings postpone my mediation?

The Office of Administrative Hearings can extend the time to finish mediation by up to 30 days for good cause, or longer if everyone agrees. The People's Law Library says you must ask the Office of Administrative Hearings for any postponement at least 5 days before the session.

Does a government shutdown pause a Maryland foreclosure?

If you work for the federal, state or a Maryland local government and are furloughed without pay during a shutdown, the court must pause the case when you show proof. The pause generally cannot run more than 30 days past the end of the shutdown. Tell the court in writing as soon as it applies to you.

Step by step

More on foreclosure in Maryland

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 Maryland overview

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Sources for this page

  1. Md. Code, Real Property § 7-105.4 (notice of sale to record owner; postponement)
  2. Md. Code, Real Property § 7-105.3 (notice of sale to county)
  3. Md. Code, Real Property § 7-105.8 (tenants after foreclosure)
  4. Md. Code, Real Property § 7-105.11 (occupant and eviction notices)
  5. Md. Code, Real Property § 7-113 (no lockouts or utility shutoffs)
  6. Md. Code, Real Property § 7-314 (foreclosure surplus acquisition contracts)
  7. Maryland Office of Financial Regulation, Foreclosure Surplus Acquisitions
  8. The Maryland People's Law Library, Foreclosure Mediation
  9. The Maryland People's Law Library, Foreclosure of Residential Property
  10. Appellate Court of Maryland, unreported opinion No. 2404, Sept. Term 2018 (Rule 14-211 timing)
  11. Appellate Court of Maryland, Wonder City, LLC v. Ward, unreported opinion No. 0056, Sept. Term 2024 (Rule 14-216 surplus)
  12. Md. Code, Real Property § 7-105.1
  13. Md. Code, Real Property § 7-105.2
  14. Md. Code, Real Property § 7-305
  15. Md. Code, Real Property § 7-307
  16. Md. Code, Real Property § 7-320
  17. Maryland Office of Financial Regulation, Maryland's Mortgage Foreclosure Process
  18. Maryland Office of Financial Regulation, Foreclosure Help for Homeowners
  19. Maryland Commissioner of Financial Regulation, Advisory: Termination of the Homeowner Assistance Fund (October 25, 2023)
  20. Maryland DHCD, Foreclosure Prevention
  21. The Maryland People's Law Library, Foreclosure Steps and Timeline