How long does foreclosure take in Utah?

The foreclosure timeline in Utah, phase by phase

1. Missed payments and pre-default notice

   Day 1 to at least day 121

   After the federal 120-day wait, the trustee can record a notice of default. Before that, the servicer must send the pre-default notice with at least 30 days to cure.

   12 C.F.R. § 1024.41(f); Utah Code § 57-1-24.3(2)

2. Three-month cure period

   At least 3 months after the notice of default is recorded

   No notice of sale can be given until three months pass. During this time you can reinstate by paying only the past-due amount plus actual costs and fees, and you can apply to the single point of contact for relief.

   Utah Code §§ 57-1-24, 57-1-31, 57-1-24.3(3)

3. Waiting on a relief decision

   Until you get a written decision

   If you applied for foreclosure relief, the notice of sale must wait until the single point of contact sends you its written decision. This can add weeks or months.

   Utah Code § 57-1-24.3(6)

4. Notice of sale period

   At least 30 days online; at least 20 days posted and mailed

   Newspaper notice runs three times, once a week for three weeks, with the last ad 10 to 30 days before the sale. The notice must also be on the public legal notice website for 30 days before the sale.

   Utah Code §§ 57-1-25(1), 45-1-101

5. Postponements

   Up to 45 days past the original date without a new notice

   The trustee can postpone for any reason it thinks fit by announcing it at the time and place of the sale. A postponement longer than 45 days after the original date needs a whole new notice of sale, but not a new notice of default.

   Utah Code §§ 57-1-27(2), 57-1-24.3(8)

6. Trustee's deed

   Within 5 business days after the buyer pays

   The trustee must send the deed to the county recorder. The deed relates back to the sale date, and there is no right to redeem after a trustee's sale.

   Utah Code § 57-1-28

7. Deficiency lawsuit deadline

   3 months after the sale

   If the lender wants to collect a shortfall, it must sue within three months after the sale. After that, the deficiency claim under the trust deed statute is barred.

   Utah Code § 57-1-32

Utah deadlines written into the law

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 Utah