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Utah · Weigh your options

How to stop a foreclosure in Utah

Utah gives you a few real ways to stop or delay a trustee's sale, and the most powerful one has a deadline: you can reinstate cheaply only during the three months after the notice of default. After that, stopping the sale usually takes the servicer's agreement, a full payoff, or a court. None of these options is guaranteed, so get help early.

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

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

Ways to stop or delay a foreclosure in Utah

  • Reinstate during the three months

    Within 3 months after the notice of default is recorded

    Pay the amount actually past due plus actual costs and trustee's and attorney's fees, not the whole loan. The loan is then reinstated as if it had never been accelerated, and the trustee must cancel the notice of default.

    Utah Code § 57-1-31

  • Ask the trustee for a reinstatement statement

    At least 10 business days before the three months end

    Send a written request to the trustee's notice address by certified mail or a tracked courier. If the trustee takes more than five business days to send it, your time to reinstate is extended by the delay.

    Utah Code § 57-1-31.5(2)

  • Apply to the single point of contact

    Before the three-month period ends; more than 37 days before the sale for federal review protection

    Apply for any foreclosure relief the servicer offers and send every document it asks for on time. The notice of sale must wait for a written decision, and the servicer can postpone a sale to allow more time to negotiate.

    Utah Code § 57-1-24.3(3) to (8)

  • Pay off the loan

    Before the sale

    After the three months, the Utah courts say stopping the sale usually means paying the whole balance plus fees, unless the servicer agrees to something else. Get any payment plan or modification in writing.

    Utah Code § 57-1-31.5

  • Ask a court to stop the sale

    Before the sale

    If you believe the default is wrong or the notices were not given as the law requires, a licensed attorney can explain whether to sue to stop the sale. After a sale to a good-faith buyer, the trustee's deed recitals are conclusive evidence of compliance in that buyer's favor, so act before the auction.

    Utah Code § 57-1-28(2)

  • Bankruptcy stay

    Before the sale

    Filing bankruptcy creates an automatic stay that pauses the sale, but it has serious costs and effects. Talk with a licensed bankruptcy attorney first.

    11 U.S.C. § 362(a)

What Utah law gives you

The right to catch up and stop the sale

Right to reinstate

Within three months after the notice of default is recorded, you can stop the foreclosure by paying the amount actually past due plus the costs and trustee's and attorney's fees actually incurred. You do not have to pay the whole loan balance. The loan is then reinstated as if it had never been accelerated. After the three months, the Utah courts say stopping the sale usually means paying the entire balance plus fees, unless the servicer agrees to something else.

Utah Code § 57-1-31

Foreclosure mediation

No statewide program

Utah has no statewide foreclosure mediation program that we could find. State law instead requires the servicer to give you a single point of contact who must consider you for any relief the servicer offers.

Pre-default notice and single point of contact

Before recording a notice of default on an owner-occupied home, the servicer must send a written notice with the itemized cure amount, at least 30 days to pay, and the name, phone, email and address of a single point of contact.

Utah Code § 57-1-24.3(2)

No notice of sale while your relief application is undecided

If you applied for foreclosure relief, the notice of trustee's sale cannot be given until the single point of contact sends you a written decision. The law does not require the servicer to offer or approve relief.

Utah Code § 57-1-24.3(5), (6), (10)

Three-month reinstatement right

For three months after the notice of default is recorded, you can cure by paying only the past-due amount and actual costs, not the full loan.

Utah Code § 57-1-31

Fair market value limit on deficiency

A deficiency judgment is capped using the home's fair market value at the sale date, not the auction price.

Utah Code § 57-1-32

The options your servicer can offer

Common questions in Utah

How much do I have to pay to stop a Utah foreclosure?

It depends on timing. Within three months after the notice of default, you pay only what is past due plus costs and fees actually incurred (Utah Code § 57-1-31). After that, the Utah courts say you usually must pay the entire balance plus fees unless the servicer agrees to a plan.

Does Utah have foreclosure mediation?

We did not find a statewide Utah foreclosure mediation program. Instead, Utah Code § 57-1-24.3 requires the servicer to name a single point of contact who must make good faith efforts to consider you for any relief it offers and tell you its decision in writing. A HUD-approved counselor can help you deal with that contact.

Can my second mortgage lender cure the default on my Utah home?

Yes. Utah's reinstatement law lets the owner, a later owner, or anyone with a subordinate lien or trust deed of record cure within the three months by paying the past-due amount and costs (Utah Code § 57-1-31). A junior lender sometimes does this to protect its own loan.

Step by step

More on foreclosure in Utah

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 Utah overview

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Sources for this page

  1. Utah Code § 57-1-28 (trustee's deed; no right of redemption)
  2. Utah Code § 57-1-31.5 (reinstatement or payoff statement)
  3. Utah Code § 78B-6-807 (unlawful detainer summons; time to respond)
  4. Utah Code § 45-1-101 (legal notice publication requirements)
  5. Utah Legals, Utah Press Association public notice website
  6. Utah Code § 57-1-24 (notice of default)
  7. Utah Code § 57-1-24.3 (notices to default trustor, single point of contact)
  8. Utah Code § 57-1-25 (notice of trustee's sale)
  9. Utah Code § 57-1-29 (proceeds of trustee's sale)
  10. Utah Code § 57-1-31 (reinstatement)
  11. Utah Code § 57-1-32 (action to recover balance due)
  12. Utah Code § 57-1-26 (mailing of notice of default and notice of sale)
  13. Utah Code § 57-1-27 (sale by public auction; postponement)
  14. Utah Code § 78B-6-802.5 (unlawful detainer after foreclosure)
  15. Utah Code § 61-2c-301 (prohibited conduct, mortgage licensing)
  16. Utah Rules of Civil Procedure, Rule 69C (redemption of real property after sale)
  17. Utah State Courts: Foreclosure
  18. Utah Department of Workforce Services: COVID-19 other assistance (lists the Homeowner Assistance Fund)