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Foreclosure sale date set in Vermont: what you can still do
If your Vermont foreclosure sale is scheduled, your redemption period has already ended, but you can still redeem by paying the judgment amount until the auction starts. Other options need the lender's agreement or a court order. Start by confirming the sale is still on, then work through the options below, most realistic first. None is guaranteed.
Reviewed against Vermont law and official sources on October 12, 2026. General information, not legal advice.
Tell us your sale date
Free. A person replies with the options and official help that fit. Messages about a scheduled sale are answered first.
Options still open before a sale in Vermont
Confirm the sale is still scheduled
Today, and again the day before the sale
The notice of sale mailed to you gives the date, time and place, and it is published in a local paper for three weeks. Call the lender's attorney named on the notice, or the Superior Court civil clerk in your county. If the sale is put off, you must be mailed the new date at least 5 days before it.
12 V.S.A. §§ 4952, 4953(b)
Redeem by paying the judgment
Up until the public sale
Ask the lender's attorney for the full redemption amount, including sale costs, in writing. If the lender will take less, it needs court approval, and the court then issues a Supervening Certificate of Redemption.
12 V.S.A. § 4949
Reach a reinstatement or modification
Before the sale, only if the lender agrees
If you can catch up or qualify for a modification, the lender can sign a waiver of foreclosure. Once a judge approves it and it is recorded, the case ends and your mortgage is restored.
12 V.S.A. § 4948
Ask for a postponement
Before the sale
The lender can adjourn the sale up to 30 days in total on its own. A longer delay needs your agreement with the lender or a court order. Put any pending sale or refinance in writing to the lender's attorney.
12 V.S.A. § 4953(b)
Sell the home first
Before the sale
If your home is worth more than you owe, selling it and paying the redemption amount keeps your equity. Tell the lender's attorney about a signed sales contract right away and ask for a postponement.
12 V.S.A. § 4949
File bankruptcy
Before the sale
A bankruptcy filing triggers a federal stay of the sale. Send proof of the filing to the lender's attorney before the auction. Talk to a bankruptcy lawyer first.
11 U.S.C. § 362
Call today, not tomorrow
With a sale on the calendar, every option above has a cutoff. A free HUD-approved housing counselor can call your servicer with you today: (800) 569-4287. For legal aid and court help, see free foreclosure help in Vermont.
Common questions in Vermont
Where will my Vermont foreclosure auction be held?
At the home itself, unless the court orders another place, under 12 V.S.A. section 4953. VTLawHelp says that if you still live there, the sale usually happens at the curb. The home goes to the highest bidder, and anyone can bid.
How much notice will I get before a Vermont foreclosure sale?
The notice of sale must be mailed to you after your redemption period ends and at least 30 days before the sale, and published once a week for three weeks. For a home you live in, you cannot waive this notice without court approval.
Can I ask for mediation after my Vermont sale date is set?
Usually it is too late. Under 12 V.S.A. section 4632, you must ask within four months after judgment and before your redemption period ends, and a sale date is set only after the redemption period has run out. Call legal aid about other options right away.
Step by step
More on foreclosure in Vermont
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.
- Free foreclosure help
- A sale date is set (this page)
Free, official, nationwide
Free help anywhere in the country
HUD-approved housing counselors
Free foreclosure prevention counseling from agencies approved by the U.S. Department of Housing and Urban Development. A counselor can review your budget and deal with your servicer alongside you.
(800) 569-4287CFPB: help for struggling homeowners
Plain-language guides from the Consumer Financial Protection Bureau, and a complaint form if your mortgage servicer is not following the rules.
Legal Services Corporation: find legal aid
Find the free civil legal aid office for your county if you have been served with a foreclosure lawsuit or given a sale date and cannot afford a lawyer.
Sources for this page
- 12 V.S.A. § 4854, Judgment for plaintiff; writ of possession
- Vermont Supreme Court, Order amending V.R.C.P. 80.1(b)(3), effective January 1, 2025
- VTLawHelp: Foreclosure in Vermont
- VTLawHelp: More Foreclosure Help
- 12 V.S.A. Chapter 172: Foreclosure of Mortgages
- 12 V.S.A. Chapter 163 (includes §§ 4631 to 4637, foreclosure mediation)
- VTLawHelp: Foreclosure Process in Vermont
- VTLawHelp: Foreclosure Mediation
- Vermont Attorney General: Foreclosures
- Vermont Housing Finance Agency: COVID Homeowner Assistance Program
- Vermont Judiciary: Eviction and Foreclosure