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Vermont · Understand the process

How long does foreclosure take in Vermont?

A Vermont foreclosure is slow by law because it goes through the court and the decree gives you time to redeem. A home you live in cannot be sold within seven months after you are served, and the redemption period is usually six months from the decree. Add the federal 120-day wait, the court case and any mediation, and most cases take a year or more. These are minimums, not a prediction.

The short answer: At a minimum, about 11 months from your first missed payment: federal rules generally block foreclosure for the first 120 days, and a home you live in cannot be sold within seven months after you are served with the complaint unless the court shortens the redemption period or you agree. This is the legal minimum, not a prediction. Contested cases and mediation take longer.

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

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

The foreclosure timeline in Vermont, phase by phase

  1. Missed payments to lawsuit

    Day 1 to at least day 120

    Federal rules generally block the lawsuit until you are more than 120 days behind. Your mortgage may require a notice of default with a cure date before the lender can speed up the loan.

    12 C.F.R. § 1024.41(f)

  2. Answer the complaint

    Within 21 days after you are served

    VTLawHelp says to file a verified written answer within 21 days. If you do not, the lender can get a default judgment, which shortens the case.

  3. Mediation

    Premediation call within 45 days of the mediator's appointment; done within 120 days

    The mediator must hold a phone conference within 45 days to sort out documents, and mediation must be finished within 120 days of the appointment unless both sides agree or the court orders otherwise. Mediation does not stop the redemption clock.

    12 V.S.A. §§ 4632(b), 4633(b)(2)

  4. Court case to judgment

    Often several months

    After the answer and mediation, the lender usually files a motion for summary judgment. VTLawHelp says you have 30 days to respond in writing. Disputes over the facts can lead to a trial, which adds time.

  5. Redemption period

    Usually 6 months from the decree; no sale within 7 months of service

    For a home you live in, the court sets six months unless it orders less after looking at your equity, the taxes owed and the condition of the home. You can stay in the home during this time.

    12 V.S.A. § 4946(b)

  6. Sale and confirmation

    Sale within 6 months after redemption ends; at least 30 days' mailed notice

    The sale must happen within six months after the last redemption date unless the court extends it or a bankruptcy pauses it. The sale can be put off up to 30 days in total without a new notice. The court then confirms the sale.

    12 V.S.A. §§ 4946(a), 4952(c), 4953(b)

  7. Move-out

    At least 14 days after the writ of possession is served

    Once the redemption period ends, the lender can ask the court for a writ of possession. The sheriff serves it, and cannot put the new owner in possession until at least 14 days later.

    12 V.S.A. §§ 4854, 4946(d)

Vermont deadlines written into the law

Time to file a written answer21 calendar days after you receive the complaint
Deadline to ask for mediation12 V.S.A. § 4632(a)Within 4 months after judgment and before the redemption period ends; ask as early as you can
Redemption period for a home you live in12 V.S.A. §§ 4941(d), 4946(b)6 months from the decree, unless the court orders less
Earliest sale of a home you live in12 V.S.A. § 4946(b)7 months after service of the complaint, unless shortened
Mailed notice of sale12 V.S.A. § 4952(c)At least 30 days before the sale
Sale after the redemption period ends12 V.S.A. § 4946(a)Within 6 months, unless the court extends it

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 Vermont

How long does foreclosure take in Vermont?

There is no fixed length, but the legal minimum for a home you live in is about 11 months from the first missed payment: the federal 120-day wait plus the 7-month floor before a sale under 12 V.S.A. section 4946(b). Answering, mediation and trial usually add months.

Can a Vermont judge shorten my redemption period?

Yes. Six months is the normal period for a home you live in, but the court can order less after weighing your equity, other liens, unpaid taxes and the home's condition. You and the lender can also agree to a shorter period. If the home is not your main home or farmland, the period is eliminated or cut to 30 days or less.

Does Vermont mediation pause my redemption period?

No. Under 12 V.S.A. section 4632(b), the redemption period is not stayed because mediation is pending. Ask for mediation early so it can finish well before your redemption date.

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.

Back to the Vermont overview

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Sources for this page

  1. 12 V.S.A. § 4854, Judgment for plaintiff; writ of possession
  2. Vermont Supreme Court, Order amending V.R.C.P. 80.1(b)(3), effective January 1, 2025
  3. VTLawHelp: Foreclosure in Vermont
  4. VTLawHelp: More Foreclosure Help
  5. 12 V.S.A. Chapter 172: Foreclosure of Mortgages
  6. 12 V.S.A. Chapter 163 (includes §§ 4631 to 4637, foreclosure mediation)
  7. VTLawHelp: Foreclosure Process in Vermont
  8. VTLawHelp: Foreclosure Mediation
  9. Vermont Attorney General: Foreclosures
  10. Vermont Housing Finance Agency: COVID Homeowner Assistance Program
  11. Vermont Judiciary: Eviction and Foreclosure