Important notice
Utah House Options is not associated with the government, and our service is not approved by the government or your lender.
We help with one thing: selling the house. We cannot stop or delay a foreclosure, and we do not negotiate with lenders. If you want to keep the home, talk to your lender and a free HUD-approved housing counselor — call 800-569-4287. We never charge homeowners a fee.
Pre-foreclosure is the stretch between missing payments and a trustee's sale. In Utah it starts in earnest when the trustee records a notice of default with the county recorder. From that day, state law requires at least three months before a sale can even be noticed, and then weeks of published notice after that. That window is real time to make a decision, and the earlier you use it, the more choices you keep.
Selling is one of those choices, not the only one. Some homeowners catch up on the missed amount, some work out a repayment plan or loan modification with their servicer, some refinance, and some decide the house is no longer worth carrying and sell it. This page is for the last group — and for anyone still deciding who wants to see what a sale would actually look like next to the alternatives.
The Utah timeline, step by step
Utah uses a trust deed and a non-judicial sale for most home loans, so the process runs through a trustee and the county recorder rather than a court. The minimums below come straight from the Utah Code. Your lender's actual pace is often slower, and the documents you receive are the authority for your loan.
| Stage | What happens | Minimum time under Utah law |
|---|---|---|
| Missed payments | Late fees and calls from your servicer; many loans require a pre-foreclosure notice | Varies by loan |
| Notice of default recorded | Trustee records the notice with the county recorder | Day 0 |
| Reinstatement window | You may pay the amount then due to cure the default (Utah Code 57-1-31) | Within 3 months of the recording |
| Notice of trustee's sale | Cannot be given until 3 months after the notice of default (57-1-24) | Month 3 or later |
| Publication and posting | Published weekly for 3 weeks, posted on the property and at the recorder at least 20 days before (57-1-25) | Roughly 3–5 more weeks |
| Trustee's sale | Property is auctioned, usually at or near the county courthouse | Rarely sooner than about 4 months from the notice |
Who to call first (all of these are free)
- Your loan servicer. Ask what it takes to reinstate, whether a repayment plan or modification is possible, and for the exact payoff and reinstatement figures in writing.
- A HUD-approved housing counselor — 800-569-4287 or the CFPB's counselor finder. They are independent and charge nothing.
- A Utah attorney if there are liens, a bankruptcy question, a divorce, or anything about the title you are unsure of.
- Us, if you want to see what an as-is sale would net you so you can compare it with the other options. A number on paper does not commit you to anything.
How an as-is sale works when you are behind
The home-buying company we refer to buys houses directly with its own funds. If the numbers work, it makes a written cash offer, and a Utah title company handles the closing. At closing the title company pays off your mortgage — including the missed payments, late fees and the trustee's costs that have built up — plus any other liens, and the remaining equity, if there is any, is paid to you.
That last part is the important one. Whether a sale leaves money in your pocket depends on how much equity you have after the payoff. If you owe close to what the house is worth, a cash sale may not leave anything, and your lender or a housing counselor is the better call. We would rather tell you that on the first call than waste your time.
Timing is set by you and the title company, not by us. Cash closings commonly take two to four weeks, because the payoff and title work have to clear first. Nobody can promise a sale will close by any particular date.
What to watch out for
Homeowners behind on payments get a lot of mail, and some of it is predatory. Utah law and federal rules exist because of these patterns. Be wary of anyone who:
- Asks for a fee before doing anything.
- Tells you not to talk to your lender, attorney or a housing counselor.
- Asks you to make your mortgage payments to them instead of your servicer.
- Asks you to sign your deed over before you understand the whole deal, or promises you can buy the house back later.
- Claims to be with the government, your lender, or a nonprofit when they are not.
- Pressures you to sign the same day.
Honest trade-offs of selling for cash
Read the last row twice. A cash buyer pays less than a retail buyer would, because it takes on the repairs, the holding costs and the risk. If you have time and equity, listing may net you more, and it is worth getting an agent's opinion too.
| Cash sale as-is | Listing with an agent | |
|---|---|---|
| Repairs and showings | None | Usually some prep, photos and showings |
| Commission | None paid by you to us | Typically a percentage of the price |
| Time to close | Often 2–4 weeks | Days on market plus a 30–45 day escrow |
| Certainty | Cash, no financing contingency | Buyer financing can fall through |
| Likely sale price | Below full retail value | Closer to full retail value |
Selling in Pre-Foreclosure — Questions Utah Homeowners Ask
How long do I have after a notice of default in Utah?
Utah law requires at least three months after the notice of default is recorded before the trustee can give notice of a sale, and then several more weeks of published and posted notice. In practice that is rarely less than about four months. Your own documents control the exact dates.
Can I still sell my house after a notice of default?
Yes. You still own the house, and you can sell it like any owner. At closing the title company pays off the loan from the sale proceeds, including the past-due amount and fees.
Will I get any money if I sell?
Only if the sale price is more than what you owe plus the costs of the sale. We can't tell you that without the address and a payoff figure — which is why the first step is a no-obligation number.
Does contacting you affect my credit or my loan?
No. Asking for an offer does not report anything to anyone and does not change your obligations to your lender. Keep paying what you can and keep talking to your servicer.
Want a number to compare?
A free cash offer, no obligation, no pressure to decide. Call (385) 217-2467 or request a quote below.
Get My No-Obligation OfferRelated Services
Notice of Default Options
Just received a notice of default? What it means, how much time Utah law gives you, and every option side by side.
Learn more →Selling an Inherited House
A parent's house, a sibling who lives out of state, a garage full of belongings. How an as-is sale works for heirs.
Learn more →Probate House Sale
For personal representatives and heirs: how a house sale fits Utah probate, who signs, and what an as-is offer handles.
Learn more →Selling in Pre-Foreclosure across the Utah area
Homeowners across Utah reach us, most often from the Wasatch Front and Washington County. Local detail for the cities we hear from most: