Foreclosure in Massachusetts: your timeline, rights, and how to stop it
Massachusetts uses a non-judicial foreclosure process. Below is the typical timeline, the notices you should get, your cure and reinstatement options, and whether a lender can come after you for a shortfall — with every figure tied to a source. None of this is legal advice; confirm your own case with a HUD-approved counselor or a Massachusetts attorney.
How fast foreclosure moves in Massachusetts
Method: Non-judicial. Non-judicial foreclosure by power of sale is the predominant method in Massachusetts, governed by MGL c. 244 § 14. Judicial foreclosure is also available but rarely used. The power of sale clause in the mortgage authorizes the lender to sell the property without court intervention upon default.
Typical state-process time to sale: roughly 210–240 days once foreclosure starts. Minimum timeline is approximately 210 days: federal requirement of 120 days delinquency before foreclosure can begin, plus 90-day right to cure period under MGL c. 244 § 35A. Typical timeline is 7-9 months (210-270 days) from default to foreclosure sale. Timeline may extend to 150 days if borrower pursues loan modification under MGL c. 244 § 35B.
Before any of this: Under Reg X (12 CFR 1024.41(f)), a servicer generally cannot make the first foreclosure filing until the borrower is more than 120 days delinquent. This applies in every state, on top of the state process below.
Cure, reinstate, redeem
Right to cure: Yes (90 days). Residential mortgagors have a 90-day right to cure defaults under MGL c. 244 § 35A, available once per 5-year period. The mortgagee must provide written notice delivered by hand, first-class mail, or certified mail, specifying a cure deadline of not less than 90 days after service. If the borrower pursues loan modification under § 35B and does not respond to the creditor within 30 days of the modification notice, the 150-day period is forfeited and the mortgagor defaults to the 90-day right to cure.
Reinstatement: Yes (90 days). Reinstatement is available during the 90-day right to cure period under MGL c. 244 § 35A. The mortgagee shall not accelerate maturity of the unpaid balance or enforce the mortgage due to default until at least 90 days after written notice is given. Reinstatement may also be available under specific mortgage contract terms, which should be reviewed individually.
Post-sale redemption: No. Massachusetts law does not provide a post-sale redemption period for non-judicial foreclosures under power of sale (MGL c. 244 § 18). Borrowers retain an equitable right of redemption before the foreclosure sale by paying the full loan amount in full before the sale occurs. For judicial and possession foreclosures (rare), a three-year redemption period applies under MGL c. 244 § 1, unless the mortgagee has continued possession for three years or land was sold under power of sale.
Can a lender still come after you? (deficiency)
Deficiency judgment: Allowed, but limited in Massachusetts. Deficiency judgments are allowed in Massachusetts after non-judicial foreclosures, but subject to strict procedural requirements. The mortgagee must: (1) mail written notice of intention to foreclose via registered mail with return receipt at least 21 days before the sale date (MGL c. 244 § 17B), and (2) file an affidavit confirming the notice mailing within 30 days after the foreclosure sale.
Deadline: Actions to recover deficiency judgments must be commenced within two years after the date of the foreclosure sale, or if the principal does not mature until after the sale, within two years after the cause of action accrues (MGL c. 244 § 17A).
This is condition-specific (a primary residence or a purchase-money loan can change the answer). Confirm with a Massachusetts attorney before assuming you are or aren't on the hook.
What you should receive — and where to get help
Notices: Notice of default/right to cure: Written notice must be delivered by hand, first-class mail, or certified mail, specifying a cure deadline of not less than 90 days after service (MGL c. 244 § 35A). Notice of sale: Under MGL c. 244 § 14, notice must be published once weekly for 3 successive weeks in a newspaper published in or with general circulation in the city/town where the property is located, with first publication at least 21 days before sale date. Registered mail notice of sale must be sent to the owner at least 14 days before sale (but not more than 30 days before). Registered mail notice must also be sent to all junior lienholders at least 30 days before sale. If lender seeks deficiency judgment, written notice of intent to foreclose and of deficiency after foreclosure must be mailed via registered mail with return receipt at least 21 days before sale date (MGL c. 244 § 17B).
Mediation: No statewide program. Massachusetts does not have a statewide mandatory foreclosure mediation program. Some cities (Lynn, Lawrence, Worcester) passed local ordinances requiring mediation, but these were struck down by the Massachusetts Supreme Judicial Court as preempted by state law. Massachusetts instead codified borrower protections including loan modification rights under MGL c. 244 §§ 35A-35B and good faith negotiation requirements.
How we verified this Massachusetts page
- Massachusetts General Laws Chapter 244, Section 1 (Foreclosure by Entry or Action; Continued Possession) — source
- Massachusetts General Laws Chapter 244, Section 14 (Foreclosure under power of sale; procedure; notice; form) — source
- Massachusetts General Laws Chapter 244, Section 17A (Limitation of actions) — source
- Massachusetts General Laws Chapter 244, Section 17B (Notice of intention to foreclose; necessity; form; notice and affidavit) — source
- Massachusetts General Laws Chapter 244, Section 35A (Right of residential real property mortgagor to cure a default) — source
- Massachusetts General Laws Chapter 244, Section 35B (Requirement of reasonable steps and good faith effort to avoid foreclosure) — source
- Massachusetts law about mortgage foreclosure | Mass.gov — source
- Mass. General Laws c.244 | Mass.gov — source
- Massachusetts Foreclosure Laws and Procedures | Nolo — source
- Massachusetts Foreclosure Process: A Step-by-Step Guide | AllLaw — source
Last reviewed 2026-06-08 by Shirley Chia. Foreclosure law changes; we re-check each state on a schedule. This page is general information, not legal advice for your situation — confirm with a HUD-approved housing counselor (free) or a licensed Massachusetts attorney.