Foreclosure in Utah: your timeline, rights, and how to stop it
Utah 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 Utah attorney.
How fast foreclosure moves in Utah
Method: Non-judicial. Utah is predominantly a non-judicial foreclosure state using the power of sale under trust deeds. Utah Code § 57-1-23 authorizes trustees to conduct foreclosure sales. However, mortgages may be foreclosed judicially under Utah Code 78B-6-901 et seq., and the statute provides for a one-action rule requiring lenders to exhaust the security before pursuing personal liability.
Typical state-process time to sale: roughly 150–180 days once foreclosure starts. Timeline includes: 30 days preforeclosure notice to cure (UCA 57-1-24.3), plus 3-month reinstatement period after Notice of Default recorded (UCA 57-1-24, 57-1-31), plus publication requirements (3 weeks minimum with final publication 10-30 days before sale under UCA 57-1-25). Minimum total approximately 150-180 days from initial delinquency.
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). Two cure opportunities: (1) 30 days from preforeclosure notice to cure default (UCA 57-1-24.3), and (2) 3 months from Notice of Default recording to reinstate (UCA 57-1-31). Additionally, reinstatement rights continue through 3 business days before trustee sale.
Reinstatement: Yes (90 days). Borrower may reinstate the obligation within 3 months of Notice of Default recording under UCA 57-1-31. Reinstatement is also available through 3 business days before the trustee sale by paying all arrears, costs, and fees.
Post-sale redemption: No. No post-sale redemption period for non-judicial foreclosures under UCA 57-1-28(3). Foreclosed homeowners cannot reclaim property after trustee's deed is recorded. Redemption may be available in judicial foreclosures but is not available in the predominant non-judicial trust deed foreclosure process.
Can a lender still come after you? (deficiency)
Deficiency judgment: Allowed, but limited in Utah. Deficiency judgments are allowed but limited. Under UCA 57-1-32, judgment cannot exceed the lesser of: (a) outstanding debt including interest, costs, and trustee/attorney fees minus the property's fair market value, or (b) outstanding debt minus the foreclosure sale price. Lender must file suit within 3 months after sale. Anti-deficiency protections apply for primary residences (2.5 acres or less, 1-2 dwelling units) purchased with the mortgage loan.
Deadline: Deficiency action must be filed within 3 months of the trustee sale (UCA 57-1-32). Court must find fair market value at date of sale.
This is condition-specific (a primary residence or a purchase-money loan can change the answer). Confirm with a Utah attorney before assuming you are or aren't on the hook.
What you should receive — and where to get help
Notices: Preforeclosure breach letter: 30 days advance notice to cure (UCA 57-1-24.3). Notice of Default: Must be recorded at least 3 months before trustee's sale notice (UCA 57-1-24). Notice of Trustee's Sale: Must be published 3 times in consecutive weeks with final publication 10-30 days before sale (UCA 57-1-25). Posted on property 20 days before sale.
Mediation: No statewide program. No specific dedicated foreclosure mediation program found in Utah Code. However, lenders may postpone sales for loss mitigation negotiations (up to 45 days under UCA 57-1-27). HUD-approved housing counselors and CFPB resources are available to assist with foreclosure prevention.
How we verified this Utah page
- Utah Code § 57-1-23 (Justia) — source
- Utah Code § 57-1-24 (Utah Legislature) — source
- Utah Code § 57-1-24.3 (Utah Legislature) — source
- Utah Code § 57-1-25 (Utah Legislature) — source
- Utah Code § 57-1-31 (Utah Legislature) — source
- Utah Code § 57-1-32 (Utah Legislature) — source
- Utah Code § 57-1-28 (Utah Legislature) — source
- Utah Code 78B-6-901 (Utah Legislature Judicial Code) — source
- Utah Courts Foreclosure Self-Help Guide — source
- Nolo: Utah Foreclosure Laws and Procedures — source
Last reviewed 2026-06-08 by ForeclosureCalc editorial team. 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 Utah attorney.