Reinstatement
Pay the total past-due amount (missed payments + fees) in one lump sum to bring the loan current.
Best if: You've recovered from a temporary setback and can access the cash before the deadline.
Foreclosure help · Washington State
Your options for avoiding foreclosure
Foreclosure can feel like a dead end. It usually isn't. Below are the real ways Washington homeowners stop or get ahead of foreclosure — what each one means, and who it tends to fit.
First, understand the Washington timeline
Most Washington mortgages are foreclosed non-judicially (through a trustee, without going to court). The clock is generous compared to many states — but it does run, so acting early gives you the most options.
- Missed payments. After roughly 30–90 days late, your servicer reports the default and the process can begin.
- Notice of Default. Washington law requires the lender to send a Notice of Default and offer a chance to "meet and confer" before recording anything.
- Notice of Trustee's Sale. Recorded and sent at least 90–120 days before the auction. You'll see a specific sale date.
- Reinstatement window. In Washington you can typically reinstate (pay what's past due plus costs) up until 11 days before the sale.
- Trustee's sale (auction). If nothing changes, the home is sold. Most Washington non-judicial foreclosures have no redemption period afterward.
Exact dates depend on your loan and notices. A free HUD-approved counselor or an attorney can confirm where you stand. The hotline is 1-800-569-4287.
The ways out — and who they fit
Here's what sets us apart: for the three selling paths below, we're your one team — our licensed agents can list it, we negotiate short sales directly with your lender, and we can buy it for cash ourselves. One company, every option, no being passed around.
Repayment plan
Spread the past-due balance over several months on top of your normal payment.
Best if: You can afford your regular payment again and just need to catch up gradually.
Forbearance
Your servicer temporarily pauses or reduces payments while you recover.
Best if: A short-term hardship (job loss, medical, etc.) that you expect to pass.
Loan modification
Permanently changes your rate, term, or balance to lower the monthly payment.
Best if: Your income dropped long-term but is now stable enough for a smaller payment.
Refinance
Replace the loan with a new one — if you still have equity and qualifying credit/income.
Best if: You have equity and your credit hasn't been badly damaged yet.
Sell on the market (we list it)
Our licensed real estate agents list and sell your home before the sale date so you capture your equity — we handle the whole process.
Best if: You have equity and a little time, and want top dollar.
Short sale (we handle it)
If you owe more than the home is worth, we negotiate the short sale directly with your lender for you and manage the sale to avoid foreclosure.
Best if: You owe more than the home is worth and need the bank to accept less.
Deed in lieu
Hand the deed back to the lender to satisfy the debt and walk away cleanly.
Best if: There's little or no equity and you simply need a graceful exit.
Cash sale to us
FastestWe buy your home directly, as-is, cover closing costs, and can close before your sale date — no repairs, fees, or showings.
Best if: You're short on time, the home needs work, or you just want it handled fast and privately.
Watch out for foreclosure-rescue scams
Desperation attracts predators. Protect yourself:
- Never pay upfront fees to "save" your home. In Washington, charging advance fees for foreclosure-rescue services is illegal. We never charge you anything.
- Never sign over your deed to someone promising you can "rent it back" and buy it later — a classic equity-skimming trap.
- Don't sign documents you don't understand. Have an attorney or HUD counselor review anything before you sign.
- Be skeptical of guarantees. No one can guarantee they'll stop your foreclosure. Anyone who does is a red flag.
Not sure which option is yours?
Tell us your situation — we'll help you sort it out, free.