From the 90-day reinstatement period to emergency bankruptcy to the CA Homeowner Bill of Rights — you have options. Learn exactly how to stop a California foreclosure, no matter what stage you're in. Time is critical. Act now.
90 days to reinstate. Your best window. Strongest options available.
MOST OPTIONS20+ days to sale. Options narrowing. Still possible to stop.
LIMITED OPTIONSEmergency options only. Bankruptcy or TRO. Act immediately.
EMERGENCY ONLYIn CA, you have 90 days from the Notice of Default to reinstate by paying all past-due amounts plus fees. This stops the foreclosure and restores your loan to its original terms. You can reinstate up to 5 business days before the trustee sale — the earlier you act, the less it costs in fees and interest.
Timeline: Effective immediately upon payment | Cost: Past-due amount + late fees + trustee fees
Apply for a loan modification under CA's HBOR. Your servicer cannot dual track — they must stop foreclosure while reviewing your complete application if submitted 37+ days before sale. You get a single point of contact. If denied, you get written reasons and 30 days to appeal. This is one of the strongest borrower protections in the country.
Timeline: 30-90 days for review | Cost: Free to apply | Protection: Servicer must stop foreclosure during review
Filing Chapter 13 triggers the automatic stay — immediately stopping the trustee sale even if it's scheduled for tomorrow. Chapter 13 lets you cure mortgage arrears over 3-5 years while making current payments. CA allows you to use either federal exemptions or the generous CA state exemptions (including a homestead exemption up to $600,000+ depending on county).
Timeline: Immediate (automatic stay) | Cost: Attorney fees ($3,000-$6,000) | Duration: 3-5 year plan
File a lawsuit and request a TRO from a CA Superior Court to stop the trustee sale. Requires showing: (1) likelihood of prevailing on the merits, (2) irreparable harm if the sale proceeds, and (3) that you acted promptly. TROs are temporary (typically 14-21 days) and you'll need a preliminary injunction for longer protection. Use this if the servicer violated HBOR.
Timeline: Same-day (ex parte) possible | Cost: Attorney fees + bond | Duration: 14-21 days initially
If your servicer violated the California Homeowner Bill of Rights — dual tracking, failing to provide single point of contact, not reviewing your complete application — you can sue to enjoin the trustee sale. CA courts can award damages AND attorney fees for HBOR violations. This is a powerful lever that works especially well in California.
Timeline: Emergency filing if sale is imminent | Outcome: Court can enjoin the sale
If you can't afford the home long-term, a CA short sale gets you out with full deficiency waiver under CCP §580e. CA's anti-deficiency laws for purchase-money loans (CCP §580b) also protect most homeowners. Request the trustee postpone the sale while your short sale is under review. The lender will often agree if you have a legitimate offer.
Timeline: 60-120 days | Benefit: Full deficiency waiver | Credit Impact: 50-130 point drop
California's 90-day reinstatement period is generous — but once the NTS is filed, you have only 20 days. We can help at any stage. Free, confidential consultation. We'll tell you honestly what your options are and the best path forward.