Facing Foreclosure in Utah? You May Have More Options Than You Think
If you’re behind on mortgage payments, your home may still hold significant equity. That equity could give you more choices than you realize — and House Partner works with Utah homeowners to help explore them.
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4 months behind on your mortgage, but still have $100,000 in home equity?
A short-term cash problem doesn’t have to cost you years of built-up home value.
Home Value
$450k
Mortgage
$350k
Your Equity
$100k
Past-Due Mortgage
$15,000
Your equity may give you options before foreclosure.
Hypothetical example for illustration only. Not a guarantee of any amount or outcome.
If you’re behind on payments, reaching out to your mortgage servicer early is important — they may offer options like forbearance or a repayment plan. Depending on your situation, House Partner may also be able to help you explore alternatives involving your home’s equity.
Not every homeowner will qualify, and no outcome is guaranteed. There’s no obligation to move forward.
How It Works
Tell us what's going on
Share your property information and the foreclosure situation you're facing. Takes about two minutes.
Explore your options
We'll review your situation and determine what options House Partner may be able to offer based on your home's equity.
You decide what comes next
You're in control. Review what's available and decide whether to move forward — no pressure, no obligation.
Tell Us About Your Situation
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Options That May Help You Avoid Foreclosure in Utah
If you’re behind on mortgage payments, you may have more paths forward than you realize. The right option depends on your situation, your timeline, and how much equity you have in your home. Here are some possibilities worth exploring.
Contact your mortgage servicer
Your servicer may be able to offer forbearance, a loan modification, or a repayment plan. Contacting your servicer early can give you more time to understand which options may be available. Don’t avoid their calls — communication is one of the most important steps you can take.
Talk to a HUD-approved housing counselor
HUD-approved housing counselors provide free, independent guidance to homeowners facing foreclosure. They can help you understand your options and communicate with your lender. You can find a counselor in your area through the U.S. Department of Housing and Urban Development.
Sell your home before foreclosure
If you have equity in your home, selling before foreclosure may allow you to pay off the mortgage and preserve more control over the timing, sale process, and remaining equity. Depending on your situation, you could sell through a traditional listing or explore other sale options.
Explore equity-based solutions
In some cases, your home equity may open up alternatives beyond a traditional sale. Depending on your situation, House Partner may be able to structure a solution that addresses your past-due payments while providing additional financial flexibility. Not every homeowner will qualify, but it may be worth exploring.
One option some homeowners explore is a home equity investment (HEI), which may provide cash without monthly payments to the provider. However, applying for an HEI does not itself halt foreclosure, and qualification depends on factors including the property, equity position, and provider requirements. Homeowners in active foreclosure should contact their mortgage servicer and a HUD-approved counselor as first steps.
This is not an exhaustive list. The right option depends on your individual circumstances, including your loan type, equity position, and timeline. Consider consulting with a licensed attorney or HUD-approved housing counselor for guidance specific to your situation.
How Foreclosure Generally Works in Utah
Utah is primarily a non-judicial foreclosure state, which means most foreclosures proceed through a trustee sale rather than through the courts. While every situation is different, the general process typically follows these stages:
Missed payments
After one or more missed mortgage payments, your servicer will typically reach out regarding your account. Contacting your servicer early can help you understand what loss-mitigation options may be available before the foreclosure process progresses further.
Notice of Default
If payments remain unresolved, the lender or trustee may record a Notice of Default with the county. This is a formal step in the foreclosure process, but it does not mean your options are gone — homeowners can still explore alternatives at this stage.
Notice of Trustee Sale
After a statutory waiting period, a Notice of Trustee Sale may be issued, setting a date for the property to be sold at public auction. Options narrow at this point, but some alternatives may still be possible depending on timing and circumstances.
Trustee sale
If no resolution is reached, the property may be sold at public auction. The proceeds are applied according to applicable law, and the homeowner may be entitled to surplus proceeds, if any, after amounts owed and applicable claims or costs are addressed.
Important: Foreclosure timelines and procedures vary depending on your lender, loan type, and individual circumstances. Some foreclosures in Utah may proceed through the courts (judicial foreclosure). This overview is for general informational purposes only and is not legal advice. Consult a licensed attorney or HUD-approved housing counselor for guidance specific to your situation.
Why Acting Early Matters
The earlier you explore your options, the more options you typically have. Acting earlier generally gives homeowners more time to understand and evaluate the options that may be available.
Even if you’ve already missed payments or received a Notice of Default, it may not be too late. But the window does narrow over time — and understanding what’s possible now puts you in control.
Tell Us About Your SituationLearn More About Foreclosure in Utah
Foreclosure can move quickly, but understanding the process can make it easier to evaluate your options. These guides explain some of the most common questions Utah homeowners have when they fall behind on their mortgage.
How to Stop Foreclosure in Utah
There is no single solution. This guide walks through the options that may be available depending on your situation and stage.
Read the guideUtah Foreclosure Timeline
A plain-English overview of the stages — from missed payments through Notice of Default and trustee sale.
Read the guideWhat Happens After a Notice of Default in Utah?
If you have received a Notice of Default, learn what it means, why the dates matter, and what to do next.
Read the guideBehind on Mortgage Payments in Utah
Practical first steps for understanding your mortgage status and evaluating available options.
Read the guideCan I Sell My House Before Foreclosure in Utah?
How selling before foreclosure works, how to estimate your equity, and what alternatives to compare.
Read the guideTrusted Foreclosure Resources
These official resources provide independent information and assistance for homeowners facing foreclosure in Utah.
- Utah State Courts — Foreclosure self-help information
Court-provided overview of the foreclosure process, forms, and legal self-help resources for Utah residents.
- HUD — Find a housing counselor
Search for free, HUD-approved housing counselors in your area who can help you understand your mortgage options.
- CFPB — Help for homeowners
Consumer Financial Protection Bureau resources for homeowners facing mortgage difficulties, including loss-mitigation guidance.
- Utah Legal Services
Free legal assistance for qualifying low-income Utah residents facing housing and foreclosure issues.
Not facing foreclosure? Explore options for costly repairs, Explore debt options, or see all situations we help with.