Facing Foreclosure in Utah?
You have more time and more options than you think. Utah uses non-judicial (trustee's sale under trust deed — trust deed act) foreclosure with a typical timeline of 150 days. This guide explains what's happening and what to do.
Utah Foreclosure Facts
Where are you right now?
Utah ranks 37th in the nation for financial distress, with a State Distress Index score of 42.9 (Healthy). The state's bankruptcy filing rate is 232 per 100,000 residents. Credit card delinquency stands at 9.45%. If you're struggling, you're not alone.
Source: Utah Financial Distress Profile — American Default Research, updated 2026-04-16
Most Distressed Counties
| County | Score | Zone |
|---|---|---|
| Grand County | 53.3 | Elevated |
| San Juan County | 51.9 | Elevated |
| Carbon County | 50.8 | Elevated |
| Salt Lake County | 48.2 | Normal |
| Washington County | 45.7 | Normal |
3 counties in Elevated zone.
See all 29 Utah counties →Utah Foreclosure Timeline
Utah's judicial process gives you more time than most states. Federal law protects you for the first 120 days.
For a personalized timeline based on your last payment date, use our Foreclosure Timeline Calculator.
Your Rights Under Utah Law
Financial Assistance in Utah
Utah HAF / Utah Homeowner Assistance Fund
Limited FundsFunds are limited and may run out. Apply as soon as possible or contact Utah Housing Corporation (UHC) to check availability.
Other Utah Programs
Utah HUD-Approved Housing Counseling
Free foreclosure prevention counseling through HUD-approved agencies; services include loss mitigation assistance, servicer negotiation support, and legal referrals
Utah Legal Services
Free civil legal assistance for low-income Utah residents facing foreclosure; provides representation to challenge trustee's sale procedures, review CFPB compliance, and defend against improper foreclosure practices. Offices in Salt Lake City, Ogden, and Provo.
Utah Housing Corporation (UHC)
State housing finance authority providing homeownership programs, mortgage assistance, and counseling referrals; administers HAF and other homeownership preservation programs.
AAA Fair Credit Foundation
HUD-approved nonprofit credit counseling and housing counseling agency serving Utah. Provides foreclosure prevention counseling, debt management plans, and financial education.
Utah 2-1-1
Statewide referral service connecting Utah residents to housing assistance, utility assistance, food assistance, and other social services; call 2-1-1 for referrals
After the Sale in Utah
After trustee's sale, the purchaser may file a forcible entry or unlawful detainer action to obtain a writ of restitution. Federal PTFA provides 90-day notice to bona fide tenants. The federal Protecting Tenants at Foreclosure Act (PTFA) requires at least 90 days' notice for bona fide tenants in any state.
Protect yourself from scams
People in financial distress are prime targets for fraud. Know these rules:
Report fraud: CFPB · FTC · your state attorney general's office.
How It Works
Answer a few questions about where you are in the process. Takes 60 seconds.
A local professional reviews your situation based on Utah law and your servicer's track record.
You receive a personalized action plan with next steps. No upfront fees. No obligation.
Foreclosure Timeline Calculator
See exactly when each step of Utah's foreclosure process happens based on your last payment date.
Hardship Letter Generator
Write a loss mitigation request to your mortgage servicer. Pre-formatted with your situation details.
Get a Free, Confidential Review of Your Options in Utah
A HUD counselor, attorney, or distressed property specialist in Utah can review your specific situation. Many at no cost.
We connect you with HUD-approved counselors, legal aid, and distressed property specialists. We do not sell your information.
Free Resources in Utah
HUD-Approved Counselors
8 certified agencies in Utah provide free foreclosure prevention counseling. They can negotiate with your servicer on your behalf.
Find a counselor near youLegal Aid
Utah Legal Services provides free legal help to low-income residents facing foreclosure, eviction, and debt collection.
Find legal aidUtah State Bar Lawyer Referral Service
The Utah State Bar Lawyer Referral Service can connect you with a foreclosure defense attorney. Initial consultations are often free or low-cost.
Find an attorneyUtah Foreclosure Law
Detailed guide to Utah's foreclosure statutes, homeowner protections, and redemption rights. Every claim cited to its source statute.
Read Utah foreclosure lawFile a Complaint
File a complaint about your mortgage servicer with the Consumer Financial Protection Bureau.
Frequently Asked Questions
How long does foreclosure take in Utah?
Utah uses non-judicial (trustee's sale under trust deed — trust deed act) foreclosure. The process typically takes 150 days from the first notice to the sale date. Federal law (Regulation X) prohibits lenders from starting foreclosure until Day 120 of delinquency.
Can I stop foreclosure once it starts in Utah?
Yes. You have several options: (1) Reinstatement — pay all missed payments plus fees to bring your loan current. (2) Loan modification — your servicer must review a complete application received more than 37 days before a scheduled sale. (3) Forbearance — temporary payment pause. (4) Bankruptcy — triggers an automatic stay that halts the sale immediately. (5) Short sale — sell the property before the lender does.
Does Utah allow deficiency judgments?
No. Utah prohibits deficiency judgments on residential mortgage foreclosures. The lender cannot pursue you for the difference between your loan balance and the foreclosure sale price. This is one of the stronger consumer protections available.
Is foreclosure counseling free in Utah?
Yes. There are 8 HUD-approved counseling agencies in Utah. Call 1-800-569-4287 for a free referral. HUD counselors can negotiate with your servicer on your behalf at no cost to you. Find one near you.
What is the homestead exemption in Utah?
Utah's homestead exemption is $44,600. Important: this exemption does not protect your home from mortgage foreclosure. It only protects equity from unsecured creditors like credit card companies. It will not stop or slow a foreclosure.
What if I have an FHA, VA, or USDA loan in Utah?
Government-backed loans have additional protections beyond Utah state law. FHA loans require a face-to-face meeting attempt before foreclosure. VA loans require the servicer to explore all alternatives. USDA loans have their own loss mitigation process. These protections generally extend the timeline beyond the state minimums.
What happens to tenants if my Utah home is foreclosed?
Federal law (the Protecting Tenants at Foreclosure Act) gives tenants with valid leases at least 90 days' notice before they must vacate after a foreclosure sale. Federal PTFA gives tenants with valid leases 90 days' notice after the sale. If you rent out the property, notify your tenants as soon as possible and advise them to document their lease.
Can I claim surplus funds after a foreclosure sale in Utah?
Yes. If your Utah home sells at auction for more than the total owed (including fees and costs), you have the right to claim the difference. Contact the county clerk, court, or trustee who conducted the sale. These funds can be significant — don't assume nothing is left.
Is the Homeowner Assistance Fund still available in Utah?
Funds are limited. The Utah HAF / Utah Homeowner Assistance Fund is winding down and may close soon. Check current availability at the program website. Apply immediately if you need help — these funds are first-come, first-served.
Can I do a short sale to avoid foreclosure in Utah?
Yes. In Utah, you can negotiate a deficiency waiver as part of a short sale approval. Short sales require servicer approval. Get the waiver in writing before closing. A HUD-approved counselor can help negotiate the terms.