State Foreclosure Law
Louisiana Foreclosure Laws
Louisiana is the only state where civil law (French and Spanish heritage) shapes foreclosure procedure. The primary method -- executory process -- is a summary court procedure that can reach sale in as few as 60-90 days, making it one of the fastest in the country.
Research depth: Standard · Last reviewed March 10, 2026 · Awaiting attorney validation
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Not legal advice. This page provides general information about Louisiana foreclosure law based on cited statutes and rules. Every citation links to the official source for verification. Laws change — readers should confirm current statute text and consult a Louisiana-licensed attorney for situation-specific advice.
For a step-by-step guide to options and resources, see the Louisiana Foreclosure Guide →
On this page
- 01 Governing statutes
- 02 Foreclosure process
- 03 Homeowner protections
- 04 Mediation
- 05 Alternatives & financial assistance
- 06 Post-sale proceedings
- 07 Special foreclosure types
- 08 Lien priority
- 09 Statute of limitations
- 10 Probate & inheritance
- 11 Consumer protection & compliance
- 12 Legal aid & pro bono resources
- 13 Find help in Louisiana
- 14 National foreclosure guides
- 15 Louisiana distress data
Governing Statutes
| Citation | Title | Covers |
|---|---|---|
| La. Code Civ. Proc. art. 2631 et seq. | Executory Process | Primary statutory authority for foreclosure via executory process: requirements for confession of judgment, petition, writ of seizure and sale, notice to debtor, appraisal, sheriff's sale procedures |
| La. Code Civ. Proc. art. 2634 | Petition and Order for Executory Process | Petition filed by creditor; court reviews ex parte and issues order if mortgage contains authentic act and confession of judgment; no advance notice to borrower required before order |
| La. Code Civ. Proc. art. 2638 | Notice to Debtor After Seizure | After issuance of writ of seizure, debtor is served with notice of the seizure and a copy of the petition and order; debtor has limited time to seek injunction to halt process |
| La. Code Civ. Proc. art. 2721–2753 | Sheriff's Sale Procedures | Publication requirements for sheriff's sale, appraisal requirements, bidding procedures, transfer of title by sheriff's deed; no right of redemption after sale |
| La. R.S. 13:4106 | Anti-Deficiency Rule — Two-Thirds Appraisal Bar | If the property sells at sheriff's sale for 2/3 or more of the appraised value (as determined by court-appointed appraisers before the sale), the creditor is barred from pursuing any deficiency judgment against the debtor. This is Louisiana's primary anti-deficiency protection. |
| La. R.S. 13:4107 | Deficiency Judgment — FMV Credit Requirement | If property sells for less than 2/3 of appraised value, creditor may pursue deficiency but must credit the appraised value (not the sale price) against the debt; deficiency limited to amount outstanding debt exceeds appraised value |
| La. R.S. 9:3571 et seq. | Home Loan Mortgage Act | Governs residential mortgage loans in Louisiana; defines applicable requirements for residential security instruments and enforcement procedures |
| La. Code Civ. Proc. art. 736 et seq. | Ordinary Process (Judicial Foreclosure by Action) | Alternative full judicial foreclosure process available when executory process is not permitted (e.g., no authentic act, no confession of judgment, or executory process successfully enjoined); substantially slower than executory process |
| La. Const. art. 12, § 9 | Homestead Exemption | Constitutional homestead exemption of $35,000 for the head of family; applies against unsecured judgment creditors; does not prevent mortgage foreclosure |
Judicial Foreclosure Process
Awaiting verification1
Pre-Foreclosure Default and 120-Day Federal Wait
At least 120 days after first delinquency (federal requirement)
Federal law requires the servicer to assign a single point of contact, evaluate loss mitigation, and wait at least 120 days after the first missed payment. Louisiana adds no separate waiting period.
2
File Petition for Executory Process
Filed after 120-day federal wait; court typically issues order within days of filing
The lender files a petition in the parish district court with the original note and mortgage (or certified copies), proof of the confession of judgment clause, and an affidavit of default. The court reviews the petition without notifying the borrower. If the documents are in order, the court issues an order for executory process.
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3
Court Issues Writ of Seizure and Sale
Writ typically issues within 5-15 days of petition filing; debtor served with notice of seizure
The court clerk issues a writ commanding the sheriff to seize and sell the property. The borrower receives notice only after the writ is issued -- not before. The borrower has a narrow window to seek an injunction, but must show a valid defense (e.g., the debt was already paid or the mortgage document is not authentic).
4
Court-Appointed Appraisal of Property
Appraisal conducted before publication/sale; typically adds 2-4 weeks to timeline
The court appoints appraisers to determine fair market value before the sale. This appraisal is critical: if the property sells for two-thirds or more of the appraised value, the lender is barred from pursuing any remaining balance (La. R.S. 13:4106). The appraisal must be completed before the sale can proceed.
§
5
Publication of Notice of Sheriff's Sale
Typically 2-3 weeks of publication before sale; minimum notice period varies by parish
The sheriff publishes the sale notice in the official journal of the parish for 2-3 weeks (varies by parish). The notice must include the property description, sale date and time, and other required details.
6
Sheriff's Sale (Public Auction)
After publication period; typically 60-90 days from petition filing to sale
The parish sheriff auctions the property at the courthouse or a designated public location. The minimum bid is generally two-thirds of the appraised value. If no bidder meets that threshold, a second auction at a lower minimum may be held. The lender may credit bid up to the full debt. The sheriff delivers a deed to the winning bidder.
7
Transfer of Title — No Redemption Period
Immediate upon sale completion — no redemption period
Upon completion of the sheriff's sale and delivery of the procès-verbal (sheriff's deed), title transfers immediately to the purchaser. CRITICAL: Louisiana provides NO statutory right of redemption after the sheriff's sale. Once the sale is complete and the deed delivered, the former owner has no right to reclaim the property by paying any amount. The sale is final. The purchaser has immediate right to possession.
8
Eviction (If Necessary)
Immediately after sale; summary proceedings typically 30-60 days
After the sheriff's sale and transfer of title, if the former owner or tenants have not vacated, the new owner may initiate eviction proceedings. Louisiana eviction (called 'rule for possession' or 'summary proceedings') is governed by La. Code Civ. Proc. art. 4701 et seq. Federal PTFA provides 90-day notice to bona fide tenants. Eviction proceedings in Louisiana district courts can move relatively quickly.
Homeowner Protections
Awaiting verificationHomestead Exemption
$35,000 for the head of family (La. Const. art. 12, § 9). IMPORTANT: The homestead exemption does NOT protect against mortgage foreclosure — the mortgage lender forecloses its security interest regardless of the homestead exemption. The exemption protects against unsecured judgment creditors only.
§
Automatic — no filing required. Does not protect against foreclosure by the mortgage holder (only judgment creditors).
Deficiency Judgment
Allowed with limitations
§
Louisiana deficiency actions must be filed within the applicable prescription period (typically 5 years for personal actions under La. Civ.
Right of Redemption
No post-sale redemption.
Pre-sale reinstatement available. Before the foreclosure sale.
Right to Cure
Borrower may cure the default at any time before the sheriff's sale by paying all arrears, fees, and costs
All arrears, late charges, attorney fees, and costs — not the full accelerated balance (if the loan has not been accelerated)
Foreclosure Mediation in Louisiana
Louisiana does not have a mandatory statewide foreclosure mediation program. Federal loss mitigation requirements under CFPB Regulation X still apply to all servicers.
Alternatives & Financial Assistance
Louisiana law permits several alternatives to foreclosure. Short sales are available with potential deficiency protection. Deed in lieu of foreclosure may be negotiated with the servicer. Forbearance agreements are available under federal and state loss mitigation requirements. Loan modification programs exist at both the federal and state level.
Louisiana's Louisiana Homeowner Assistance Fund (LA HAF) (Applications closed December 21, 2023. Prior applications continue to be processed until funds are exhausted. Program referral site remains live.) received Approximately $161 million from federal American Rescue Plan Act in federal funding. Program details: haf.lacovidhousing.com/program-overview.
For a detailed breakdown of foreclosure alternatives, loss mitigation options, and financial assistance programs, see the Louisiana Foreclosure Guide.
Post-Sale Proceedings Under Louisiana Law
After a foreclosure sale in Louisiana, the new owner must provide written notice before initiating eviction proceedings.
Surplus fund rights after a Louisiana foreclosure sale are governed by state statute. Federal law (Protecting Tenants at Foreclosure Act) provides a minimum 90-day notice period for bona fide tenants in foreclosed properties, regardless of state timelines.
For guidance on what to do after a foreclosure sale, including eviction timelines, surplus fund claims, and tax consequences, see the Louisiana Foreclosure Guide.
Special Foreclosure Types in Louisiana
Beyond the standard judicial and non-judicial foreclosure process, Louisiana law addresses several specialized foreclosure categories.
HOA & Condo Association Foreclosure
Available under state law.
Tax Lien Foreclosure
See details.
Lien Priority in Louisiana
Generally first in time, first in right. Louisiana recording statutes govern lien priority.
Consult a local attorney for specific lien priority questions.
Statute of Limitations in Louisiana
Mortgage Foreclosure
10
Written Contracts
10
Promissory Note
10
Deficiency Judgment
Probate & Inheritance in Louisiana
When a mortgaged property owner dies, foreclosure proceedings interact with the probate process. Louisiana law establishes specific rules for estate notification, heir protections, and the rights of executors to cure defaults.
Automatic Stay on Death
No automatic stay. Foreclosure may proceed during probate.
Notification to Estate
The lender must notify the estate or personal representative before proceeding.
Foreclosure must be served on the estate or personal representative of a deceased borrower.
Heir Protections
Heirs who inherit and occupy the property as a primary residence may qualify as successors in interest under 12 CFR 1024.
Executor Reinstatement Rights
The executor or personal representative may reinstate the mortgage by curing the default.
Garn-St. Germain Act
Due-on-sale clause may not be enforced against heirs inheriting and occupying the property as a primary residence under Garn-St Germain, 12 U.
Uniform Home Protection Act (UPHPA)
Not adopted in this state.
Consumer Protection & Compliance in Louisiana
State consumer protection statutes, foreclosure rescue fraud laws, and professional compliance rules that apply to mortgage servicing and foreclosure-related services in Louisiana.
UDAP Statute
Louisiana Consumer Protection Act
Louisiana consumer protection statute applies to deceptive mortgage practices and foreclosure rescue fraud.
Foreclosure Rescue Fraud Laws
Specific foreclosure rescue fraud statute exists.
General consumer protection laws apply to foreclosure rescue fraud in Louisiana.
Attorney Advertising Rules
Louisiana Rules of Professional Conduct govern attorney advertising and solicitation.
Lead Generation Restrictions
No Louisiana-specific lead generation statute for foreclosure defense identified beyond professional conduct rules.
Barratry
Barratry statutes apply. Solicitation of foreclosure-related legal work is restricted.
Louisiana professional conduct rules prohibit in-person solicitation of prospective clients in vulnerable circumstances.
Legal Aid & Pro Bono Resources in Louisiana
- Southeast Louisiana Legal ServicesFree legal aid for low-income residents facing foreclosure and housing issues.slls.org →
- Acadiana Legal Service CorporationFree civil legal services including foreclosure defense.la-law.org →
- HUD-Approved Housing CounselorsFree, federally funded housing counseling agencies in Louisiana. Services include loan modification applications, mediation preparation, and loss mitigation guidance.Find a counselor in Louisiana →
- Louisiana Attorney General Consumer ProtectionReport mortgage fraud and deceptive practices.1-800-351-4889 →
Find Help in Louisiana
We maintain a verified directory of free and low-cost help providers in Louisiana. All are government-approved or federally funded.
National Foreclosure Guides
These guides explain foreclosure at the federal level — homeowner rights, available options, and recommended steps at each stage. They apply in every state, including Louisiana.
Facing Foreclosure?
Overview of the process, available options, and free help resources
How to Stop Foreclosure
Immediate options — forbearance, modification, legal aid, bankruptcy
Your Rights in Foreclosure
Federal protections under CFPB Regulation X and loss mitigation rules
How Foreclosure Works
Stage-by-stage walkthrough from missed payments to sale
Behind on Your Mortgage?
Options for borrowers who have missed or expect to miss a payment
Bankruptcy & Foreclosure
How Chapter 7 and Chapter 13 can stop or delay foreclosure
Louisiana Distress Data
The American Distress Index tracks household financial distress at the national level. Here are ADI indicators with particular relevance to Louisiana homeowners:
Foreclosure Filings
National trend
Louisiana has both judicial and non-judicial foreclosure processes.
The FHA Signal
FHA delinquency rate
FHA serious delinquency rate — the canary in the coal mine for borrowers with thin down payments.
The Pipeline
Foreclosure starts & completions
Monthly foreclosure starts and completions from CoreLogic — the volume flowing through the system.
First Missed
Early-stage transitions
Borrowers transitioning from current to 30-days late — the earliest warning signal before delinquency rises.
See the full picture: Foreclosure Statistics 2026 | Mortgage Delinquency Statistics 2026
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Free help is available for homeowners facing foreclosure in Louisiana. Contact the HUD Housing Counseling Hotline at 1-800-569-4287 or find a HUD-approved housing counselor for no-cost assistance.