Mastering the 111-Day Clock
California Foreclosure Timeline Summary
The first of a three part series from Velox Home Solutions. Homeowners looking to avoid foreclosure must understand the foreclosure timeline. So we'll break down every stage of a 2026 California Foreclosure as well as federal and state laws that mandate how long each stage lasts. Additionally, homeowners will learn how California's Assembly Bill 2424 (AB 2424) can delay a foreclosure for 45 days. To learn everything about foreclosures download our FREE guide below.
Part 1 of the Velox Foreclosure Authority Series
Hello and welcome to Part 1 of our 2026 California Foreclosure Authority Series. At Velox Home Solutions, we created this series to guide California homeowners through the most critical steps to beat a foreclosure in 2026. Today in Part 1, we’ll break down the timeline so you are better equipped to master and beat the 111-day clock.
In Part 2 “Your Rights As A California Homeowner Facing Foreclosure” we highlight the federal and state laws that act as your “dual legal shield” to protect you from unfair foreclosure practices.
The series concludes with Part 3 “5 Ways To Stop A California Foreclosure.” Knowing the timeline and your rights is the foundation but taking action and implementing the steps listed in Part 3 is what ultimately determines the outcome of your foreclosure and saves your equity.
For a more complete breakdown on how Judicial and Non-Judicial foreclosures work in California download our FREE guide The California Homeowners Foreclosure Survival Guide and you’ll learn:
- The critical differences between Judicial and Non-Judicial California Foreclosures
- A Homeowners Options When Facing Foreclosure
- Strategies to Stop Foreclosures
This comprehensive guide also covers the timeline differences of both Judicial and Non-Judicial Foreclosure’s in California and what homeowners can do to stop them.
To receive your FREE digital copy simply click the button below, fill out the short form and start learning.
Stage I: The "Pre-Foreclosure" Window
We know the feelings caused when past-due notices start piling up. It can make one feel as if the walls are closing in. But rest assured, in California foreclosures aren’t sudden events. Instead, think of a foreclosure as a legal procedure done via a legal process. In turn, the legal process has several stages and each stage plays out over a certain amount days.
Federal and state laws dictate how a foreclosure proceeds. For example, Section X of the Real Estate Settlements Procedures Act (RESPA) states that banks cannot initiate a foreclosure until a homeowner is 120 days or more behind on payments. In California this applies to both Judicial and Non-Judicial Foreclosures.
In essence, the bank’s hands are tied because they can neither record Notice of Defaults (Non-Judicial Foreclosures) or file lawsuits (Judicial Foreclosures) until after 120 days of past-due mortgage payments.
After the 120th day the bank can officially start the foreclosure process by recording a Notice of Default in Non-Judicial Foreclosures or by filing a lawsuit against the homeowner in Judicial Foreclosures.
Because Non-Judicial Foreclosures are more common in California and can conclude much faster than Judicial Foreclosures, we’ll shift our focus on the timeline of Non-Judicial Foreclosures.
Stage II: Notice of Default (90-Day Reinstatement Period)
In California, Non-Judicial foreclosures officially begin when the lender or loan servicer records a Notice of Default against the property at the County Recorder’s Office where the property is located. This action by the lender sets a 90 day clock known as the Reinstatement Period.
These 90 days are critically important because the actions or inactions homeowners take or don’t take will greatly determine whether a homeowner keeps or loses their house due to the impending foreclosure. Therefore, it is highly advised for homeowners during this and the previous stage to have a good rapport with their lender so together they can come up with a solution favorable to both parties.
When the reinstatement period (90 days) ends and the homeowner hasn’t:
- Paid the past-due balance
- Been approved for a loan modification or forbearance
- Agreed on a repayment plan with the lender
- Agreed on an alternative solution with the lender
Then the lender can legally escalate the foreclosure by recording a Notice of Trustee Sale at the County Recorder’s Office.
Stage III: Notice of Trustee Sale (Final 21 days) & AB 2424
This is the third and possibly shortest stage of a Non-Judicial Foreclosure in California. The laws state that a foreclosure sale cannot happen until 21 days after the date from when the Notice of Trustee Sale was filed. In order for it to occur these conditions must be met:
- The Reinstatement Period (90-days after NOD was filed) ended.
- The past-due balance remains unpaid and there is no agreement between the lender and homeowner as to how to cure the default.
By filing a Notice of Trustee Sale the lender is publicly declaring that they intend to sell the house at a foreclosure sale in order to recover the unpaid debts.
After filing the Notice of Trustee Sale the lender must:
- Mail the homeowner a certified copy of the Notice of Trustee Sale (NTS).
- Publish the NTS in a “weekly newspaper of general circulation” for 3 consecutive weeks before the sale date.
- Post it on the property and a public place (usually at a local courthouse)
The Notice of Trustee Sale must include:
- The date, time and location of the foreclosure sale.
- The property’s address.
- The trustee’s name, address and phone number.
- State the property will be sold at a public auction.
At this point the lender has made it clear they intend to foreclose. So if you’re approaching this stage or are already here and catching up on missed payments ins’t an option there is a last minute lifeline you could use. As a California homeowner, have the right to delay the foreclosure by 45-days.
California lawmakers passed Assembly Bill 2424 (AB 2424), which has been in effect since January 1, 2025. The law established several important protections for California homeowners facing Non- Judicial foreclosures.
One, it gave homeowners facing non-judicial foreclosures the ability to delay the foreclosure by 45 days if homeowners list their house for sale with a licensed California real estate agent/broker and then submit proof (the signed listing agreement) to the trustee at least 5 business days before the scheduled sale date. If necessary, an additional 45 days may be granted if the homeowner finds a buyer and is in escrow.
Two, in Non-Judicial Foreclosures cases where homeowners have equity the lender must first establish the property’s Fair Market Value (FMV) at least 10 days before the scheduled foreclosure sale. Once the fair market value is established lenders are prohibited from selling the property at the initial trustee sale for anything under 67% of the property’s fair market value.
Undoubtedly, AB 2424 created new protections for California homeowners facing non-judicial foreclosures. Prior to AB 2424 it was difficult for homeowners to postpone a trustee sale. However, if homeowners list their house for sale with California licensed broker and properly submit proof to the trustee at least 5 business days before the sale date then they are granted 45 days to sell their house. An additional 45 days may be granted if the homeowner secures a qualified buyer and submits a valid purchase agreement. Theoretically, that’s an additional 90 days.
AB 2424 also protects homeowner’s equity by preventing the property from being sold under 67% of it’s Fair Market Value at the initial trustee sale. Overall, AB 2424 has given homeowners another opportunity to sell their house and protect their equity.
Stage IV. Trustee Sale (Auction)
The final stage in a Non-Judicial Foreclosure is the sale of the house at a public auction, which is usually conducted at a county courthouse. Remember, lenders can’t just auction the house when they want to as this California Court Self-Help guide reminds us that the sale cannot occur until 21 or more days have passed since the Notice of Trustee Sale was filed.
The lender will try to sell the property for the balance due plus the foreclosure costs. If a successful bidder is secured the bidder must pay the full amount with cash or a cashier’s check and then they’ll receive a trustee’s deed. If the lender doesn’t succeed in selling at the auction then the house goes back to the lender.
Don't Let The Clock Choose Your Future
Don’t wait until it is too late. Non-Judicial foreclosures in California can close in as little as 111 days. But in 2026, as a homeowner you have more “pause buttons” than ever before.