The federal loss-mitigation timeline (Regulation X) explained
The 120-day rule, the 45- and 37-day cutoffs before a sale, the 30-day decision and the 14-day appeal — with a calculator.
Regulation X calculator
Your federal loss-mitigation dates
Enter the dates you know. The calculator counts the Regulation X deadlines from them — for you and for the servicer — using the same rules the advisor reads.
Enter dates to see your protection
Add the sale date (or the date your application became complete) to see which protections apply.
- • These dates are computed from the dates you entered. They are estimates to plan around, not a legal ruling — confirm with the servicer’s letters, a HUD-approved counselor or a lawyer.
- • The protections apply to one complete application. If you already had a complete application reviewed and have stayed behind since, the servicer may not have to repeat them (§ 1024.41(i)).
- • Small servicers follow only part of these rules (§ 1024.41(j)). Business days skip weekends and federal legal public holidays.
Techoclaro is not a law firm and this is not legal advice. No one can promise a result. Free legal aid and HUD-approved housing counselors can review your situation. Sources are listed with each rule.