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Foreclosure and tax sales in Connecticut

What our research shows about Connecticut's rules. General information with sources — not legal advice, and not a reading of your papers.

CoreResearched in depth, key rules checked against the official text.Research last reviewed 2026-09-22
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How foreclosure works

Usual process
Judicial (through court)

Two forms: strict foreclosure (the court sets a “law day” to redeem; title passes without an auction) or foreclosure by sale.

From a reputable summary[1]
Allowed processes
Judicial (through court)
From a reputable summary[1][2]
Main statutes
Conn. Gen. Stat. § 49-14; Conn. Gen. Stat. § 49-25; Conn. Gen. Stat. § 49-28; Conn. Gen. Stat. § 49-31l; Conn. Gen. Stat. § 8-265ee; Conn. Practice Book § 23-17
From a reputable summary[1]
Typical length (estimate)
Not researched yet for this state.

The usual timeline

  1. +At least 120 days

    Federal rule: the servicer generally cannot make the first foreclosure notice or filing until you are more than 120 days behind

    Applies to most home loans in every state. A complete loss-mitigation application sent more than 37 days before a sale also triggers federal protections.

    Checked against the official text12 CFR § 1024.41(f)(1)
  2. +At least 60 days

    Pre-suit notice — at least 60 days before the lawsuit can be filed

    Before starting foreclosure of a home mortgage, the lender must send the Emergency Mortgage Assistance Program (EMAP) notice: you have 60 days to meet or confer with the lender or a consumer credit counseling agency and to apply for EMAP (run by CHFA).

    Checked against the official text§ 8-265ee

  3. Lawsuit filed and you are served with the summons and complaint

    Two forms: strict foreclosure (the court sets a “law day” to redeem; title passes without an auction) or foreclosure by sale.

    From a reputable summary

  4. Answer the lawsuit by the deadline on your summons

    Read the summons: it states the deadline. Missing it can mean a default judgment.

    Not confirmed — check it

  5. Ask for mediation — your state gives you the right to request it

    Ezequiel Santiago Foreclosure Mediation Program (Connecticut Judicial Branch). For residential foreclosure cases with a return date from July 1, 2009 through June 30, 2029, the lender must give notice of the program with the complaint; a homeowner who files an appearance and the mediation request gets court-connected mediation and a limited stay of the case.

    Checked against the official text§§ 49-28, 49-31l to 49-31n

  6. Court judgment of foreclosure (if the lender wins)

    From a reputable summary

  7. Sheriff’s / court sale

    From a reputable summary

  8. Court confirms (ratifies) the sale

    In a foreclosure by sale the court must approve the sale.

    From a reputable summary

  9. Redemption window

    Strict foreclosure: you can redeem until your law day (ask the court before it passes if you need more time). Foreclosure by sale: until the court approves the sale.

    From a reputable summary

A general sequence built from the rules above. "At least" periods are the shortest we found; your case can take longer.

Notices and the sale

Notice before foreclosure
At least 60 daysBefore starting foreclosure of a home mortgage, the lender must send the Emergency Mortgage Assistance Program (EMAP) notice: you have 60 days to meet or confer with the lender or a consumer credit counseling agency and to apply for EMAP (run by CHFA).

“…the homeowner has sixty days from the date of such notice…” (Conn. Gen. Stat. § 8-265ee)

Checked against the official text[3]
Notice of sale
Not researched yet for this state.
Publication
Not researched yet for this state.
When sales happen
Not researched yet for this state.
Time to answer the lawsuit
Not researched yet for this state.
Court confirms the sale
Yes

In a foreclosure by sale the court must approve the sale.

From a reputable summary[1]

Your rights before and after the sale

Catching up (reinstatement)
No statutory reinstatement right; lenders may agree to it.
From a reputable summary[2]
Buying the home back (redemption)
LimitedStrict foreclosure: you can redeem until your law day (ask the court before it passes if you need more time). Foreclosure by sale: until the court approves the sale.

Conn. Gen. Stat. § 49-25; Practice Book § 23-17

From a reputable summary[1][2]
Owing money after the sale (deficiency)
YesAllowed. After a sale, the lender must first credit half the difference between the appraised value and the sale price. After strict foreclosure, the lender must move within 30 days after the law day; the deficiency is measured against fair market value.

Conn. Gen. Stat. §§ 49-14, 49-28

Checked against the official text[4][1]
Mediation
Available on requestEzequiel Santiago Foreclosure Mediation Program (Connecticut Judicial Branch).For residential foreclosure cases with a return date from July 1, 2009 through June 30, 2029, the lender must give notice of the program with the complaint; a homeowner who files an appearance and the mediation request gets court-connected mediation and a limited stay of the case. ↗

Conn. Gen. Stat. §§ 49-31l to 49-31n

Checked against the official text[4][5][1]

Property tax sales

Tax sale system
Mixed / depends on locality

Towns may hold a tax sale (auction) or foreclose the tax lien in court.

From a reputable summary[6]
How it works
The collector mails several certified notices (9–12 weeks and 2–4 weeks before the sale) and publishes the sale. The deed is held unrecorded for six months, subject to redemption. Alternatively the town sues to foreclose the tax lien and the court sets the redemption period.
From a reputable summary[6]
Redeeming after a tax sale
Six months after a tax sale (60 days for abandoned property), paying the price plus 18% a year. In a court tax foreclosure the court sets the period.

Conn. Gen. Stat. §§ 12-157, 12-181, 12-183

From a reputable summary[6]
Relief programs
  • Property tax deferral / exemptions (e.g., veterans) — Ask your town assessor about deferral, credits and exemptions.
From a reputable summary[6]
Payment plans
Not researched yet for this state.
Surplus after a tax sale
Not researched yet for this state.

Bankruptcy exemptions

Federal exemption list
You may choose the federal list

You may choose the federal bankruptcy exemption list (11 U.S.C. § 522(d)) instead of the state list — one list or the other, never a mix.

From a reputable summary[7]
Homestead exemption
$250,000Up to $250,000 of equity in an owner-occupied primary residence (lower for certain tort judgments).(Conn. Gen. Stat. § 52-352b(21))
From a reputable summary[8]

Where to get free help

Free legal aid (LSC-funded)
Checked against the official text[10]
Legal help website
Checked against the official text[11]
State housing agency
Checked against the official text[9]
Attorney general / consumer protection
Checked against the official text[12]
Court self-help
Checked against the official text[5]
HUD-approved housing counselors
HUD-approved housing counseling agencies — Free or low-cost, HUD-approved housing counselors in every state. Call or search by ZIP code.

Sources

Retrieved 2026-09-22. Official texts are marked “official”; summaries are marked “summary”.

  1. [1]Nolo — Connecticut Foreclosure Laws and Proceduressummary
  2. [2]Nolo — State Foreclosure Laws: 50-state chart (process, deficiency, redemption, reinstatement)summary
  3. [3]Conn. Gen. Stat. Chapter 134 — Housing Finance Authority (official text, cga.ct.gov)§ 8-265eeofficial
  4. [4]Conn. Gen. Stat. Chapter 846 — Mortgages (official text, cga.ct.gov)§§ 49-28, 49-31l to 49-31nofficial
  5. [5]Connecticut Judicial Branch — Foreclosure Mediation Programofficial
  6. [6]Nolo — Connecticut property tax sales and foreclosuressummary
  7. [7]Nolo — Federal Bankruptcy Exemptions — which states allow the federal list11 U.S.C. § 522(b)(2)summary
  8. [8]Asset Protection Planners — Homestead Exemptions by U.S. State and Territory (2026 chart with statute cites)summary
  9. [9]Connecticut Housing Finance Authority | CHFA (official site, checked live)official
  10. [10]Legal Services Corporation — Our Grantees (official list of LSC-funded programs by state)official
  11. [11]Free Legal Information | CTLawHelp (official site, checked live)official
  12. [12]Connecticut Office of the Attorney General (official site, checked live)official