Techoclaro
PRO
All statesState guide

Foreclosure and tax sales in District of Columbia

What our research shows about District of Columbia'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
Start your case free

How foreclosure works

Usual process
Nonjudicial (out of court)

Some lenders file in court instead, partly to avoid the mediation that comes with the nonjudicial process.

From a reputable summary[1][2]
Allowed processes
Judicial (through court) · Nonjudicial (out of court)
From a reputable summary[1]
Main statutes
D.C. Code § 42-815; D.C. Code § 42-815.01; D.C. Code § 42-815.02; D.C. Code § 42-816
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. Notice of default or breach letter

    The lender mails a notice of default (with the reinstatement amount and the mediation election form) and records it — the first official step.

    From a reputable summary§ 42-815.02

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

    D.C. Foreclosure Mediation Program (Department of Insurance, Securities and Banking). In a nonjudicial foreclosure the lender must send a mediation election form with the notice of default. Return it within 30 days of the mailing to get mediation before the sale can proceed.

    Checked against the official text§ 42-815.02

  4. Notice of sale — at least 30 days before the sale

    A notice of intention to foreclose is sent to the borrower, with a copy to the Mayor, at least 30 days before the sale.

    Checked against the official text§ 42-815
  5. +At least 30 days

    Foreclosure sale

    Checked against the official text§ 42-815

  6. No right to redeem after the sale

    No redemption after a nonjudicial or judicial 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
The lender mails a notice of default (with the reinstatement amount and the mediation election form) and records it — the first official step.
From a reputable summary[1][3]
Notice of sale
At least 30 daysA notice of intention to foreclose is sent to the borrower, with a copy to the Mayor, at least 30 days before the sale.
Checked against the official text[4][1]
Publication
Per the deed of trust; typically advertised in a newspaper.
From a reputable summary[1]
When sales happen
Not researched yet for this state.

Your rights before and after the sale

Catching up (reinstatement)
Up to 5 business days before bidding begins at the sale — but not more than once in any two consecutive calendar years.
Checked against the official text[5][1]
Buying the home back (redemption)
NoNo redemption after a nonjudicial or judicial sale.
From a reputable summary[1][2]
Owing money after the sale (deficiency)
YesAllowed — by separate suit after a nonjudicial sale, or within the judicial case.

D.C. Code § 42-816

From a reputable summary[1]
Mediation
Available on requestD.C. Foreclosure Mediation Program (Department of Insurance, Securities and Banking).In a nonjudicial foreclosure the lender must send a mediation election form with the notice of default. Return it within 30 days of the mailing to get mediation before the sale can proceed.
Checked against the official text[3][1]

Property tax sales

Tax sale system
Tax lien certificate sale

OTR sells tax lien certificates at the annual tax sale; the buyer must sue in Superior Court to foreclose the right of redemption.

Checked against the official text[6]
How it works
Certain homes are protected from sale (e.g., some homestead and owner-occupied properties and low-balance accounts); sales of low-income seniors who later defer taxes are cancelled. See OTR’s tax sale FAQ.
Checked against the official text[6]
Redeeming after a tax sale
The buyer may sue to foreclose six months after the sale; you can redeem any time before the court’s final order. Interest is 1.5% per month on the sale amount.
Checked against the official text[6]
Relief programs
  • Low-income senior tax deferral (D.C. Code § 47-845.03) — A deferral cancels a tax sale of a low-income senior’s home.
Checked against the official text[6]
Payment plans
Not researched yet for this state.
Surplus after a tax sale
OTR describes a post-judgment equity distribution for homestead and heir-occupied properties.
Checked against the official text[6]

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
Unlimited (within acreage limits)Any residence (including a co-op interest) used by the debtor or a dependent; no dollar or acreage limit.(D.C. Code § 15-501(a)(14))
From a reputable summary[8]

Where to get free help

Free legal aid (LSC-funded)
Checked against the official text[10]
Legal help website

The official site blocked our automated check on 2026-09-22; confirm the page before relying on it.

Not confirmed — check it[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[13]
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 — Foreclosure Laws and Procedures in Washington, D.C.summary
  2. [2]Nolo — State Foreclosure Laws: 50-state chart (process, deficiency, redemption, reinstatement)summary
  3. [3]D.C. Code § 42-815.02 (official text, D.C. Law Library)§ 42-815.02official
  4. [4]D.C. Code § 42-815 (official text, D.C. Law Library)§ 42-815official
  5. [5]D.C. Code § 42-815.01 (official text, D.C. Law Library)§ 42-815.01official
  6. [6]D.C. Office of Tax and Revenue — 2025 Real Property Tax Sale FAQ (official)official
  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]DC Housing Finance Agency - Your Gateway to Affordable Housing Solutions (official site, checked live)official
  10. [10]Legal Services Corporation — Our Grantees (official list of LSC-funded programs by state)official
  11. [11]LawHelp.org/DCofficial
  12. [12]Consumer Protection | Attorney General Brian Schwalb (official site, checked live)official
  13. [13]DC Courts Homepage | District of Columbia Courts (official site, checked live)official