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Foreclosure and tax sales in Utah

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

BasicThe essentials, each with its source. General deadlines only.Research last reviewed 2026-09-22

Your state

How foreclosure works

Usual process: Nonjudicial (out of court)
From a reputable summary[1][2]
Allowed processes: Judicial (through court) · Nonjudicial (out of court)
From a reputable summary[1]
Main statutes: Utah Code § 57-1-24; Utah Code § 57-1-24.3; Utah Code § 57-1-25; Utah Code § 57-1-26; Utah Code § 57-1-28; Utah Code § 57-1-31; Utah Code § 57-1-32
From a reputable summary[1]
Typical length (estimate): Not researched yet for this state.

+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)
+At least 90 days
Notice of default / right to cure — at least 90 days before the next step
Before the notice of default, the servicer must mail a notice giving at least 30 days to cure (with a single point of contact). The recorded notice of default then gives three months to cure — the timeline uses 90 days.
From a reputable summary
Notice of sale — at least 20 days before the sale
After the three months, the notice of sale is mailed (if you requested notice, as most deeds of trust do) and posted on the property at least 20 days before the sale, and published.
From a reputable summary
+At least 20 days
Foreclosure sale
From a reputable summary
No right to redeem after the sale
No redemption after a nonjudicial 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.

Notice before foreclosure: At least 90 daysBefore the notice of default, the servicer must mail a notice giving at least 30 days to cure (with a single point of contact). The recorded notice of default then gives three months to cure — the timeline uses 90 days.
Utah Code §§ 57-1-24, 57-1-24.3
From a reputable summary[1]
Notice of sale: At least 20 daysAfter the three months, the notice of sale is mailed (if you requested notice, as most deeds of trust do) and posted on the property at least 20 days before the sale, and published.
Utah Code §§ 57-1-25, 57-1-26
From a reputable summary[1]
Publication: Not researched yet for this state.
When sales happen: Not researched yet for this state.

Catching up (reinstatement): Within three months after the notice of default is recorded.
Utah Code § 57-1-31
From a reputable summary[1][2]
Buying the home back (redemption): NoNo redemption after a nonjudicial sale.
Utah Code § 57-1-28(3)
From a reputable summary[1][2]
Owing money after the sale (deficiency): LimitedSuit within three months of the sale; limited by fair market value.
Utah Code § 57-1-32
From a reputable summary[1]
Mediation: Not researched yet for this state.

Tax sale system: Tax deed sale
After four years of delinquency the county auctions the property (May or June); the high bidder gets a tax deed.
From a reputable summary[3]
How it works: Notice by mail, online and in a newspaper for four weeks before the sale.
From a reputable summary[3]
Redeeming after a tax sale: Only before the sale; no redemption afterward.
Utah Code §§ 59-2-1346, 59-2-1351.1
From a reputable summary[3]
Relief programs: County deferral or adjustment of delinquent taxes — Ask well before the sale (standard relief deadline Sept. 1); a mortgage holder’s written consent is needed for a deferral.
Utah Code §§ 59-2-1347, 59-2-1804
From a reputable summary[3]
Payment plans: Not researched yet for this state.
Surplus after a tax sale: Sale proceeds above what is owed belong to you — claim them from the county, or later as unclaimed property (mycash.utah.gov). Utah already returned surplus before Tyler.
Utah Code § 59-2-1351.1(7)
From a reputable summary[3]

Federal exemption list: State list only (opted out)
This state has opted out: in bankruptcy you use the state exemption list (plus federal non-bankruptcy exemptions), not the federal § 522(d) list.
From a reputable summary[4]
Homestead exemption: $53,700 ($107,500 household)$53,700, or $107,500 per household; a recorded declaration is required.(Utah Code § 78B-5-503)
From a reputable summary[5]

Free legal aid (LSC-funded): Utah Legal Services, Inc.
Checked against the official text[7]
Legal help website: Utah Legal Services
Checked against the official text[8]
State housing agency: Utah Housing Corporation
Checked against the official text[6]
Attorney general / consumer protection: Utah Division of Consumer Protection
Checked against the official text[9]
Court self-help: Utah Courts — Self Help Center
Checked against the official text[10]
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.

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