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Foreclosure and tax sales in Washington

What our research shows about Washington'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
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
RCW 61.24.030; RCW 61.24.031; RCW 61.24.040; RCW 61.24.090; RCW 61.24.100; RCW 61.24.163
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 30 days

    Notice of default / right to cure — at least 30 days before the next step

    At least 30 days before a notice of default, the servicer must contact you (or make diligent attempts) and tell you of your right to meet; if you ask within 30 days, no notice of default for 90 days after the letter. The notice of default then comes at least 30 days before the notice of sale.

    Checked against the official textRCW 61.24.031

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

    Washington Foreclosure Mediation Program (Foreclosure Fairness Act). After the notice of default, a housing counselor or attorney can refer you to mediation — no later than 90 calendar days before the sale date in the notice of trustee sale (25 days before an amended 45-day notice). Bad-faith mediation by the lender can be grounds to stop the sale.

    Checked against the official textRCW 61.24.040

  4. Notice of sale — at least 120 days before the sale

    The notice of trustee sale is recorded, mailed and posted at least 120 days before the sale when the pre-default letter was required (otherwise 90 days), and published. No sale can happen less than 190 days after the default.

    Checked against the official textRCW 61.24.040
  5. +At least 120 days

    Foreclosure sale

    Checked against the official textRCW 61.24.040

  6. No right to redeem after the sale

    No redemption after a nonjudicial sale; the buyer may take possession on the 20th day.

    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 30 daysAt least 30 days before a notice of default, the servicer must contact you (or make diligent attempts) and tell you of your right to meet; if you ask within 30 days, no notice of default for 90 days after the letter. The notice of default then comes at least 30 days before the notice of sale.
Checked against the official text[3][1]
Notice of sale
At least 120 daysThe notice of trustee sale is recorded, mailed and posted at least 120 days before the sale when the pre-default letter was required (otherwise 90 days), and published. No sale can happen less than 190 days after the default.
Checked against the official text[4][1]
Publication
Newspaper publication of the notice of sale.
From a reputable summary[1]
When sales happen
Not researched yet for this state.

Your rights before and after the sale

Catching up (reinstatement)
Any time before the 11th day before the sale.
Checked against the official text[5][1]
Buying the home back (redemption)
NoNo redemption after a nonjudicial sale; the buyer may take possession on the 20th day.

RCW 61.24.060

From a reputable summary[1][2]
Owing money after the sale (deficiency)
LimitedNot after a nonjudicial foreclosure; allowed in a judicial foreclosure.

RCW 61.24.100

From a reputable summary[1][2]
Mediation
Available on requestWashington Foreclosure Mediation Program (Foreclosure Fairness Act).After the notice of default, a housing counselor or attorney can refer you to mediation — no later than 90 calendar days before the sale date in the notice of trustee sale (25 days before an amended 45-day notice). Bad-faith mediation by the lender can be grounds to stop the sale.
Checked against the official text[4][6][1]

Property tax sales

Tax sale system
Court-ordered tax sale

After three years of delinquency the county treasurer files a certificate of delinquency in court, gets a judgment and auctions the property (tax deed).

From a reputable summary[7]
How it works
You have 30 days after service of the summons to respond or pay. Delinquent tax on homes of up to four units bears 9% interest with no penalties.
From a reputable summary[7]
Redeeming after a tax sale
Redeem before the close of business on the day before the sale; generally no redemption after the sale.

RCW 84.64.070

From a reputable summary[7]
Relief programs
  • Property tax deferral for limited-income homeowners — The state pays the second half of the tax; it becomes a lien repaid on sale or transfer.
  • Senior/disabled exemption — Older and disabled homeowners may qualify for a full or partial exemption.

RCW 84.37

From a reputable summary[7]
Payment plans
Some counties offer payment plans.
From a reputable summary[7]
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[8]
Homestead exemption
$125,000 to $940,000 (county median)The greater of $125,000 or the prior year’s county median single-family sale price.(Wash. Rev. Code § 6.13.030)
From a reputable summary[9]

Where to get free help

Free legal aid (LSC-funded)
Checked against the official text[11]
Legal help website
Checked against the official text[12]
State housing agency
Checked against the official text[10]
Attorney general / consumer protection
Checked against the official text[13]
Court self-help
Checked against the official text[14]
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 — Washington Foreclosure Laws and Proceduressummary
  2. [2]Nolo — State Foreclosure Laws: 50-state chart (process, deficiency, redemption, reinstatement)summary
  3. [3]RCW 61.24.031 (official text, Washington Legislature)RCW 61.24.031official
  4. [4]RCW 61.24.040 (official text, Washington Legislature)RCW 61.24.040official
  5. [5]RCW 61.24.090 (official text, Washington Legislature)RCW 61.24.090official
  6. [6]RCW 61.24.163 (official text, Washington Legislature)RCW 61.24.163official
  7. [7]Nolo — Washington property tax foreclosuresummary
  8. [8]Nolo — Federal Bankruptcy Exemptions — which states allow the federal list11 U.S.C. § 522(b)(2)summary
  9. [9]Asset Protection Planners — Homestead Exemptions by U.S. State and Territory (2026 chart with statute cites)summary
  10. [10]Home | Washington State Housing Finance Commission (official site, checked live)official
  11. [11]Legal Services Corporation — Our Grantees (official list of LSC-funded programs by state)official
  12. [12]Washington Law Help (official site, checked live)official
  13. [13]Consumer Protection | Washington State (official site, checked live)official
  14. [14]Washington State Courts Washington Courts (official site, checked live)official