Stop foreclosure in Arizona — before it's too late.
If you've received a Notice of Trustee's Sale or you're falling behind on your mortgage, you have a window to act. This page walks you through every option available to Arizona homeowners — and how to use them.
6 ways to stop foreclosure in Arizona
1. Reinstate the loan
Pay all missed payments, late fees, and lender costs to bring the loan current. Best if you have access to the cash.
2. Loan modification
Permanently change the terms of your loan to lower the monthly payment. Requires documented hardship and current income.
3. Forbearance
Lender pauses or reduces payments for a defined period. Missed payments are repaid later or added to the loan.
4. Short sale
Sell the home for less than you owe. The lender forgives the difference. Most common option in Arizona — and your lender pays the costs.
5. Deed in lieu of foreclosure
Voluntarily transfer the home to the lender. Less harmful than foreclosure but typically requires the home to be unoccupied and listed first.
6. Bankruptcy
Filing Chapter 13 (or 7) immediately halts a foreclosure sale through an automatic stay. Talk to a bankruptcy attorney before going this route.
The Arizona law that gives you time
Under ARS §33-808, once the trustee records a Notice of Trustee's Sale, the sale cannot occur for at least 91 days. That's your legal window. In practice, lenders almost always postpone the sale once a complete short sale package with a real buyer offer is under review.
Separate from that, ARS §33-813 lets you reinstate(bring the loan current) up until 5:00 p.m. the business day before the sale. And ARS §33-811(C) is the hard deadline for filing any court injunction — miss it and you've legally waived your right to challenge the sale.
When to call — the sooner, the better
Federal rules (CFPB Regulation X, 12 CFR §1024.41) prevent lenders from starting foreclosure until you're more than 120 days delinquent. That means from first missed payment to trustee's sale, you usually have 6–9 months of clock. The earlier you act, the more leverage you have.
If you're inside the 30-day window before the sale, call today. We can still postpone in most cases — but every day narrows your options.
Common questions
Not sure where to start?
A 10-minute call can change everything. Free, confidential, no pressure.