Idaho Foreclosure Authority

The 115-Day Reinstatement Rule & Trustee Sales (Updated Feb 2026)

The Idaho "Trustee Sale" Timeline

Process Stage	Timing	Legal Requirement
Notice of Default (NOD)	Day 1	Recorded in the County Recorder's office.
Reinstatement Period	115 Days	Borrower's absolute right to cure by paying arrears.
Notice of Sale	Day 1-120	Mailed 120 days prior to sale (can be same time as NOD).
Public Sale Auction	Day 120+	Courthouse steps auction; Final and binding.
Right of Possession	Day 10 Post-Sale	Purchaser is entitled to possession 10 days after the sale.

The 115-Day Hard Deadline

In Idaho, your legal right to stop a foreclosure by paying back payments expires 115 days after the Notice of Default is recorded. After this date, the lender can demand the total loan balance. Our verified Idaho providers leverage the 120-day notice window to secure modifications before you lose your equity.

Idaho Frequently Asked Questions

What is the "115-Day Rule" in Idaho?

By law (I.C. § 45-1506), you have the right to reinstate your loan by paying only the past-due amount and fees up until five days before the sale. After this, the lender can "accelerate" the loan and refuse any payment that isn't the total remaining balance.

Can I stop an Idaho foreclosure without filing bankruptcy?

Yes, but timing is everything. Under the Idaho **Consumer Foreclosure Protection Act**, you have specific rights to rescind certain predatory contracts, and lenders must provide accurate modification reviews. However, if the 115th day passes, an Automatic Stay via Chapter 13 is often the only remaining legal shield.

Does Idaho have a "Redemption Period"?

For **non-judicial** foreclosures (the most common type), there is **No Right of Redemption** after the sale. If the lender chooses a judicial foreclosure (court-ordered), you may have 6 months to 1 year to redeem, depending on the property size (over/under 20 acres).