Arizona Foreclosure Authority

Non-Judicial Timelines & Reinstatement Rights (Updated Feb 2026)

The 90-Day Arizona Trustee Clock

Process Stage	Timing	Legal Requirement
Notice of Trustee Sale	Day 1	Recorded in the County Recorder's office.
Mailing & Posting	Days 1-20	Mailed via certified mail and posted on property.
Publication Period	Weeks 1-4	Notice published once a week for 4 consecutive weeks.
Reinstatement Deadline	Day 90	Right to cure ends at 5:00 PM the day before the sale.
Trustee Auction	Day 91+	Property sold to the highest bidder at the Courthouse.

*Per A.R.S. § 33-801 et seq. Arizona is a "Title Theory" state where the Trustee holds legal title until the loan is paid.

The 5:00 PM Arizona Deadline

In Arizona, you have the absolute legal right to stop a foreclosure by paying the past-due amount plus fees until 5:00 PM on the day before the auction. Our verified providers are experts in navigating the "Substitution of Trustee" and forcing lenders to provide accurate reinstatement quotes before the 91-day clock runs out.

Arizona Frequently Asked Questions

What is a "Substitution of Trustee"?

In Arizona, the bank often replaces the original Trustee with a foreclosure specialist. This "Substitution" must be recorded. If the paperwork is flawed, the entire foreclosure can be challenged. This is a common leverage point for homeowners seeking a loan modification.

Does Arizona have an Anti-Deficiency Law?

Yes. Under A.R.S. § 33-814, if your property is 2.5 acres or less and is a single-family or two-family dwelling, the lender generally **cannot** sue you for a deficiency after a Trustee Sale. This is one of the strongest protections for Arizona homeowners.

Can an HOA foreclose in Arizona?

Yes, but there are strict rules. As of 2026, an HOA cannot foreclose unless the owner has been delinquent for 18 months or the amount owed is $10,000 or more. HOA foreclosures are **judicial**, meaning they must sue you in court first.