Utah Foreclosure Authority

Trustee Sales & The "Three-Month Rule" (Updated Feb 2026)

The Utah "Non-Judicial" Clock

Process Stage	Timing	Legal Requirement
Pre-Foreclosure Notice	Day 1	Must provide 30 days to cure and a "Single Point of Contact."
Notice of Default (NOD)	Day 31+	Recorded at County Recorder; officially starts the 3-month clock.
Mailing Period	Within 10 Days	Trustee must mail a copy of the NOD to the borrower.
Reinstatement Period	90 Days	Statutory right to pay arrears and stop foreclosure.
Notice of Trustee Sale	Day 91+	Mailed 20 days before sale; posted on property; published in paper.
The Auction	Final Day	Held at the courthouse; No Redemption Period after the gavel falls.

*Per Utah Code § 57-1-24.3 and § 57-1-31. Note: Reinstatement quotes must be requested at least 10 days before the 3-month period ends.

The 5-Day Quote Penalty

In Utah, the law (Section 57-1-31.5) protects your right to know exactly what you owe. If you request a payoff statement and the trustee fails to provide it within 5 business days, they are legally barred from moving forward with the sale. Our verified providers specialize in using these statutory "technicalities" to force lenders back to the negotiating table.

Utah Frequently Asked Questions

Can I be sued for a "Deficiency" in Utah?

Yes. Under Utah Code § 57-1-32, a lender can file a lawsuit for a **Deficiency Judgment** within three months after the foreclosure sale. However, the judgment is limited: they can only sue for the difference between your total debt and the "Fair Market Value" of the home at the time of sale, which protects you from low-ball auction bids.

What is the "Single Point of Contact" rule?

Utah Code § 57-1-24.3 requires that the lender provide you with a single person (or team) who has the authority to stop the foreclosure. If the bank is "bouncing you around" between departments, they may be in violation of state law, providing a legal opening to stay the sale.

New 2026 Judgment Lien Changes?

As of January 2026 (HB 82), Utah has modified how judgment liens are recorded against individuals. While this streamlines the process for creditors, it also makes it easier for foreclosure deficiencies to attach to your other assets. Promptly working with a verified provider is the only way to avoid these long-term financial attachments.