Got a Notice of Trustee's Sale in Washington? Here's what to do now
A Notice of Trustee's Sale sets your foreclosure sale date. Here's what it means in Washington, how much time you have (120+ days), and the exact steps to take now.
A Notice of Trustee's Sale (NOTS) is the document that makes a foreclosure feel real — because it names an actual date your home could be sold. Take a breath: in Washington that date is, by law, at least 120 days after the notice was recorded (RCW 61.24.040). You have time to act. Here's how to use it.
What the notice actually tells you
The NOTS lists the sale date, time, and location; the amount needed to reinstate; and the trustee's contact information. It was recorded with your county and mailed/posted to you. The single most important number on it is the sale date — everything else counts backward from there.
Count backward from your sale date
- ~90 days before: general cutoff to be referred to foreclosure mediation by a housing counselor or attorney.
- 11 days before: the last day you can usually reinstate the loan by paying what's past due plus costs.
- Up until the sale: you can still sell the home or pay the loan off in full.
- 20 days after a sale: if it goes through, the buyer becomes entitled to possession.
Your options right now
Depending on your situation and how much time is left, you can:
- Catch up — reinstate, or set up a repayment plan/modification (keep-your-home options).
- Sell before the date — a cash sale can often close in time, protecting your equity and credit (selling before foreclosure).
- Get more time — mediation or a Chapter 13 filing can pause or stop the sale (stopping a trustee's sale).
Because the searcher with a NOTS has a hard deadline, this is the moment to get specific help. Call us with your sale date and we'll tell you honestly what's still possible — free, no obligation. You can also reach a free HUD counselor at 1-800-569-4287.
This article is general information for Washington homeowners, not legal or financial advice. For free help, call the Washington Homeownership Hotline at 1-877-894-HOME or a HUD counselor at 1-800-569-4287.
FAQ
How long do I have after a Notice of Trustee's Sale in Washington?
At least 120 days from when the notice was recorded — the exact date is printed on the notice. Many homeowners have several months to act.
Can I sell my house after the Notice of Trustee's Sale is filed?
Yes. Your right to sell lasts until the sale itself, and a cash sale can often close before the date on the notice.
Can the sale date be postponed?
Sometimes — by mediation, a bankruptcy filing, or the lender's own decision. Don't count on a postponement; act on your options.
Is it too late to reinstate?
You can usually reinstate up to 11 days before the sale. After that, accepting payment is at the lender's discretion.
Want help applying this to your situation?
Tell us where you stand — free, confidential, no obligation.