Can you stop a foreclosure at the last minute in Washington?

If your trustee's sale is days — or even hours — away, you may feel like it's over. It isn't necessarily. A few options can still work at the last minute in Washington, though they get narrower as the date approaches. Here's the honest picture.

1. Reinstate (until 11 days before)

If you're still more than 11 days out, you can usually reinstate by paying everything past due plus costs (RCW 61.24.090). Inside that 11-day window, accepting your payment is up to the lender — some will, some won't.

2. Close a cash sale before the date

A cash sale carries no financing contingencies, so it can close fast — sometimes within the week. If you have equity and a few days, selling can beat the auction and let you keep that equity. Call us with your exact sale date and we'll tell you honestly if it's doable. See how our cash offer works.

3. File Chapter 13 bankruptcy

This is the true last-minute stop. The moment you file, an automatic stay halts the trustee's sale — even the day before. Chapter 13 then lets you cure the arrears over three to five years if you can afford the ongoing payment. Talk to a bankruptcy attorney immediately if this is your situation.

What probably won't work this late

Loan modifications and foreclosure mediation usually take too long to arrange days before a sale (mediation generally has to be requested ~90 days out). Don't pin your hopes on them at the eleventh hour — focus on the three options above.

The single best thing you can do right now is call someone who can move today. We'll tell you the truth about what's still possible — free, no obligation. You can also reach a 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.