How to stop a trustee's sale in Washington
A sale date isn't the end. Reinstatement, a fast sale, mediation, or bankruptcy can stop a Washington trustee's sale — and the earlier you act, the more options you have.
Yes — a Washington trustee's sale can often be stopped
If a trustee's sale date has been set, you still have real options. The right one depends on your situation and how much time is left, but homeowners stop or avoid sales in Washington every day. Here are the main ways.
Ways to stop or avoid a trustee's sale
- Reinstate the loan. Pay everything past due plus fees up to 11 days before the sale to bring the loan current and cancel the foreclosure (RCW 61.24.090).
- Sell before the sale. A cash sale can close before your date — you avoid the foreclosure and keep your equity. See selling before foreclosure.
- Loan modification or repayment plan. If you can sustain a payment, your servicer may restructure the loan. See keep-your-home options.
- Foreclosure mediation. Eligible owner-occupants can be referred to mediation through a housing counselor or attorney (generally no later than 90 days before the sale), which pauses the sale (RCW 61.24.163).
- Chapter 13 bankruptcy. Filing triggers an automatic stay that halts the sale immediately — even at the last minute — and lets you cure the arrears over time. Talk to a bankruptcy attorney.
The earlier you act, the more of these options stay open. If your sale is days away, call us now — a cash close or a Chapter 13 filing may still be possible.
What not to do
- Don't pay anyone an upfront fee to "stop" your foreclosure — that's illegal in Washington and a classic scam.
- Don't sign your deed over to someone promising a "rent-to-buy-back" deal.
- Don't ignore the notices — the deadlines are real, but so are your options.
Get your options — free
Tell us about your situation. We'll reach out with your options — including a cash offer if you want one. It's free and there's zero obligation.
Stopping a trustee's sale — FAQ
Can I stop a foreclosure the day before the sale?
Sometimes. Reinstating is allowed up to 11 days before the sale, but a Chapter 13 bankruptcy filing can halt a sale even the day before, and a cash sale can occasionally close just in time. Call as early as you can.
How late can I reinstate my loan in Washington?
Up to and including the 11th day before the trustee's sale, by paying the past-due amount plus costs (RCW 61.24.090). After that it's up to the lender.
Does bankruptcy really stop the sale?
Filing triggers an automatic stay that immediately stops the trustee's sale. Chapter 13 lets you cure what's past due over 3–5 years if you can afford the ongoing payment.
Is there a redemption period if the sale happens anyway?
No. Washington non-judicial foreclosures have no post-sale redemption period — which is why acting before the sale is so important.
Sale date coming up? Let's move fast
Call now — some options close in days, not weeks.