How to stop foreclosure in Washington: 7 ways (and your deadlines)

If you're behind on your mortgage in Washington, the most important thing to know is this: you have options, and you almost certainly have more time than it feels like. Washington is a non-judicial foreclosure state, so the process runs on recorded notices and a set sale date — which means there are clear points where you can step in. Here are seven ways to stop or get ahead of a foreclosure, roughly from "keep the home" to "exit cleanly."

1. Reinstate the loan

Reinstating means paying everything past due — missed payments plus fees and costs — in one lump sum to bring the loan current. In Washington you can do this up to and including 11 days before the trustee's sale (RCW 61.24.090). If a temporary setback has passed and you can get the cash together, this fully cancels the foreclosure.

2. Set up a repayment plan or forbearance

If you can afford your regular payment again but can't pay the whole past-due balance at once, your servicer may let you spread the arrears over several months (a repayment plan) or temporarily pause payments (forbearance). Call your servicer's loss-mitigation department — and document everything.

3. Apply for a loan modification

A modification permanently changes your rate, term, or balance to lower the monthly payment. It's the right tool when your income dropped for the long term but is now stable at a lower level. A free HUD-approved counselor can help you prepare the application so it doesn't stall. See our keep-your-home options.

4. Request foreclosure mediation

Washington's Foreclosure Fairness Act lets eligible owner-occupants be referred to mediation with the servicer — but the referral must come from a housing counselor or attorney, generally no later than 90 days before the sale (RCW 61.24.163). A referral pauses the sale while mediation happens.

5. Sell the home before the sale

Your right to sell lasts until the trustee's sale itself. If you have equity, selling protects it and avoids the foreclosure mark on your credit. You can list on the market or take a cash offer that closes fast. This is often the smartest move when keeping the home isn't realistic — see selling before foreclosure.

6. File Chapter 13 bankruptcy

Filing triggers an automatic stay that halts the trustee's sale immediately — even the day before. Chapter 13 then lets you cure the past-due amount over three to five years if you can afford the ongoing payment. Talk to a bankruptcy attorney about whether it fits.

7. Negotiate a short sale or deed in lieu

If you owe more than the home is worth, a short sale (the lender accepts less than the full balance) or a deed in lieu (you hand the home back) can resolve the debt without a foreclosure on your record. We can negotiate a short sale with your lender for you.

What you should not do: pay anyone an upfront fee to "save" your home (illegal in Washington), or sign your deed over in a "rent it back" deal. Those are scams. Free help is available from the Washington Homeownership Hotline at 1-877-894-HOME.

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.