Behind on Mortgage Payments in Utah?
Missing payments is not the same as losing the house, and there is more time than most people think, but the time is finite and it runs on a schedule. If you are behind in Utah, the worst thing you can do is stop opening the mail. Call us and we will tell you honestly where you stand.
Brian and Shawn. You get a callback from one of us, not a call center.
What usually brings people here
Falling behind usually is not carelessness. It is a job loss, a medical event, a divorce, a business that went sideways, or a spouse who died and took half the household income with them. By the time most people call anyone, they have already spent months trying to fix it privately and are exhausted.
The servicer's letters get progressively more alarming and progressively less readable. Somewhere in them is the actual information that matters: how far behind you are, what it would take to reinstate, and whether a notice of default has been recorded. Most people we talk to genuinely do not know which of those has happened.
Meanwhile the equity question goes unasked. A homeowner with real equity who lets the property go to a trustee sale can lose that equity entirely, which is the outcome we most want people to avoid, whether or not we are the ones who buy the house.
Straight Answer, First Call
We tell you whether we can actually help in your timeline, including when the answer is no.
Protect Your Equity
A completed trustee sale can wipe out equity you built for decades. Selling first keeps it yours.
Fast Enough to Matter
We can often close and pay the loan off before the sale date, stopping the foreclosure entirely.
No Judgment
Job loss, illness, divorce, a business that failed. We have heard it. You will not be lectured.
How we handle it
First, we tell you the truth about your options, including the ones that do not involve us. Reinstating the loan, a repayment plan, a loan modification, or a HUD-approved housing counselor may all be better paths than selling, and if one of them fits your situation, we will say so. Utah has free foreclosure counseling available and you should use it.
If selling is the right move, speed is what we offer. We close fast enough to pay off the loan before a trustee sale in most cases, which stops the foreclosure from completing and keeps the far more damaging entry off your credit report. Any equity above the payoff goes to you at closing rather than evaporating at auction.
We will also tell you when we cannot help. If you owe more than the house is worth, or the sale date is too close for a normal close, we would rather say that on the first call than string you along while your window closes. That happens, and pretending otherwise would be exactly the kind of thing our name is supposed to rule out.
Questions we get about behind on payments
How far behind is too far behind?
It depends on the calendar, not the number of payments. What matters is whether a notice of default has been recorded and whether a trustee sale has been scheduled. Someone six months behind with no sale date has more room than someone three months behind with a sale in two weeks. Tell us what documents you have received and we can place you on the timeline.
Can I keep the house instead?
Possibly, and you should explore that before selling. Utah law gives you three months after a notice of default is recorded to reinstate the loan by paying the arrears plus costs. Loan modifications, repayment plans, and forbearance are also worth pursuing with your servicer. A HUD-approved housing counselor can help you at no cost, that is a genuinely useful free resource and we recommend it.
Will selling hurt my credit as much as foreclosure?
No. A completed foreclosure is one of the most damaging entries on a credit report and generally stays for seven years. Missed payments already on your record will still show, but a sale that pays the loan in full stops the damage there rather than adding a foreclosure on top of it.
I owe more than the house is worth. What then?
That is a short sale, and it requires your lender to agree to accept less than the full payoff. It is slower and less certain than a standard close, and not every lender cooperates. We will look at the numbers and tell you honestly whether it is worth attempting in the time you have left.
Where we see this most
We buy across all of Utah, but these are the markets where this situation comes up most often.
Dealing with something else?
Get Your Cash Offer
Tell us about the property and your situation. We will be in touch within 24 hours, and if we are not the right answer for you, we will say so.