Foreclosure Timeline in Colorado: Understanding the Process

Are you facing the possibility of foreclosure on your Colorado home? Or are you currently facing foreclosure in Colorado? Understanding the Colorado foreclosure timeline and the associated time period) can provide you with valuable insights and help you navigate this challenging situation. In this blog post, we’ll walk you through the foreclosure process in Colorado, step by step, providing clarity and guidance during this difficult time and hopefully stop foreclosure on your house.

Table of Contents

Foreclosure Timeline

Missed Payments (Day 1)

The foreclosure process typically begins when the homeowner fails to pay their mortgage payment on time. In Colorado, the mortgage company chooses to initiate foreclosure proceedings after a single missed payment. However, most lenders are willing to work with homeowners who have missed a payment and may offer options such as forbearance or loan modification to help them catch up on their mortgage payments.

The Importance of Swift Action Following a Missed Payment

Missed payments can quickly cause a snowball effect. With each passing day, additional late fees and penalties are applied, increasing the overall amount owed. Additionally, missed payments negatively affect your credit score, which can have far-reaching implications on your financial health beyond the impending foreclosure.

The key is to act swiftly. The sooner you initiate these discussions, the more options you have available, and the higher the likelihood of preventing foreclosure. Remember, lenders generally prefer to avoid foreclosure due to the cost and time involved. Therefore, they are often willing to work with homeowners and their loan contract who demonstrate a proactive approach to resolving their payment issues.

This article is brought to you by Colorado Housing Experts

Notice of Delinquency (Day 30-90)

After missing a payment, the mortgage company will send the homeowner three Notice of Delinquency letters. These letters are usually sent within the first 30-90 days of missed mortgage payments.

The first two notices serve as a warning and reminder to the homeowner to catch up on their mortgage payments. If the homeowner fails to do so, the third notice will inform them that they have 30 days to pay before the lender begins foreclosure proceedings.

Timeline for Notice of Delinquency Letters

It’s crucial to respond to these notices promptly to avoid moving forward into foreclosure. If the homeowner is unable to make payments, they should contact their lender to discuss options for assistance. It’s essential to keep communication open with the lender and provide any necessary documentation to support one’s situation.

Demand Letter & Notice of Intent to Cure (Day 90)

After the homeowner has missed one or more mortgage payments, the foreclosing party will send a demand letter, requesting immediate payment. These foreclosure notices outline a specific timeframe to bring the mortgage current. During this period, known as the “Notice of Intent to Cure,” the homeowner has the opportunity to pay the overdue amount and any associated fees to avoid further action.

The Notice of Intent to Cure also serves as a formal warning that legal action may be taken if the homeowner does not fulfill their payments obligation. It’s crucial for homeowners to take this notice seriously and respond promptly.

Filing of Notice of Election and Demand (Day 110)

If the homeowner fails to cure the default within the specified timeframe, the mortgage lender will file a Notice of Election and Demand (NED) with the county public trustee. This official document is when the foreclosure process begins and is recorded in the county where the property is located. The NED will be published in a local newspaper, serving as public notice of the pending foreclosure.

Non-Judicial Foreclosures

Colorado operates under a unique system known as “non-judicial foreclosures.” When the foreclosure process begins, a trustee is appointed by the foreclosing lender. The trustee, an impartial third-party, ensures that the process is carried out legally and fairly, and in accordance with state regulations.

The non-judicial model expedites the foreclosure procedure, often making it faster than judicial cases. While this expedited procedure may be advantageous to the lender, it often leaves homeowners with less time to rectify their situation.

This underscores the need for homeowners facing foreclosure to understand the process and seek legal or financial advice as early as possible. The more informed they are about their situation, the better positioned they will be to protect their interests.

First Combined Notice (Day 120)

Upon the filing of the Notice of Election and Demand, the public trustee will issue the First Combined Notice and Right to Cure. This document, sent to the homeowner, combines the previous notices into one comprehensive statement. It clearly outlines the total amount due, the deadline for payment, and the rights of the homeowner to cure the default.

The homeowner typically has until 15 days prior to the scheduled foreclosure sale to pay the arrears and halt the process. This step provides yet another opportunity for the homeowner to avoid foreclosure.

Rule 120 Hearing (Days 136-145)

Rule 120 is a Colorado law that stipulates a court hearing before the foreclosure sale can proceed. During this hearing, the lender must prove to the court that the homeowner is in default and that they have the right to foreclose. If the court approves, the lender can proceed with the sale.

The homeowner has the right to attend the Rule 120 hearing, challenge the lender’s claims, or even propose alternatives to foreclosure. However, if no objections are raised, or if the court rules in favor of the lender, a sale date is set. This hearing is typically the homeowner’s final legal opportunity to halt the foreclosure process.

Publication of Notice of Sale in Local Newspaper (Days 136-150)

Following the scheduling of the foreclosure sale, the Notice of Sale must be published in a local newspaper once a week for five consecutive weeks. This public announcement serves to inform the community about the forthcoming auction and details about the property on sale. It includes key information such as the date, time and location of the sale, property address, and the terms of the sale. This step highlights the transparency of the foreclosure process and provides final opportunities for the homeowner to halt the foreclosure.

Second Combined Notice (Days 165-180)

The Second Combined Notice serves as a further reminder of the impending foreclosure sale, delivered to the homeowner around two weeks prior to the sale date. This notice reaffirms the information given in the first notice, reminding the homeowner of the defaulted loan, the lender’s intention to proceed with foreclosure, and the scheduled date, time, and location of the sale.

The homeowner’s right to cure the default, by paying all arrears and associated fees up until 12 noon on the day before the foreclosure sale, is once again emphasized in this notice. The Second Combined Notice serves as a final wake-up call to the homeowner to take the necessary actions to prevent the foreclosure. It underscores the imminent loss of their property if no remedial actions are taken.

Foreclosure Sale (Day 225)

The foreclosure sale, also known as the public auction, takes place on the designated date and time set by the public trustee. The property is sold to the highest bidder, who is often the lender. If the property is not sold at the foreclosure auction, it becomes Real Estate Owned (REO), and ownership reverts to the lender.

The proceeds from the sale are used to pay off the defaulted loan and any associated fees, with any remaining funds being returned to the homeowner. It is important to note that once the foreclosure sale is completed, the homeowner no longer has any rights or ownership over the property. This final step in the foreclosure process emphasizes the severity of not taking action to resolve a defaulted loan.

Deficiency Judgment

Deficiency judgements become a strong possibility when the proceeds from the foreclosure sale are insufficient to cover the total amount owed on the mortgage loan. This occurs when the property’s market value has declined below the remaining balance of the loan. In such instances, lenders have the right to sue the former homeowners for the difference, commonly referred to as a “deficiency.”

The imposition of a deficiency judgment further exacerbates the financial burden on the homeowner, emphasizing the dire consequences of loan default. Consequently, it is highly advisable to engage in proactive negotiations to avoid a foreclosure process or to resolve it with minimum adverse impact.

Vacating the Property and Transfer of Ownership (Day 225)

Upon the successful completion of the foreclosure sale, the former homeowner is required to vacate the property as they no longer hold ownership rights. The acquisition of the property by the highest bidder at the auction signifies a transfer of ownership, and the winning bidder, often the lender, now holds the right to possession.

Generally, a specified time frame is provided for the homeowner to remove their belongings, after which they must leave the property. Failure to comply can result in legal actions such as an eviction notice, further complicating an already challenging situation for the former homeowner.

Eviction – If Needed (Day 230)

In the unfortunate event of a foreclosure, eviction is the next step. After the foreclosure sale, if the homeowner is still occupying the property, they are issued an eviction notice. This notice is typically served by the local sheriff’s office or another form of law enforcement, ensuring that the legal process is strictly adhered to.

There is a specified period by which the former homeowner is required to vacate the property. Should the former homeowner fail to comply with the eviction notice, the local law enforcement may return to forcibly remove them from the premises. In some jurisdictions, this may involve changing the locks or disconnecting utilities.

It is crucial for the homeowner to understand that eviction from a foreclosed property is a legal process, and resistance or non-compliance can have serious legal consequences. Despite the distressing nature of eviction, it represents the final phase of the foreclosure process, effectively completing the transition of property ownership.

Redemption Period for Junior Lienors (Until 15-19 days after the sale)

In Colorado, junior lienors have a redemption period after the foreclosure sale, during which they can reclaim the property by paying the full amount due, including interest and costs. The length of the redemption period varies depending on various factors, such as the type of foreclosure.

For instance, in a foreclosure by sale, the junior lienors have 15-19 days to redeem the property. However, in some cases, such as a judicial foreclosure, the redemption period may be extended to up to 75 days. During this redemption period, the former homeowner will no longer have any right to occupy or use the property.

Colorado Resources

Here are some valuable resources in Colorado that can provide expert advice, legal assistance, and guidance:

In circumstances of financial hardship, these organizations play a pivotal role. They offer various forms of support. For anyone struggling to meet mortgage payments, these resources can prove invaluable. They not only provide immediate relief but also offer long-term strategies to manage and overcome financial difficulties. They understand that everyone’s situation is unique and hence provide personalized solutions to help alleviate the stress of financial crisis. It’s crucial not to let financial hardship isolate you; remember, help is available and only a call or click away.

Final Thoughts

Understanding the foreclosure timeline is crucial for homeowners facing the risk of losing their homes. It provides clarity on the stages of the process and allows for informed decision-making to stop foreclosure. If you find yourself in this situation, it’s important to explore all available resources and assistance programs to help you navigate the foreclosure process successfully. Foreclosure action is important to avoid losing your house. Do things on your terms, not the bank.

We are here to help you stop foreclosure. Don’t hesitate to reach out for support and guidance if you are facing foreclosure in Colorado. Remember, there is always hope and a way to overcome this challenge.

This article is brought to you by Colorado Housing Experts