## Foreclosure defense in Georgia
When you fall behind on your mortgage, the lender can ultimately take the home through **foreclosure**. Georgia uses Non-judicial (very fast) foreclosure with a typical timeline of 30-45 days from default to sale.
## Two main foreclosure systems
**Judicial foreclosure** — court-supervised:
- Lender files lawsuit
- Borrower has chance to answer / contest
- Court issues judgment of foreclosure
- Sale by sheriff or court-appointed trustee
- Slower but more borrower protections
**Non-judicial foreclosure** — power-of-sale:
- No court involvement (initially)
- Lender follows statutory notice procedures
- Trustee sale at auction
- Faster but fewer borrower protections
- Borrower can still file lawsuit to delay / challenge
## Stages of foreclosure
**1. Default.** Missing 1-2 mortgage payments. No legal action yet.
**2. Notice of default / pre-foreclosure.** Lender sends notice (often 30-day letter). Borrower can still cure by paying past-due amount + fees.
**3. Notice of sale / lis pendens.** In judicial states, lawsuit filed and lis pendens recorded. In non-judicial states, notice of sale recorded and published.
**4. Foreclosure sale.** Auction or court-ordered sale.
**5. Eviction.** If borrower doesn't leave voluntarily after sale, eviction follows.
**6. Redemption period (some states only).** Borrower can buy back property within X days at sale price + costs. Common in midwestern states; rare in non-judicial states.
## Common defenses
**1. Failure to follow procedural requirements.** Foreclosure statutes require precise notice, recording, and publication. Even small mistakes can void the foreclosure:
- Wrong notice form / wrong recipient
- Insufficient notice period
- Missing publication
- Wrong party initiating (assignment problems)
- Defective acceleration notice
**2. Standing / robo-signing.** Lender must prove it owns the loan and has authority to foreclose. After 2008-2010 mortgage crisis, many lenders' chains of assignment were defective. Forged / robo-signed assignments can defeat foreclosures.
**3. Predatory lending / TILA / RESPA violations.** Original loan violated:
- Truth in Lending Act (TILA)
- Real Estate Settlement Procedures Act (RESPA)
- Home Ownership and Equity Protection Act (HOEPA)
- State unfair / deceptive practices laws
**4. Servicing errors.** Servicer mishandled payments, applied funds incorrectly, charged improper fees, failed to provide required mortgage assistance options.
**5. Dual tracking violations.** CFPB rules prohibit servicer from foreclosing while loss-mitigation application is pending.
**6. Failure to comply with HUD-required pre-foreclosure (FHA loans).** HUD requires face-to-face meetings and specific procedures for FHA-insured loans.
**7. SCRA violations.** Service members on active duty have foreclosure protections.
**8. Bankruptcy stay.** Filing Chapter 13 (or sometimes Chapter 7) imposes automatic stay halting foreclosure. Chapter 13 also lets you cure arrears over 3-5 years.
## Loss mitigation alternatives
- **Loan modification** — change loan terms to lower payment
- **Forbearance** — temporary reduction / suspension
- **Repayment plan** — catch up arrears over time
- **Short sale** — sell for less than mortgage; lender accepts to avoid foreclosure
- **Deed in lieu of foreclosure** — give the property to lender to settle the debt
- **Refinance** (if equity / credit allows)
- **Reverse mortgage** (for seniors with equity)
## CFPB rules — protections during loss mitigation
Federal Consumer Financial Protection Bureau (CFPB) Regulation X:
- Servicer can't initiate foreclosure until 120 days delinquent
- Must respond to loss-mitigation applications within 5 days
- Must complete review within 30 days of complete application
- Can't foreclose while complete application is pending
- Must offer borrower right to appeal denial
- Single point of contact required at servicer
These rules give borrowers important leverage.
## Bankruptcy as defense
Filing bankruptcy stops foreclosure immediately:
**Chapter 13 advantages:**
- Cure mortgage arrears over 3-5 years
- Keep the home if plan succeeds
- Strip second mortgages if first mortgage exceeds home value (lien stripping)
**Chapter 7 advantages:**
- Discharge other debt freeing money for mortgage
- Delay foreclosure by 3-4 months
- Wipe out deficiency liability
Bankruptcy isn't free — but for many borrowers it's the right tool.
## Deficiency judgments
After foreclosure, if sale doesn't cover full debt, lender may pursue **deficiency judgment** for the difference. State law varies:
- **Anti-deficiency states** (CA purchase-money loans, AZ, NC for residential): no deficiency allowed
- **Limited deficiency**: capped at fair market value vs sale price difference
- **Full deficiency states**: lender can pursue full deficiency
## What you should do
If you're facing foreclosure in Georgia: ACT IMMEDIATELY. Most successful defenses depend on early engagement. Free HUD-approved housing counseling is available; many states have legal-aid foreclosure programs. For more complex cases, hire a foreclosure-defense attorney — most Georgia attorneys offer flat-fee or contingency arrangements. Don't wait until the day of sale.
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*This guide is general information about Georgia law as of early 2026 and is not legal advice. Foreclosure procedures vary significantly by state. Talk to a licensed Georgia foreclosure-defense attorney about your specific case.*
This guide is for general information only and does not constitute legal advice. Laws change and outcomes depend on your specific situation — talk to a licensed attorney before acting on anything you read here.