Received a Notice of Default (NOD) in California? This guide explains what it means, how much time you have, and the steps Fresno homeowners can take to stop foreclosure or sell before auction.
What to Do When You Receive a Notice of Default in California
Receiving a Notice of Default (NOD) can be frightening, stressful, and overwhelming—but it is not the end. In California, the NOD is the first official step in the foreclosure process, and you still have time and options to protect your home, credit, and equity.
As someone who works closely with Fresno homeowners in pre-foreclosure, here’s a clear guide to what the NOD means and what to do next.
What Exactly Is a Notice of Default?
A Notice of Default is a legal document recorded by your lender when you’ve missed several mortgage payments—usually 90+ days late.
The NOD:
Begins the foreclosure timeline
Notifies you that you’re behind
Gives you an opportunity to catch up
Must be publicly recorded with the county
It does not mean you’re losing your home immediately.
How Much Time Do You Have After a Notice of Default?
California law gives you at least 90 days after the NOD is filed before the lender can take the next step, which is the Notice of Trustee Sale (NTS).
Timeline Overview
Day 0–90:
You can reinstate your loan or find a solution
Day 90:
Lender can file the NTS
20–25 days after NTS:
Home can be sold at auction
This means most homeowners have around 3–4 months to take action.
Step 1 — Contact Your Lender (It Helps You, Not Them)
Most homeowners avoid the lender, but communication actually helps you.
Possible Lender Solutions
Loan modificationRepayment planForbearanceReinstatementPayment pause or reduced payments
These can delay or stop foreclosure completely.
Step 2 — Review Your Options to Keep or Sell the Home
Whether you want to stay in the home or move on, here are your choices:
Option A — Keep the Home
1. Loan Modification Adjusts your mortgage terms to make payments more affordable.
2. Repayment Plan Adds missed payments to future installments.
3. Forbearance Temporary payment pause.
4. Reinstatement You pay the missed amount plus fees to bring the loan current.
Option B — Sell the Home Before Foreclosure
If keeping the home isn’t realistic, selling is often the best financial choice.
You have two selling routes:
Route 1: Sell As-Is for Cash (Fastest & Easiest)
Best if:
You’re short on timeHome needs repairsYou want a flexible closing dateYou want to avoid showings
A cash sale can stop foreclosure immediately by paying off the loan.
Route 2: List the Home Traditionally (More Money)
If you have time before the Trustee Sale, listing gives you the chance to earn maximum equity.
As your Realtor, I market the home with:
Professional photographyDrone images3D toursTargeted online exposure
Homes in Fresno often sell quickly with strong marketing—especially in neighborhoods like Clovis, Tower District, Sunnyside, and Central Fresno.
Step 3 — Don’t Wait for the Notice of Trustee Sale
Once the NTS is filed:
Your time is limited
Your home is scheduled for auction
Your options shrink dramatically
It’s important to act during the NOD stage, not after the NTS arrives.
Step 4 — Watch Out for Scams
Foreclosure brings out bad actors. Avoid anyone offering:
Always work with a licensed professional.
Final Thoughts — You Still Have Options
A Notice of Default is stressful, but it’s not the end. You still have time to:
Save your home
Protect your credit
Recover your equity
Move on with a fresh start
You deserve someone who will guide you with compassion and honesty.
If you received a Notice of Default in Fresno or anywhere in the Central Valley, contact me today. I’ll walk you through all your options—whether you want to save your home or sell it quickly before foreclosure.
Keep reading other bits of knowledge from our team.
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