Nevada Foreclosure Timeline: What Every Homeowner Needs to Know
If you're a homeowner in Nevada and you've missed a few mortgage payments, understanding the foreclosure timeline could make all the difference between saving your home or losing it. Nevada follows a non-judicial foreclosure process, and things can move quickly if you're not prepared.
Here’s what the timeline looks like, your rights during the process, and what you can do to avoid foreclosure, even after it’s begun.
Here’s what the timeline looks like, your rights during the process, and what you can do to avoid foreclosure, even after it’s begun.
📅 Foreclosure Timeline in Nevada (Non-Judicial Process)
Day 1: Delinquency Begins
You’ve missed a mortgage payment. This is the start of the delinquency period. The lender (also called the beneficiary) may send reminders or demand letters. No public filings yet, but the clock is ticking.
After 3 Months: Notice of Default Is Filed
If no payment has been made, the lender requests that the trustee file a Notice of Default and Election to Sell. This is officially recorded with the county and sent to all parties with legal interest in the property.
→ The foreclosure process has begun.
35 Days After Notice of Default (NOD)
The borrower (homeowner) can still reinstate the loan by paying the delinquent amount. If you catch up here, the foreclosure stops.
25 Days Before Sale
If the IRS has a lien on the property, a Notice of Sale must be sent to them.
21 Days Before Sale
The Notice of Sale must be:
Sale Date: Trustee’s Sale or Auction
On the scheduled date, the property is sold to the highest bidder at a public auction (often on the steps of the county courthouse). If no one bids high enough, the home becomes REO (Real Estate Owned) and goes back to the lender. The winning bidder receives a Trustee’s Deed.
You’ve missed a mortgage payment. This is the start of the delinquency period. The lender (also called the beneficiary) may send reminders or demand letters. No public filings yet, but the clock is ticking.
After 3 Months: Notice of Default Is Filed
If no payment has been made, the lender requests that the trustee file a Notice of Default and Election to Sell. This is officially recorded with the county and sent to all parties with legal interest in the property.
→ The foreclosure process has begun.
35 Days After Notice of Default (NOD)
The borrower (homeowner) can still reinstate the loan by paying the delinquent amount. If you catch up here, the foreclosure stops.
25 Days Before Sale
If the IRS has a lien on the property, a Notice of Sale must be sent to them.
21 Days Before Sale
The Notice of Sale must be:
- Mailed to interested parties
- Posted in at least 3 public places
- Published in a local newspaper for three consecutive weeks
Sale Date: Trustee’s Sale or Auction
On the scheduled date, the property is sold to the highest bidder at a public auction (often on the steps of the county courthouse). If no one bids high enough, the home becomes REO (Real Estate Owned) and goes back to the lender. The winning bidder receives a Trustee’s Deed.
⚖️ The One-Action Rule in Nevada (NRS 40.430)
Nevada’s One-Action Rule protects homeowners from being pursued multiple times for the same debt. Here’s how it works:
If a lender uses a Deed of Trust, they can choose to proceed either:
But not both.
- The lender can only take one legal action to recover their debt.
- They must first attempt to recover the property itself through foreclosure before going after any of your personal assets.
- This rule helps avoid “double recovery” and prevents lenders from harassing borrowers after the foreclosure is complete.
If a lender uses a Deed of Trust, they can choose to proceed either:
- Through a judicial foreclosure (via court), or
- Through the non-judicial process (trustee sale under NRS 107)
But not both.
✅ How to Avoid Foreclosure in Nevada
You can still act, even after the foreclosure process begins.
Here are a few options:
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⚠️ Don’t Wait. Time Is Not on Your Side
The foreclosure timeline in Nevada moves fast, and every day matters. If you've missed a payment or received a Notice of Default, the best thing you can do is talk to a local expert now.
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Most matters pertaining directly to foreclosure are set out in detail by State Law. This information is a general guideline only, and consumers are urged to consult legal counsel regarding their rights and responsibilities under state and federal law.