How to Stop a Foreclosure in Maine
Reviewed by DocDraft Legal Team · Maine · Last updated 2026-08-31
Foreclosure is the court process a lender uses to take and sell your home after you fall behind on the mortgage, and stopping it means curing the default or resolving the debt before the process runs its course. Maine forecloses residential mortgages judicially, by a civil action in Superior or District Court (14 M.R.S. 6321). Before it can accelerate the loan or enforce the mortgage on an owner-occupied home, the lender must give written notice of the right to cure and wait at least 35 days (14 M.R.S. 6111). If the mortgagor tenders the amounts due before the date in the notice, the borrower is restored to all rights under the mortgage as though the default had not occurred (14 M.R.S. 6111). After a foreclosure judgment on a mortgage executed on or after October 1, 1975, the redemption period is 90 days from the date of the judgment (14 M.R.S. 6322). A deficiency is permitted, but where the mortgagee is the purchaser it is limited to the difference between the property's fair market value at the public sale, established by an independent appraisal, and the sum due; a mortgagee that fails to timely file the report of sale has no right to seek a deficiency (14 M.R.S. 6324).
Find out where you stand in Maine
Where are you in the foreclosure process?
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How do I stop a foreclosure in Maine?
Maine foreclosures are judicial (14 M.R.S. 6321). You can stop the process by curing the default within the 35-day right-to-cure period (14 M.R.S. 6111), reinstating the loan, applying for loss mitigation, or responding to the lawsuit. After judgment, a 90-day redemption period applies to most mortgages under 14 M.R.S. 6322.
What is the foreclosure timeline in Maine?
Before foreclosing an owner-occupied Maine home, the lender must give a 35-day notice of the right to cure (14 M.R.S. 6111). If the default is not cured, the lender files a civil action under 14 M.R.S. 6321. After a foreclosure judgment, a 90-day redemption period runs before the sale is completed (14 M.R.S. 6322).
Can I reinstate my mortgage to stop foreclosure in Maine?
Yes. Under 14 M.R.S. 6111, after the lender gives written notice of the right to cure, you have at least 35 days to cure the default by tendering the amounts due. If you pay before the date specified in the notice, you are restored to all rights under the mortgage as though the default had not occurred.
Can the lender pursue me for the balance after foreclosure in Maine?
Sometimes. Under 14 M.R.S. 6324 a deficiency is permitted, but where the mortgagee is the purchaser it is limited to the difference between the property's fair market value at the public sale, established by an independent appraisal, and the sum due. A mortgagee that fails to timely file the report of sale cannot seek a deficiency.
Maine foreclosure law at a glance
Maine forecloses residential mortgages judicially, by a civil action in Superior or District Court (14 M.R.S. 6321). Before accelerating the loan or enforcing the mortgage on an owner-occupied home, the lender must give written notice of the right to cure and wait at least 35 days (14 M.R.S. 6111). Curing the default before the date in the notice restores the borrower to all rights under the mortgage as though no default had occurred. After a foreclosure judgment on a mortgage executed on or after October 1, 1975, the redemption period is 90 days from the date of the judgment (14 M.R.S. 6322); older mortgages carry a one-year period unless the mortgage states otherwise. A deficiency is permitted under 14 M.R.S. 6324, but where the mortgagee is the purchaser it is capped at the difference between fair market value, set by an independent appraisal, and the sum due, and a mortgagee that fails to timely file the report of sale forfeits any deficiency.
Curing a Maine default within the 35-day notice window
Suppose you are behind on a Maine mortgage on your owner-occupied home. Before it can foreclose, the lender must send written notice of the right to cure and wait at least 35 days (14 M.R.S. 6111). If you tender the amounts due before the date in the notice, you are restored to all rights under the mortgage as though no default had occurred. If you cannot cure, the lender files a civil foreclosure action under 14 M.R.S. 6321, and you must answer by the deadline on the summons or risk a default judgment; Maine also offers a foreclosure mediation program. After a foreclosure judgment on a post-1975 mortgage, a 90-day redemption period runs under 14 M.R.S. 6322 before the sale is completed. If the lender buys at the sale, any deficiency is limited to the difference between fair market value, set by an independent appraisal, and the sum due (14 M.R.S. 6324). Attorney review of your cure or court response is available through DocDraft.
Court Resources
Find a HUD-Approved Housing Counselor (CFPB)
Free tool to locate HUD-approved housing counseling agencies that help Maine homeowners with loss mitigation, loan modification, and lender negotiations at no cost.
MaineHousing
State housing finance agency with homeownership and homeowner-assistance resources, including foreclosure-prevention counseling referrals for Maine residents.
Maine Judicial Branch
Official Maine courts site with resources for people involved in a civil case, including a mortgage foreclosure action and the state's foreclosure mediation program.
Pine Tree Legal Assistance
Statewide nonprofit providing free civil legal help to income-qualified Mainers, with extensive foreclosure and housing resources.
Relevant Laws
14 M.R.S. 6321 (Foreclosure by civil action)
Provides that after breach of condition in a mortgage of first priority, the mortgagee may proceed to foreclose by a civil action in Superior or District Court against all parties in interest, making Maine a judicial foreclosure state.
14 M.R.S. 6111 (Notice of right to cure; 35-day period)
Requires the mortgagee to give written notice of the right to cure and prohibits acceleration or enforcement of an owner-occupied residential mortgage until at least 35 days after the notice. Curing before the date in the notice restores the mortgagor to all rights under the mortgage.
14 M.R.S. 6322 (Redemption period after judgment)
Sets the redemption period at 90 days from the date of the foreclosure judgment for mortgages executed on or after October 1, 1975. Mortgages executed before that date carry a one-year period unless the mortgage states otherwise.
14 M.R.S. 6324 (Sale and deficiency)
Governs the public sale and deficiency. Where the mortgagee is the purchaser, any deficiency is limited to the difference between fair market value at the sale, set by an independent appraisal, and the sum due. A mortgagee that fails to timely file the report of sale cannot seek a deficiency.
Regional Variances
Maine foreclosure rules vs national norms
Process type
Judicial. Maine forecloses residential mortgages by a civil action in Superior or District Court (14 M.R.S. 6321). There is no non-judicial power-of-sale process for residential mortgages, unlike trustee's-sale states.
Notice and cure timeline
Before accelerating or enforcing an owner-occupied mortgage, the lender must give written notice of the right to cure and wait at least 35 days (14 M.R.S. 6111). Enforcement cannot begin until those 35 days pass.
Reinstatement right
Strong. Curing within the 35-day window by tendering the amounts due restores the mortgagor to all rights under the mortgage as though the default had not occurred (14 M.R.S. 6111).
Redemption after judgment
For mortgages executed on or after October 1, 1975, the redemption period is 90 days from the date of the foreclosure judgment (14 M.R.S. 6322). Older mortgages carry a one-year period unless the mortgage states otherwise.
Deficiency judgment
Permitted, but where the mortgagee is the purchaser it is capped at the difference between fair market value, set by an independent appraisal, and the sum due (14 M.R.S. 6324). A mortgagee that fails to timely file the report of sale forfeits any deficiency.
Cure stage vs judgment-and-redemption stage in Maine
Pre-filing cure stage (14 M.R.S. 6111)
Before the case is filed, the lender must give a 35-day notice of the right to cure. Tendering the amounts due before the date in the notice restores the borrower to all rights under the mortgage as though no default had occurred, stopping the foreclosure at the earliest stage.
Post-judgment redemption stage (14 M.R.S. 6322)
If the case proceeds and the court enters a foreclosure judgment, a 90-day redemption period runs for most mortgages before the public sale is completed. During this window the borrower may still redeem, after which the property is sold under 14 M.R.S. 6324.
Suggested Compliance Checklist
Confirm your Maine foreclosure is judicial
As soon as you fall behind or receive any notice days after startingMaine forecloses residential mortgages judicially, by a civil action in Superior or District Court (14 M.R.S. 6321). Because there is no private trustee's sale, watch for a right-to-cure notice first, then a summons, and calendar every deadline.
Read the notice of right to cure and calendar the 35-day window
Immediately upon receiving the right-to-cure notice days after startingUnder 14 M.R.S. 6111, the lender must give written notice of the right to cure and wait at least 35 days before accelerating or enforcing the mortgage. Note the date of the notice, calendar the cure deadline, and confirm the exact amount required to cure.
Cure the default or reinstate before the deadline
Before the date specified in the right-to-cure notice days after startingTender the amounts due before the date in the notice; under 14 M.R.S. 6111 this restores you to all rights under the mortgage as though the default had not occurred. Request a written cure figure and keep proof of payment. Attorney review of your reinstatement paperwork is available through DocDraft.
Apply for loss mitigation and use foreclosure mediation
As early as possible in the process days after startingAsk your servicer about a loan modification, forbearance, repayment plan, short sale, or deed in lieu, supported by a hardship letter and financial documents, and use Maine's foreclosure mediation program for owner-occupied homes. Attorney review of your loss-mitigation package is available through DocDraft.
Respond in writing to the foreclosure lawsuit
By the deadline stated on the summons days after startingBecause Maine foreclosure is judicial, you are served with a summons and complaint and must answer by the stated deadline or risk a default judgment. A timely answer preserves defenses and access to mediation. Attorney review of your answer is available through DocDraft.
Track the 90-day post-judgment redemption period
After a foreclosure judgment is entered days after startingFor a mortgage executed on or after October 1, 1975, the redemption period is 90 days from the foreclosure judgment (14 M.R.S. 6322). Confirm the judgment date and calendar the end of the 90 days, since the public sale is completed after the period ends.
Keep written records of every notice, payment, and filing
Throughout the process days after startingSave the right-to-cure notice, the summons and complaint, cure and reinstatement figures, any appraisal, and all servicer correspondence with dates. These records fix your deadlines under 14 M.R.S. 6111 and 6322 and support a cure or a deficiency challenge. Attorney review of your file is available through DocDraft.
| Task | Description | Document | Days after starting |
|---|---|---|---|
| Confirm your Maine foreclosure is judicial | Maine forecloses residential mortgages judicially, by a civil action in Superior or District Court (14 M.R.S. 6321). Because there is no private trustee's sale, watch for a right-to-cure notice first, then a summons, and calendar every deadline. | - | As soon as you fall behind or receive any notice |
| Read the notice of right to cure and calendar the 35-day window | Under 14 M.R.S. 6111, the lender must give written notice of the right to cure and wait at least 35 days before accelerating or enforcing the mortgage. Note the date of the notice, calendar the cure deadline, and confirm the exact amount required to cure. | - | Immediately upon receiving the right-to-cure notice |
| Cure the default or reinstate before the deadline | Tender the amounts due before the date in the notice; under 14 M.R.S. 6111 this restores you to all rights under the mortgage as though the default had not occurred. Request a written cure figure and keep proof of payment. Attorney review of your reinstatement paperwork is available through DocDraft. | - | Before the date specified in the right-to-cure notice |
| Apply for loss mitigation and use foreclosure mediation | Ask your servicer about a loan modification, forbearance, repayment plan, short sale, or deed in lieu, supported by a hardship letter and financial documents, and use Maine's foreclosure mediation program for owner-occupied homes. Attorney review of your loss-mitigation package is available through DocDraft. | - | As early as possible in the process |
| Respond in writing to the foreclosure lawsuit | Because Maine foreclosure is judicial, you are served with a summons and complaint and must answer by the stated deadline or risk a default judgment. A timely answer preserves defenses and access to mediation. Attorney review of your answer is available through DocDraft. | - | By the deadline stated on the summons |
| Track the 90-day post-judgment redemption period | For a mortgage executed on or after October 1, 1975, the redemption period is 90 days from the foreclosure judgment (14 M.R.S. 6322). Confirm the judgment date and calendar the end of the 90 days, since the public sale is completed after the period ends. | - | After a foreclosure judgment is entered |
| Keep written records of every notice, payment, and filing | Save the right-to-cure notice, the summons and complaint, cure and reinstatement figures, any appraisal, and all servicer correspondence with dates. These records fix your deadlines under 14 M.R.S. 6111 and 6322 and support a cure or a deficiency challenge. Attorney review of your file is available through DocDraft. | - | Throughout the process |
Frequently Asked Questions
Foreclosure is the court process a mortgage lender uses to take and sell your home when you fall behind on the loan. In Maine it is judicial: the lender files a civil action in Superior or District Court under 14 M.R.S. 6321, obtains a foreclosure judgment, and then the property is sold at a public sale.
A judicial foreclosure goes through the courts, which is how Maine forecloses residential mortgages under 14 M.R.S. 6321. Maine has no non-judicial power-of-sale process for residential mortgages, so there is no private trustee's sale; the lender must sue, win a judgment, and complete a public sale after the redemption period.
Before accelerating the loan or enforcing the mortgage on an owner-occupied home, a Maine lender must give written notice of the right to cure and wait at least 35 days (14 M.R.S. 6111). The lender cannot start enforcement until those 35 days pass, giving you time to cure or seek help.
Yes. Under 14 M.R.S. 6111, you may cure during the 35-day notice period by tendering the amounts due. If you pay before the date specified in the notice, you are restored to all rights under the mortgage as though the default had not occurred, stopping the foreclosure before it is filed.
Yes. Under 14 M.R.S. 6322, for a mortgage executed on or after October 1, 1975, the redemption period is 90 days from the date of the foreclosure judgment. Mortgages executed before that date carry a one-year redemption period unless the mortgage states otherwise. The sale is completed after the period ends.
Sometimes. Under 14 M.R.S. 6324 a deficiency is permitted, but where the mortgagee is the purchaser it is limited to the difference between the property's fair market value at the public sale, set by an independent appraisal, and the sum due. A mortgagee that fails to timely file the report of sale cannot seek a deficiency.
Once served, you must answer by the deadline on the summons or risk a default judgment, and Maine offers a foreclosure mediation program for owner-occupied homes. If the court enters a foreclosure judgment, a 90-day redemption period runs for most mortgages under 14 M.R.S. 6322 before the public sale is completed.
Maine homeowners can get free help from HUD-approved housing counselors, who assist with loss mitigation and lender negotiations at no cost. Pine Tree Legal Assistance helps income-qualified residents, and MaineHousing offers homeowner resources. Acting during the 35-day cure period under 14 M.R.S. 6111 gives you the most options.
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