How to Stop a Foreclosure in Maryland
Reviewed by DocDraft Legal Team · Maryland · Last updated 2026-08-31
Foreclosure is the 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 sale is finalized. Maryland uses a quasi-judicial process: the lender files an action to foreclose in circuit court, the property is sold, and the sale must then be ratified by the court before title passes (Md. Code, Real Property 7-105.1). At least 45 days before filing, the secured party must send a written notice of intent to foreclose to the borrower, and the action may not be filed until the later of 90 days after the default or 45 days after that notice (Md. Code, Real Property 7-105.1(c)). Maryland gives a strong reinstatement right: the borrower may cure the default by paying all past-due payments, penalties, and fees and reinstate the loan at any time up to one business day before the foreclosure sale (Md. Code, Real Property 7-105.1(p)). Maryland has no fixed statutory post-sale redemption period; the borrower's equity of redemption continues until the circuit court finally ratifies the sale, after which the right to redeem ends. A deficiency may be sought by motion within three years after final ratification of the auditor's report.
Find out where you stand in Maryland
Where are you in the foreclosure process?
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How do I stop a foreclosure in Maryland?
Maryland uses a quasi-judicial process where the court ratifies the sale (Md. Code, Real Property 7-105.1). You can stop it by reinstating the loan up to one business day before the sale (7-105.1(p)), applying for loss mitigation, or challenging the sale before ratification. The lender must first send a 45-day notice of intent to foreclose.
What is the foreclosure timeline in Maryland?
At least 45 days before filing, the lender must send a notice of intent to foreclose, and the action may not be filed until the later of 90 days after the default or 45 days after that notice (Md. Code, Real Property 7-105.1(c)). After the sale, the circuit court must ratify it before title passes to the buyer.
Can I reinstate my mortgage to stop foreclosure in Maryland?
Yes. Under Md. Code, Real Property 7-105.1(p), the borrower of residential property has the right to cure the default by paying all past-due payments, penalties, and fees and reinstate the loan at any time up to one business day before the foreclosure sale occurs. Reinstating stops the sale from proceeding.
Can the lender pursue me for the balance after foreclosure in Maryland?
Yes. After the circuit court ratifies the sale and the auditor's report is finally ratified, the secured party may seek a deficiency judgment by motion within three years if the sale proceeds, after costs, do not satisfy the debt and accrued interest. The deficiency is the shortfall between the debt and the ratified sale proceeds.
Maryland foreclosure law at a glance
Maryland uses a quasi-judicial process. The lender files an action to foreclose in circuit court, the property is sold, and the sale must then be ratified by the court before title passes (Md. Code, Real Property 7-105.1). At least 45 days before filing, the secured party must send a written notice of intent to foreclose, and the action may not be filed until the later of 90 days after the default or 45 days after that notice (7-105.1(c)). Maryland gives a strong reinstatement right: the borrower may cure by paying all past-due payments, penalties, and fees and reinstate the loan at any time up to one business day before the sale (7-105.1(p)). There is no fixed statutory post-sale redemption period; the equity of redemption continues until the court finally ratifies the sale, after which it ends. A deficiency may be sought by motion within three years after final ratification of the auditor's report. Maryland also offers foreclosure mediation for owner-occupied homes.
Reinstating a Maryland loan before the sale and ratification
Suppose you are behind on a Maryland mortgage. Before filing, the lender must send you a written notice of intent to foreclose, and the case cannot be filed until the later of 90 days after your default or 45 days after that notice (Md. Code, Real Property 7-105.1(c)). Once filed, you may request foreclosure mediation for an owner-occupied home. Maryland gives a strong reinstatement right: under 7-105.1(p) you may cure by paying all past-due payments, penalties, and fees and reinstate the loan at any time up to one business day before the sale. If the sale still happens, it is not final until the circuit court ratifies it, and your equity of redemption continues until that ratification. You can file exceptions to challenge the sale before ratification. After the auditor's report is finally ratified, the lender may move for a deficiency within three years. Attorney review of your reinstatement or exceptions is available through DocDraft.
Court Resources
Find a HUD-Approved Housing Counselor (CFPB)
Free tool to locate HUD-approved housing counseling agencies that help Maryland homeowners with loss mitigation, loan modification, and lender negotiations at no cost.
Maryland Department of Housing and Community Development
State housing agency with homeowner-assistance and foreclosure-prevention resources, including counseling referrals for Maryland residents.
Maryland Courts Self-Help
Official Maryland Judiciary resources for self-represented litigants, including foreclosure procedure and the state's foreclosure mediation program.
Maryland Legal Aid
Statewide nonprofit providing free civil legal help to income-qualified Marylanders, including housing and foreclosure matters.
Relevant Laws
Md. Code, Real Property 7-105.1 (Residential foreclosure procedure)
Governs Maryland's quasi-judicial residential foreclosure. The lender files an action in circuit court, the property is sold, and the sale must be ratified by the court before title passes. The section also sets notice, mediation, and reinstatement rules.
Md. Code, Real Property 7-105.1(c) (Notice of intent to foreclose)
Requires the secured party to send a written notice of intent to foreclose at least 45 days before filing, and provides that the action may not be filed until the later of 90 days after the default or 45 days after the notice.
Md. Code, Real Property 7-105.1(p) (Right to cure and reinstate)
Gives the borrower of residential property the right to cure the default by paying all past-due payments, penalties, and fees and reinstate the loan at any time up to one business day before the foreclosure sale occurs.
Md. Rule 14-305 (Procedure following sale; ratification)
Governs the post-sale process, including exceptions to the sale and the circuit court's ratification. The equity of redemption continues until the court finally ratifies the sale, after which the right to redeem is extinguished.
Regional Variances
Maryland foreclosure rules vs national norms
Process type
Quasi-judicial. The lender files an action to foreclose in circuit court, the property is sold, and the sale must be ratified by the court before title passes (Md. Code, Real Property 7-105.1). This differs from both pure judicial and pure non-judicial states.
Notice timeline
At least 45 days before filing, the lender must send a notice of intent to foreclose, and the action may not be filed until the later of 90 days after the default or 45 days after that notice (7-105.1(c)).
Reinstatement right
Strong. The borrower may cure by paying all past-due payments, penalties, and fees and reinstate the loan at any time up to one business day before the sale (7-105.1(p)), a later cutoff than many states.
Redemption after sale
No fixed statutory period. The equity of redemption continues until the circuit court finally ratifies the sale, after which it ends. Filing exceptions before ratification is the main post-sale route to challenge the sale.
Deficiency judgment
Permitted by motion within three years after final ratification of the auditor's report, for the shortfall between the debt with accrued interest and the ratified sale proceeds after costs.
Pre-sale reinstatement vs post-sale ratification in Maryland
Pre-sale reinstatement (7-105.1(p))
Up to one business day before the sale, the borrower may cure by paying all past-due payments, penalties, and fees and reinstate the loan. This is the clearest way to stop the sale entirely, and the late cutoff gives borrowers substantial time to gather funds.
Post-sale ratification and exceptions (Md. Rule 14-305)
If the sale occurs, it is not final until the circuit court ratifies it. The equity of redemption continues until ratification, and the borrower may file exceptions to challenge the sale for procedural or substantive defects before the court ratifies it.
Suggested Compliance Checklist
Confirm Maryland's quasi-judicial process applies
As soon as you fall behind or receive any notice days after startingMaryland forecloses residential property through a court action, and the sale must be ratified by the circuit court before title passes (Md. Code, Real Property 7-105.1). Knowing the court must ratify the sale tells you that filing exceptions before ratification is a real option.
Read the notice of intent to foreclose and calendar the timeline
Immediately upon receiving the notice of intent days after startingUnder Md. Code, Real Property 7-105.1(c), the lender must send a notice of intent at least 45 days before filing, and cannot file until the later of 90 days after default or 45 days after the notice. Note the notice date and default date, and calendar the earliest possible filing date.
Reinstate up to one business day before the sale
No later than 1 business day before the foreclosure sale days after startingUnder 7-105.1(p) you may cure by paying all past-due payments, penalties, and fees and reinstate the loan up to one business day before the sale. Request a written reinstatement figure from the servicer and confirm the exact amount and deadline. Attorney review of your reinstatement paperwork is available through DocDraft.
Apply for loss mitigation and request 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 request Maryland's foreclosure mediation for an owner-occupied home. Attorney review of your loss-mitigation package is available through DocDraft.
Consult a HUD-approved housing counselor
As early as possible in the process days after startingHUD-approved housing counseling agencies help Maryland homeowners compare reinstatement, modification, and mediation at no cost. Use the CFPB counselor finder to locate one. A counselor can also explain how ratification affects your redemption rights.
File exceptions before the court ratifies the sale if warranted
Within the exceptions period after the sale days after startingIf a sale occurs, it is not final until the circuit court ratifies it, and your equity of redemption continues until then. If the sale had procedural or substantive defects, you may file exceptions under Md. Rule 14-305 before ratification. Attorney review of your exceptions is available through DocDraft.
Keep written records of every notice, payment, and filing
Throughout the process days after startingSave the notice of intent to foreclose, the court filings, reinstatement figures, the sale documents, and all servicer correspondence with dates. These records fix your deadlines under Md. Code, Real Property 7-105.1 and support reinstatement or exceptions. Attorney review of your file is available through DocDraft.
| Task | Description | Document | Days after starting |
|---|---|---|---|
| Confirm Maryland's quasi-judicial process applies | Maryland forecloses residential property through a court action, and the sale must be ratified by the circuit court before title passes (Md. Code, Real Property 7-105.1). Knowing the court must ratify the sale tells you that filing exceptions before ratification is a real option. | - | As soon as you fall behind or receive any notice |
| Read the notice of intent to foreclose and calendar the timeline | Under Md. Code, Real Property 7-105.1(c), the lender must send a notice of intent at least 45 days before filing, and cannot file until the later of 90 days after default or 45 days after the notice. Note the notice date and default date, and calendar the earliest possible filing date. | - | Immediately upon receiving the notice of intent |
| Reinstate up to one business day before the sale | Under 7-105.1(p) you may cure by paying all past-due payments, penalties, and fees and reinstate the loan up to one business day before the sale. Request a written reinstatement figure from the servicer and confirm the exact amount and deadline. Attorney review of your reinstatement paperwork is available through DocDraft. | - | No later than 1 business day before the foreclosure sale |
| Apply for loss mitigation and request 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 request Maryland's foreclosure mediation for an owner-occupied home. Attorney review of your loss-mitigation package is available through DocDraft. | - | As early as possible in the process |
| Consult a HUD-approved housing counselor | HUD-approved housing counseling agencies help Maryland homeowners compare reinstatement, modification, and mediation at no cost. Use the CFPB counselor finder to locate one. A counselor can also explain how ratification affects your redemption rights. | - | As early as possible in the process |
| File exceptions before the court ratifies the sale if warranted | If a sale occurs, it is not final until the circuit court ratifies it, and your equity of redemption continues until then. If the sale had procedural or substantive defects, you may file exceptions under Md. Rule 14-305 before ratification. Attorney review of your exceptions is available through DocDraft. | - | Within the exceptions period after the sale |
| Keep written records of every notice, payment, and filing | Save the notice of intent to foreclose, the court filings, reinstatement figures, the sale documents, and all servicer correspondence with dates. These records fix your deadlines under Md. Code, Real Property 7-105.1 and support reinstatement or exceptions. Attorney review of your file is available through DocDraft. | - | Throughout the process |
Frequently Asked Questions
Foreclosure is the process a mortgage lender uses to take and sell your home when you fall behind on the loan. In Maryland it is quasi-judicial: the lender files an action to foreclose in circuit court, the property is sold, and the court must ratify the sale before title passes to the buyer (Md. Code, Real Property 7-105.1).
Maryland blends both into a quasi-judicial process. The lender files a court action and the property is sold, but unlike a pure non-judicial trustee's sale, the circuit court must ratify the sale before it becomes final (Md. Code, Real Property 7-105.1). Court involvement gives borrowers a chance to file exceptions before ratification.
At least 45 days before filing, the lender must send a written notice of intent to foreclose, and the action may not be filed until the later of 90 days after your default or 45 days after that notice (Md. Code, Real Property 7-105.1(c)). This front-loads notice before any court case begins.
Yes. Under Md. Code, Real Property 7-105.1(p), you have the right to cure the default by paying all past-due payments, penalties, and fees and reinstate the loan at any time up to one business day before the foreclosure sale. This late cutoff makes reinstatement a powerful option in Maryland.
Maryland has no fixed statutory post-sale redemption period. Instead, your equity of redemption continues until the circuit court finally ratifies the sale, after which the right to redeem ends. Because ratification can take time, filing exceptions to the sale before ratification is the main post-sale opportunity.
Yes. After the circuit court ratifies the sale and the auditor's report is finally ratified, the secured party may move for a deficiency judgment within three years if the sale proceeds, after costs, do not satisfy the debt and accrued interest. The deficiency is the shortfall between the debt and the ratified proceeds.
After filing, an owner-occupier may request foreclosure mediation. If the case proceeds, the property is sold, but the sale is not final until the circuit court ratifies it. You may file exceptions to challenge the sale before ratification, and your equity of redemption continues until that ratification occurs.
Maryland homeowners can get free help from HUD-approved housing counselors, who assist with loss mitigation and lender negotiations at no cost. Maryland Legal Aid helps income-qualified residents, and the state offers foreclosure mediation for owner-occupied homes. Acting before the sale, and reinstating up to one business day before it, gives you the most options.
Other Maryland guides
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