Discover How Pre-Foreclosure Works

Get expert insights on pre-foreclosure in Omaha with Anna Buys Houses. Learn how to maximize your investment and avoid foreclosure.

Discover How Pre-foreclosure Works

What is pre-foreclosure ?

The risk of losing a home due to financial hardships can be intimidating, but understanding the pre-foreclosure process can help homeowners in Omaha and elsewhere navigate this challenging situation. Pre-foreclosure is a critical period during which homeowners have an opportunity to resolve their financial difficulties, to avoid foreclosure, and to protect their credit. By initiating early communication with the lender and exploring alternative options, homeowners can find solutions such as loan modifications, repayment plans, or short sales.

Throughout this article, we will discuss the various aspects of pre-foreclosure, including its definition, causes, and how it differs from foreclosure. We will explore the essential steps and considerations for homeowners and investors during the pre-foreclosure process, provide pre-foreclosure options for homeowners, and give valuable insights into the potential advantages and pitfalls of pre-foreclosure transactions. By understanding how pre-foreclosure works, homeowners and investors can make informed decisions that align with their goals and circumstances.

Understanding Pre-foreclosure

“Pre-foreclosure” refers to the early stages of the foreclosure process for a property. It is the period after the homeowner has defaulted on their mortgage payments. Typically, after 90 days of missed payments, the lender will issue a notice of default (NOD). This informs the homeowner to pay off their debt and that the foreclosure process has begun. The term “default” refers to the failure of a borrower to meet their mortgage payment obligations as outlined in the loan agreement.

During the pre-foreclosure stage, the homeowner still has the opportunity to resolve the delinquency and prevent the property from going into foreclosure. They may negotiate with the lender to change the loan terms, arrange a repayment plan, or explore other options to bring the mortgage payments up to date.

For potential buyers or real estate investors, pre-foreclosure can present an opportunity to purchase the property directly from the homeowner before it goes to auction or is repossessed by the lender. This option is beneficial for homeowners, as it allows them to sell their homes,  settle their debts, and avoid damaging their credit which comes as a result of a foreclosure.

What’s the Difference Between Pre-Foreclosure and Foreclosure?

Understanding the Difference Between Foreclosure and Pre-foreclosure

Foreclosure and pre-foreclosure represent different stages in the process of a property being taken back by the lender due to delinquent mortgage payments. Both homeowners and investors need to understand the difference between foreclosure and pre-foreclosure.

Pre-foreclosure is a warning stage that may allow the homeowner to take action to avoid foreclosure. As mentioned above, pre-foreclosure refers to the initial stage in the foreclosure process of a property. It typically starts when the homeowner is 90 days late on their mortgage payments, but the specific timeframe can vary depending on the laws and regulations of the jurisdiction.

Here is a thorough explanation of how pre-foreclosure works:

1. Payment Default: The pre-foreclosure process begins when the homeowner fails to make mortgage payments as agreed upon in the loan agreement. Typically, after the homeowner is 30 days late on their payment, the lender will send a notice of late payment and assess late fees.

2. Formal Notice: If the homeowner fails to make payments for 90 days, the lender will send a formal notice known as a “Notice of Default” or “NOD.” This notice informs the homeowner that they are in breach of their loan agreement and gives them a specific period (usually 30 days) to bring their payments up to date and avoid foreclosure.

3. Property Listing: During the pre-foreclosure period, the lender may also decide to file a public notice with the county recorder’s office, announcing the homeowner’s default on the mortgage. This notice is often referred to as a “lis pendens” (a Latin word for “lawsuit pending” which means that a claim on a property has been filed) and serves as a public record that the property is in pre-foreclosure. It also alerts potential buyers and real estate investors that the property may soon be available for sale.

4. Negotiation and Repayment Options: Homeowners in pre-foreclosure have the opportunity to negotiate with the lender to find a solution that avoids foreclosure. They can explore various options such as loan modification, refinancing, repayment plans, or short sales. These options aim to help the homeowner catch up on missed payments or reduce the financial burden in a way that is mutually beneficial for both parties. (Note: Towards the end of the article, you will find a list of options to help you prevent foreclosure).

If the homeowner fails to resolve the delinquency or find an alternative solution (like short selling or selling their home at a price that allows them to pay off their mortgage completely), the lender may proceed with the foreclosure process. 

Foreclosure is the stage where the lender takes legal action to reclaim the property after the pre-foreclosure period has ended. Foreclosure typically involves a judicial process where the lender files a lawsuit to obtain a court order allowing them to sell the property at auction. The auctioned property is often sold to the highest bidder, and the proceeds go towards satisfying the outstanding mortgage debt.
Foreclosure laws and procedures can vary by jurisdiction, so it’s advisable to consult local legal professionals to obtain accurate and up-to-date information specific to your area’s foreclosure process.

Signs of Pre-Foreclosure

Signs of Pre-foreclosure

Lenders may have different procedures and timelines for pre-foreclosure, so it’s wise to consult with your lender directly if you, as a homeowner, find yourself facing this challenging and sometimes stressful situation.  Here are a few common indicators that suggest you are facing pre-foreclosure

  • Late mortgage payments: One of the most obvious signs a homeowner is facing pre-foreclosure is a pattern of late mortgage payments.
  • Communication from the lender: If you as a homeowner start receiving notices and calls from your lender about delinquent payments, it’s important to take this seriously and work with them to get current on your payments if possible.
  • Notice of default: A notice of default (NOD) is a formal notification from the lender that a homeowner has defaulted on mortgage payments and that the foreclosure process has begun.
  • Property lien: A property lien can be filed by the lender, which prevents the homeowner from selling or refinancing the property.
  • Property inspections: To ensure the property is maintained correctly and according to the terms of the mortgage, the lender may begin conducting property inspections.

Public foreclosure notice: A public notice of foreclosure may be posted on the property or in a local newspaper, indicating that the homeowner is facing pre-foreclosure.

Just connect with your bank to see if they’re willing to work with you… or contact us if you’d like to see what we can buy your house for or to tap into our free foreclosure foreclosure resources.

Common Misconceptions About Pre-Foreclosure

Common Misconceptions About Pre-foreclosure

Pre-foreclosure is a process many homeowners go through when they are having difficulty making mortgage payments. Unfortunately, several common misconceptions about pre-foreclosure can cause homeowners to make hasty decisions that may not be in their best interests. To help you make the most informed decision and take the best course of action, it is important to know the common misconceptions about pre-foreclosure.

The term “pre-foreclosure“, means that a property is about to be foreclosed.Pre-foreclosure is a period during which the homeowner still has the opportunity to bring their mortgage payments up to date, refinance the loan, or sell the property before it goes into foreclosure. Pre-foreclosure is not the same as foreclosure, and homeowners still have options during this period.
Once you receive a notice of default (NOD), there is nothing you can do.Receiving a pre-foreclosure NOD (or notice of default) is a sign that you are at risk of foreclosure, but there is still time to take action. You have options like catching up on missed payments, refinancing the loan, or selling the property before it goes into foreclosure.
During pre-foreclosure, you won’t get a reasonable price if you sell your home.Homeowners facing foreclosure may consider selling their homes during the pre-foreclosure stage as a practical solution. You have the option to sell your home to a real estate investor like Anna Buys Houses. We can make a reasonable offer within 24 to 48 hours after evaluating your home and situation. By selling your property quickly, you can avoid additional expenses and fees associated with foreclosure. 
You can’t negotiate with your lender during pre-foreclosure.You can often negotiate with your lender during pre-foreclosure. Lenders may be open to negotiating a payment plan or alterations to the loan terms to make it more financially feasible for you.
Allowing your house to be foreclosed upon may have lasting consequences, such as being unable to purchase a home in the future.A foreclosure will harm your credit score, though selling before foreclosure will have less impact. Buying a home in the future is still feasible. By practicing good financial management, building a strong credit history, and giving it some time, you can restore your credit and qualify for a mortgage.

How Long Does Pre-Foreclosure Last?

How Long Does Pre-foreclosure Last

The pre-foreclosure period lasts at least 120 days. This is because state law generally requires that the lender must issue a pre-foreclosure notice of default to the borrower. This gives the borrower time to cure the default before starting foreclosure.

During the pre-foreclosure period, the borrower can work with the lender to resolve the default, which may include paying the outstanding balance, entering into a repayment plan, or modifying the loan terms. If the borrower cannot resolve the default during this period, the lender can proceed with foreclosure.
How long does a house stay in pre-foreclosure? While 120 days is the minimum pre-foreclosure period in some states, the process may take longer depending on various factors, such as the lender’s procedures and the borrower’s response to the notice of default (NOD). If you’re in pre-foreclosure, it’s essential to seek the advice of a real estate attorney or financial professional to understand your rights and options under the law.

Resolving Pre-foreclosure Challenges: Options

Options When Facing Pre-foreclosure

If you haven’t been keeping up with your mortgage payments, your mortgage lender will send you a pre-foreclosure notice of default letter informing you about the missed payments for the past 90-120 days. There’s no need to be alarmed since you have options to postpone or avoid the foreclosure of your property. Take a look at your options below.

  • If you have equity in your home, you could refinance your mortgage which may result in lower monthly payments. It would be wise to consult a trusted mortgage broker or you may contact us at (402) 313-8700, and we can assist you in finding one.
  • If you’re looking to sell your home in Omaha, a real estate investor like Anna Buys Houses can buy your home quickly. By selling your property to us, you can receive cash that can be used to cover overdue payments. Alternatively, we might be able to negotiate with the lender to alleviate some or all of your outstanding payments. Our process is swift, usually taking just a week or two to close a sale. We provide cash payment, saving you the hassle of finding another buyer, who may not be able to pay cash. Rest assured, our intention is to make the selling experience stress-free for you.
  • To seek permission for a short sale, consider reaching out to your lender. In a short sale, your home is sold for a price lower than its estimated value, and the lender takes the financial loss as a tax deduction. In certain instances of short sales, you may still be responsible for covering the remaining balance if your house doesn’t sell for the amount owed on the loan. We have experts on our team that can assist with this process, even negotiating with the lender on your behalf.
  • As a last resort, you could consider filing for bankruptcy.  This can provide you with temporary relief to manage your debt. However, keep in mind that filing for bankruptcy will hurt your credit score significantly and this damage may stay on your credit file for 7 to 10 years.

If you cannot find a solution by working directly with your lender, don’t hesitate to contact us at (402) 313-8700 for help. We may have options to assist you. Also, you may seek advice from a qualified real estate attorney or financial professional to understand your rights and options under your specific state’s foreclosure laws.

How Anna Buys Houses Can Help You in the Pre-Foreclosure Stage

How Anna Buys Houses Can Help in Pre-foreclosure Stage

Anna Buys Houses is a direct home buyer and real estate investor that focuses on assisting homeowners facing pre-foreclosure. Our mission is to offer a stress-free solution to homeowners who need to sell their property quickly, without the hassle of traditional real estate transactions.

Here’s how we can help you:

  1. Buy Your House: If you’re in pre-foreclosure and need to catch up on missed mortgage payments, we can help you by offering to buy your house. 
  1. Provide Cash: Anna Buys Houses can provide cash for your house, which you can utilize to pay off your mortgage and other liabilities. (Note: you will actually receive a check at closing from the escrow company).
  1. Quick Sale: If you want to sell your home quickly, we’re here to help. We can usually close the sale in as little as 7 days, which can be beneficial for you to avoid foreclosure and the associated costs. 
  1. No Commissions or Fees: When you sell your home to us, there are no commissions or closing costs to pay. 
  1. Flexibility: We offer the flexibility you need to sell your home quickly. We can work around your schedule and customize our closing date to meet your unique demands.

No-Obligation Quote: Get a no-obligation quote from us, completely free. Through a consultation, we will talk about your concerns and help you understand your options. We will clearly and concisely explain the pre-foreclosure process and the benefits of working with us.


During this challenging period of pre-foreclosure, it’s important to act promptly and seek the right resources to help you make the most informed decision for your situation. You can start by contacting your bank or lender to explore available options. Alternatively, call us today at (402) 313-8700 to receive an offer on your property. 

We can help guide you through the process of a short sale or avoid possible foreclosure. We purchase homes quickly for cash and would be delighted to talk with you to help find a solution that meets your needs. 

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