Guide • Real Estate
The Michigan Foreclosure Timeline
A step-by-step walk-through of Michigan’s foreclosure-by-advertisement process — and the deadlines that can’t be missed.
Updated April 2026
Michigan is one of the handful of states that allows non-judicial foreclosure — known as foreclosure by advertisement. For lenders, it is fast and predictable. For borrowers, the deadlines are short and the consequences of missing them permanent. This guide walks through the process in the order it actually happens.
1. Default and Pre-Foreclosure
Foreclosure begins with a default under the mortgage — typically missed payments, but also breaches of other covenants such as property insurance or tax obligations. Before initiating foreclosure, most lenders send a notice of default and an opportunity to cure. The precise requirements depend on the loan documents and whether any federal program applies.
Borrowers facing default have the most options during this window. Loss-mitigation programs, loan modifications, short sales, and deed-in-lieu negotiations are all realistically available. Once the foreclosure sale happens, the options narrow substantially.
2. Notice of Foreclosure by Advertisement
To foreclose by advertisement, the lender must publish a notice of foreclosure sale in a newspaper in the county where the property is located, once a week for four consecutive weeks. The notice must also be posted on the property at least fifteen days before the sale.
The notice must specify:
- The names of the mortgagor and mortgagee.
- The date of the mortgage and the date of recording.
- The amount claimed due.
- A legal description of the property.
- The time, date, and location of the sheriff’s sale.
- The applicable redemption period.
KEY DEADLINE
The sheriff’s sale cannot occur less than twenty-eight days after the first publication of the notice. Borrowers who want to cure or negotiate have this window to act.
3. The Sheriff’s Sale
The sale itself happens at the county courthouse and is conducted by the sheriff. The mortgage is discharged in exchange for the highest bid — often the lender’s credit bid. A sheriff’s deed is issued to the highest bidder, subject to the borrower’s right of redemption.
4. The Redemption Period
After the sale, Michigan law grants the borrower a redemption period during which the borrower can reclaim the property by paying the sale price plus costs and interest. The redemption period depends on the property type:
- Six months for most residential properties.
- Twelve months for residential property that is abandoned only under specific circumstances, or for certain agricultural properties.
- One month for abandoned residential property, upon a properly-executed affidavit of abandonment.
During the redemption period, the purchaser holds a sheriff’s deed but does not have full possession rights. The borrower can remain on the property.
5. Expiration and Eviction
If the redemption period expires without redemption, the sheriff’s deed becomes absolute. The purchaser now has full title and can pursue eviction through the district court if the former owner has not vacated. Eviction typically takes an additional thirty to sixty days.
Common Pitfalls
- Missing the publication deadlines, which can invalidate the sale.
- Incorrect legal descriptions or mortgagor names in the notice.
- Miscounting the redemption period — it runs from the sale date, not the notice date.
- Assuming a defective affidavit of abandonment will hold up in court.
- Taking possession during the redemption period without proper legal basis.
Michigan foreclosure looks mechanical on paper. In practice, the smallest procedural defect can unwind a sale months later — so precision at each step is not optional.
FACING A FORECLOSURE QUESTION?
Let’s look at the notice.
Whether you’re the lender or the borrower, the details on the paper decide the outcome.
