New York Foreclosure Laws In 2026: Your Rights And Defenses

Most people don’t know foreclosure in New York is actually a lawsuit. Seriously. The bank can’t just take your house without going to court first. This is actually good news for you. It means you have time to respond, defend yourself, and explore options to save your home.

If you’re facing foreclosure, understanding your rights under New York law could change everything. Let’s walk through exactly what you need to know about the process, your protections, and what happens if you don’t respond.

What Is Foreclosure in New York?

Foreclosure happens when you stop paying your mortgage. Your lender then takes legal action to force you out and sell your home to recover what you owe.

Here’s what makes New York different: Foreclosure requires a court lawsuit. The bank has to file papers with the court and serve them to you officially. This isn’t a bank thing—it’s a legal process. Pretty straightforward, but important to understand.

The whole idea behind this system is to give homeowners time to respond. You get a chance to defend yourself, work out a deal, or get caught up on payments. It’s not an overnight eviction.

The 120-Day Waiting Period

Wait, this part’s important.

Federal law requires your mortgage servicer to wait at least 120 days after you miss a payment before officially starting a foreclosure. That’s almost four months. Not sure what counts as “officially starting”? Basically, that’s when they file the lawsuit in court.

This 120-day window is your opportunity to get help. Within 36 days of a missed payment, your servicer must contact you (or try to) to discuss loss mitigation options like loan modifications or payment plans. Within 45 days, they need to provide written information about options available to you.

Use this time wisely. Apply for help. Call your lender. Consult a housing counselor. Seriously, don’t waste these months waiting around.

The 90-Day Notice Before Foreclosure Starts

New York has its own extra protection on top of the federal 120-day rule. Here’s where it gets interesting.

If your home is owner-occupied with one to four families, or it’s a condo, your lender must send you a notice 90 days before filing the foreclosure lawsuit. This notice must include information about your default and a list of government-approved housing counseling agencies near you.

This notice is required by law. If your lender skips it or doesn’t do it right, you have a powerful defense. The entire foreclosure case could be dismissed. Not every case, but it happens.

The notice must be sent by both registered/certified mail and regular first-class mail. It needs to explain exactly how much you owe and when the lender can sue you.

How the Foreclosure Lawsuit Works

Okay, let me break down the actual court process.

The bank files a complaint in court. They serve you with a summons and complaint. This is official legal notice that a lawsuit is happening.

You have a deadline to respond. If the papers are served in person, you get 20 days to file an answer. If they’re served by mail or another method, you get 30 days. Your answer is where you state your defenses.

Don’t ignore this deadline. If you don’t respond, the bank will ask for a default judgment. That’s basically an automatic win for them without even going to trial. You lose without fighting.

If you do respond, the case continues. The court will schedule something important.

The Mandatory Settlement Conference

Hold on, this one’s valuable.

For owner-occupied properties, New York requires the court to set up a settlement conference. This must happen within 60 days after the bank files proof of service with the court clerk.

What’s a settlement conference? It’s a meeting with you, the bank, and the judge where everyone tries to work out a deal. The goal is to help you avoid foreclosure entirely. Loan modifications, payment arrangements, short sales—these are discussed here.

The court sends you a notice with the date and time. You have to show up. Bring documents about your financial situation, your mortgage, everything. The bank has to bring their documents too.

This is your chance to negotiate before things get too serious. Many people work out solutions at these conferences.

“Standing” and Your Right to Challenge the Lender

This is probably the part most people miss.

New York law requires the bank to prove something called “standing.” Basically, they have to prove they actually own the mortgage and have the right to sue you. The bank’s complaint must state that it is the owner and holder of your mortgage and note, or that it’s been delegated the authority to foreclose by whoever does own the mortgage.

Why does this matter? Sometimes mortgages get sold. Loans get transferred between banks and servicers. Sometimes the paperwork is messy. If the bank filing the foreclosure can’t prove they own your debt, you have a defense.

This defense has helped homeowners get foreclosures dismissed. It’s worth looking into if you’re facing a suit.

What Happens if You Lose the Case

So the judge rules against you. Now what?

The bank gets a judgment of foreclosure and sale. The court sets a sale date. Notice of the sale is published in a newspaper and posted publicly in some cases.

Your home gets sold at public auction. The bank usually makes the first bid using what’s called a “credit bid.” They get credit for the amount you owe (or whatever they decide to bid). If no one outbids them with cash, they become the new owner.

If someone else does outbid the bank and pays more, that extra money goes to pay off the mortgage and other debts on the home. You might get what’s left over.

Here’s something to know: You can still stop this. You can reinstate your loan (get caught up on payments) anytime before the final judgment. You can also pay the arrearage (back payments) even after judgment but before the sale, and this pauses the foreclosure.

This is real. People do this. You might be able to save your home this way if you can come up with the money.

The Deficiency Judgment Threat

Now things get serious. This is what keeps people up at night.

If your home sells for less than what you owe, the difference is called a “deficiency.” Here’s an example: You owe $500,000. The home sells for $400,000. The deficiency is $100,000.

Wondering if you could owe that $100,000? You might. The bank can seek a deficiency judgment against you for the difference between what you owed and what your home sold for, but New York limits this amount to the difference between your total debt and the higher of either the property’s fair market value or the sale price.

Let me make that clearer. The bank can’t just say “you owe $100,000.” They have to use the fair market value of your home (which a court determines) or the actual sale price—whichever is higher. This protects you from owing too much.

But wait, there’s a deadline. The bank must file a motion for the deficiency judgment within 90 days after the deed is delivered to the new owner. If they miss this deadline, they lose their right to it forever.

This deadline is important. Mark it on your calendar. If the 90 days pass, you’re off the hook.

What Happens After You Get a Deficiency Judgment

Okay, so the bank got the deficiency judgment. They can collect this amount from you. How? The bank can garnish your salary and levy your bank account for up to 20 years.

This is serious stuff. They can take money directly from your paycheck or empty your bank account to satisfy the judgment.

But here’s something important: filing for bankruptcy can erase this debt. Once you file for bankruptcy, an “automatic stay” goes into effect, prohibiting the lender from foreclosing or collecting its debt, at least temporarily. In many cases, Chapter 7 bankruptcy can delay foreclosure and eliminate other debts.

This isn’t a perfect solution—you’ll lose the house anyway—but it could protect you from owing decades of debts.

The Statute of Limitations Defense

Stay with me here. This is unusual but powerful.

New York has a six-year statute of limitations for foreclosures. A lender is time-barred from foreclosing a mortgage after six years from the date the loan was first accelerated (assuming it wasn’t de-accelerated).

What’s loan acceleration? That’s when the bank declares the entire loan balance due because you defaulted.

Here’s where it gets interesting. If the bank files a foreclosure, then drops it and files again later, the six-year clock keeps running. They can’t just restart it. If a lender discontinues a foreclosure action, the six-year statute of limitations period keeps running. If the lender files a new foreclosure action after the six years pass, the court can dismiss it.

This defense has actually worked. In 2025, a homeowner won dismissal of a foreclosure case because of an expired statute of limitations, and the court canceled and discharged the mortgage, giving them clear title to their property.

You’re not alone if this confuses you. But if you’re being foreclosed on, especially if it’s years after you first defaulted, this defense is worth exploring with a lawyer.

How to Respond to a Foreclosure Lawsuit

Here’s what you need to do.

First, respond to the lawsuit. You must file an “Answer” within 20 days if served in person, or 30 days if served by mail or other methods. This is your opportunity to state your defenses.

Don’t skip this step. Seriously, it’s the most important thing you can do right now.

Second, consult an attorney or housing counselor. New York’s Homeowner Protection Program (HOPP) connects homeowners with housing counselors and legal services at no cost. Call the HOPP hotline at (855) 466-3456 or visit homeownerhelpny.com.

If you can’t afford a lawyer, call the HOPE NOW hotline at 888-995-HOPE. This is free, 24-hour assistance.

Third, attend all court appearances. You have an obligation to appear at all scheduled court appearances. If you fail to appear, you risk losing important rights, which could lead to loss of your home.

If you can’t afford court costs, you can ask for a waiver. The court can waive or reduce fees.

Loss Mitigation Options (Alternatives to Foreclosure)

Okay, let me tell you something important. You have options besides losing your home.

Loan Modification: Your lender can change your loan terms. The mandatory settlement conference is specifically designed to help you reach a mutually agreeable way to avoid foreclosure, such as a loan modification.

Short Sale: You sell your home for less than you owe. The bank accepts the proceeds and forgives the difference. You keep some dignity and avoid foreclosure on your record.

Deed in Lieu of Foreclosure: You give the bank the deed to your home in exchange for forgiving the debt. You lose the house but avoid foreclosure.

Bankruptcy: Filing for bankruptcy triggers an “automatic stay” that temporarily stops the foreclosure while you reorganize your finances.

Reinstatement: If you can get caught up on back payments, your loan goes back to normal. The foreclosure stops.

The key is exploring these before you lose in court. Talk to a counselor. Talk to your lender. Don’t just give up.

Your Rights as a Homeowner in Foreclosure

You have the right to stay in your home and the duty to maintain your property unless and until a court orders you to vacate. Don’t abandon it. If you do, the bank can move faster to foreclose.

You have the right to receive official legal notice. You have the right to respond. You have the right to an explanation of the lawsuit against you. You have the right to appear in court and be heard.

You also have the right to review your mortgage documents and check whether your lender violated any laws. Sometimes lenders break rules. When they do, you have defenses.

Getting Free Help

This is important. You don’t have to afford a private attorney to get help.

New York’s Homeowner Protection Program (HOPP): Call (855) 466-3456 or visit homeownerhelpny.com. Free housing counselors and legal services.

HOPE NOW Hotline: 888-995-HOPE. Twenty-four-hour free assistance.

New York State Bar Association: They can refer you to affordable legal help.

LawHelp.org: An online directory of free legal service providers in New York.

If you’re in NYC: Call 311 for additional resources.

Use these. They’re free. They help thousands of people every year.

Frequently Asked Questions

What if I can’t afford to respond to the foreclosure papers?

You can ask the court for permission to proceed without paying court costs. Courts grant these requests regularly. Also, resources like HOPP provide free legal assistance to help you respond.

Can the bank foreclose if I’m only one or two payments behind?

No. Federal law requires the servicer to wait until the loan is over 120 days delinquent before officially starting a foreclosure. That’s roughly four months.

What if I think the bank doesn’t actually own my mortgage?

This is a real defense. The bank must state in its complaint that it owns the mortgage and note, or that it’s been delegated authority to foreclose by the actual owner. If they can’t prove this, you might win.

Can I stop the foreclosure by filing for bankruptcy?

Yes, temporarily. An automatic stay stops foreclosure while you’re in bankruptcy. However, you’ll eventually have to address the mortgage.

How long do I have to pay a deficiency judgment?

The bank has 20 years to collect a deficiency judgment. But they must file the motion within 90 days of the sale, or they lose it entirely.

What if my home sells for more than I owe?

Great news. You keep the extra money (after paying other liens and costs). The bank can’t ask for a deficiency judgment if the sale covers the debt.

Do I have to move out right away after the sale?

Not immediately. The court directs conveyance to the buyer after the foreclosure sale. New York law doesn’t allow post-sale redemption, meaning you can’t reclaim the property after the sale. But the new owner must go through eviction procedures to physically remove you.

Final Thoughts

Foreclosure feels overwhelming. But you have more rights than you think. You have time. You have options. You have defenses.

The foreclosure process is long. You get multiple chances to respond, negotiate, and possibly save your home. Don’t waste them.

Respond to legal papers. Attend court dates. Talk to housing counselors. Explore alternatives. If you think the bank made mistakes, challenge them. A statute of limitations issue or standing problem could dismiss the whole case.

Most importantly: You’re not alone in this. Thousands of New Yorkers face foreclosure. Free help exists. Use it.

Now you know the basics. Stay informed, stay in your home (don’t abandon it), and when in doubt, contact a lawyer or housing counselor. This information can literally save your house.

New York Foreclosure Laws in 2026: Your Rights and Defenses