Reinstatement and redemption are two distinct ways to save your home — but they work very differently. Learn which applies to your state, the costs involved, and critical deadlines you cannot miss.
Reinstatement
Pay arrears before the sale
Redemption
Reclaim after sale (limited states)
Critical Deadlines
5 days before sale typically
State-Specific Laws
Judicial vs non-judicial rules
Quick response within 24 hours
Reinstatement and redemption are two distinct legal mechanisms designed to help homeowners preserve their property. Understanding which one applies to you and the critical deadlines involved could make the difference between keeping your home and losing it.
Reinstatement means paying the full past-due amount — missed payments, late fees, and foreclosure costs — to bring your loan current. The loan then continues as if the default never happened. In most non-judicial states, you have a legal right to reinstate up until a specific deadline (typically 5 business days before the sale date, or sometimes right up to the moment of sale).
Redemption is the right to reclaim your property after the foreclosure sale by paying the full sale price (or the full loan balance, depending on state law) plus costs. There are two distinct types of redemption rights:
Equitable Right of Redemption
Exists BEFORE the sale — pay full loan balance to redeem. Available in all states.
Statutory Right of Redemption
Exists AFTER the sale in ~20 states — pay sale price + costs to reclaim.
The deadline to reinstate is often just 5 business days before the sale. Get a free review of where you stand and what options remain available to you in your state.
Free evaluation of your options
State-specific deadline review
Rush response within 24 hours
Only about 20 states allow post-sale redemption. These are the most common examples — check if your state offers this important right.
| State | Redemption Period | Cost to Redeem |
|---|---|---|
| Michigan | 6 months (12 if large deficiency) | Sale price + costs + interest |
| Minnesota | 6 months | Sale price + costs |
| Tennessee | Up to 2 years | Sale price + costs |
| Alaska | 12 months | Sale price + costs |
| Alabama | 12 months | Sale price + costs |
| Factor | Reinstatement | Redemption |
|---|---|---|
| Timing | Before the sale | After the sale |
| Cost | Past-due amounts + fees + costs | Full sale price + costs |
| Loan Status | Loan continues on original terms | Loan is paid off via redemption |
| Availability | Most non-judicial states | Limited to ~20 states |
| Best For | Those who can afford arrears | Those who can pay full value |
Get a free evaluation of your reinstatement or redemption options based on your state's laws.
Get Free EvaluationAll strategies including reinstatement
Permanent alternative to reinstatement
Temporary relief before reinstatement
Repay arrears over 3-5 years
Reinstatement and redemption deadlines
Redemption rights in your state
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