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MJ Adams Law helps protect your home from foreclosure in Washington, D.C.
If you’re facing the possibility of foreclosure, I don’t have to tell you how overwhelming it feels.
The thought of losing your home is scary—but you’re not out of options.
Set up a free consultation today to start talking things through.
Trying to make your way through the foreclosure process on your own is a lot to take on. The deadlines come fast, the paperwork is packed with legal language, and one small mistake can make it much harder to hold onto your home. That’s where having a lawyer in your corner makes a real difference. Here’s what we do for our clients:
At the end of the day, you don’t just need legal knowledge—you need someone who takes the weight off your shoulders, gives you clear answers, and stands beside you every step of the way. That’s what my firm can do for you. And even though it can feel like the process is out of your control, there’s an initial part that is–getting documentation together.
Facing foreclosure is incredibly overwhelming, and it’s easy to feel like you’re just trying to keep your head above water. One of the most important things you can do, at any stage, is get your paperwork in order. Having clear, organized documentation doesn’t just make the process smoother—it gives you and our team a real chance to make the best decision for your situation. Here’s the types of documentation that is most helpful:
Even if it seems like a lot, gathering these documents gives you control at a time when it can feel like everything is moving too fast. Knowing both the “why” and having your paperwork ready puts you in a stronger position to act before the situation spirals.
Foreclosure isn’t unique to Washington, D.C.—homeowners everywhere can face it for a variety of reasons. But if you’re living here in the District, you know how expensive life can be, and sometimes things spiral faster than you expect. Some of the most common reasons we see include:
No matter why it happens, the next step is what matters most. Understanding how foreclosure works in the District—and how it’s different from other places—can help you take control before things get out of hand.
Foreclosure law is not the same everywhere, and D.C. has its own rules that shape the process. And while the basic process is largely the same as you’ll find elsewhere, it’s important to look at some of the key differences you’ll find here in D.C.
First and foremost, the foreclosure process for residential properties in D.C. is judicial, meaning it goes through the court system. But, before your lender can even file a foreclosure lawsuit, you must be at least 120 days behind on your payments.
Usually, lenders will first send what’s called a “notice of default” giving you a chance to catch up, often around 30 days. Other notices required under your deed of trust must also be sent, but this just gives you a chance to make a payment or work out a plan.
Once the 120 days are up, the lender can file a complaint in D.C. Superior Court. The complaint usually seeks three things:
The lawsuit must name all parties with a legal interest in the property, like co-owners, tenants, or junior lienholders.
You will be formally served with the complaint. From there, you have 21 days to respond. You can challenge the foreclosure if you have valid defenses, which can include things like:
Unlike Maryland, mediation is mandatory in D.C., giving you a chance to explore alternatives to foreclosure. If you file an answer, mediation may be waived, but otherwise, the court usually sets your case on a mediation docket first. Like other civil cases, there may also be motions, discovery, and pretrial hearings, and judges in D.C. are generally lenient about giving homeowners extra time.
If things don’t resolve at mediation, it’s likely that you’re going to end up in a courtroom before the judge. If they find that your default is valid, it will issue a judgment of foreclosure and sale. The sale process usually involves:
There is no right to redeem the property after the sale.
The money from the sale is used first to pay off the lender. Any leftover funds go to other creditors or, in some cases, back to you. The buyer gets the deed to the property and can take possession through the Landlord-Tenant Branch of D.C. Superior Court if needed.
From the start of the lawsuit to final sale and possession, the D.C. judicial foreclosure process can take anywhere from 9 to 18 months or more because of the required notices, litigation, mediation, and court-supervised sale.
The best approach depends on where you are in the foreclosure process. Generally, your options fall into two groups: avoidance and defense.
If you’re still in the early stages of foreclosure, you have the best chance to turn things around. Most of the avoidance process falls under the category of loss mitigation. With that, you have several different options:
If your foreclosure reaches a courtroom, you’re going to have to mount a defense to keep your home. That’s where my firm can step in and represent you. A strong defense includes:
Even after a sale, you can object in court if the lender didn’t follow the rules. But the fact remains–the earlier you act, the more doors remain open. With that said, it’s ultimately going to come down to documentation and action.
It can feel fast, but the process usually takes a few months from the first missed payment to a sale. That said, deadlines move quickly once the process gets started, so acting early is key.
No. Missing a payment or two doesn’t mean foreclosure is inevitable. There are options like mediation, repayment plans, and loan modifications that can help you catch up.
Usually yes. You might be able to file for bankruptcy to pause the process, use your “right to cure” to pay what’s overdue, or raise objections if the lender didn’t follow proper procedures.
No one plans on falling behind on house payments, but if foreclosure is on the table, you don’t have to go through it alone.
At MJ Adams Law, we help D.C. homeowners get through the process, explore every option, and stand up for their rights in court when necessary.
The sooner you take action, the more choices you’ll have. Reach out today for a free consultation and let’s talk through how to protect your home.
