Facing a Notice of Default or a sale date?
Troy Ranniker has spent over two decades helping California homeowners use the equity they already have to stop a trustee’s sale, catch up on payments, or walk away with their money. Answer a few quick questions and he will call you personally.
Where are you in the process right now?
Pick the closest match. You can change it later.
1 of 10 questions. No credit pull.
How the California clock works
Most California home loans contain a power-of-sale clause, which lets the lender foreclose without going to court. The timeline is set by Civil Code §2924. Each stage still leaves a door open.
- Day 1 to 120
Missed payments
Your servicer must wait until you are more than 120 days delinquent before recording anything. The widest range of options exists right here.
- Day 0 of the notice
Notice of Default recorded
You have 90 days before a sale can be scheduled. A refinance or equity loan can bring the loan current in full during this window.
- After the 90 days
Notice of Trustee’s Sale
A sale date is set at least 20 days out. You can still reinstate up to five business days before the sale. This is the most common point at which people call Troy.
- Sale date
Trustee’s sale
The home sells at auction. Your equity above the debt can be lost or heavily reduced. Reaching out before this date is what matters.
Timelines reflect typical non-judicial foreclosure in California and are general information, not legal advice. Your notices show your exact dates. If you are unsure, bring them to the call.
Four ways homeowners get out ahead of a sale
Which path fits depends on your equity, your income picture, and how much time is on the clock. The questions above sort that out in under two minutes.
Reinstatement refinance
A new first mortgage that pays off the defaulted loan, the arrears and the foreclosure fees in one closing. The sale is cancelled when the old lender is paid. Refinance
Equity-based second or HELOC
Keep a low-rate first mortgage in place and borrow against equity to cure the default. Bank-statement income programs are available for the self-employed. HELOC & seconds
Non-traditional qualifying
Asset depletion, DSCR for rentals, and non-traditional credit. Programs built for people whose paperwork does not look like a W-2. Bank-statement loans
Bridge to a sale on your terms
If keeping the home is not the goal, a short-term loan can postpone the auction so you sell on the open market and keep the equity instead of losing it at the courthouse steps. Call Troy
From first call to cancelled sale
Answer a few quick questions
No credit pull, no documents. Just enough for Troy to know which programs make sense before he picks up the phone.
Troy calls you
Within one business day, or the same day if your sale is close. He reads your notices with you and lays out the real numbers.
Lock the plan
Once a program is chosen, Troy coordinates the payoff with the trustee so the sale is postponed or cancelled.
Breathe
The loan funds, the old lender is paid and the sale comes off the calendar. Then you and Troy talk about what comes next.
Rates and programs subject to change without notice and to final loan approval. Minimum loan amounts, owner-occupancy and loan-to-value limits apply. Nothing on this page is legal advice; consult an attorney about your foreclosure rights. Ranniker Lending is licensed in California only.
Two minutes now can save your equity.
If your sale date is close, call. Troy answers.