VSC
Vegas Support Center
Clark County, Nevada
Housing

My home is in foreclosure, or the home I rent was foreclosed

If you own the home, the Notice of Default starts a 30-day window to ask the court for mediation with your lender, and filing on time stops the sale until mediation is done. If you rent, a foreclosure sale usually does not mean you have to leave right away.

If you own the home: what to do first

1. Find the date on your Notice of Default. In Nevada most foreclosures happen outside of court. The trustee named in your deed of trust records a Notice of Default and Election to Sell and mails it to you by certified or registered mail (NRS 107.080). Your 30 days to ask for mediation run from when that notice was served on you, so go by the mailing date, not the day you opened it. If you were instead served with a court complaint for judicial foreclosure, your petition is due by the day your answer to that complaint is due (FMR 9(2)).
2. Check that the program fits you. You qualify if you are on the loan or the title, the house is your main home (not a timeshare), and you are behind or about to fall behind. It does not cover a foreclosure by your homeowners' association. You are out if you already handed the keys back or you are in an open bankruptcy case (NRS 107.086(13); FMR 7, 11).
3. Fill out the Petition for Foreclosure Mediation Assistance. Use the forms below. List your lender (the "beneficiary") and the trustee as respondents, both are named on the Notice of Default. Put in the 11-digit parcel number (APN) from the notice, sign the verification in front of a notary, fill in the Certificate of Mailing, and attach a copy of your Notice of Default. If two owners are on the loan, either one can file.
4. File it with the District Court clerk and pay. The Eighth Judicial District Court says foreclosure mediation papers are e-filed with the Clerk of the Court. You pay a $25 filing fee plus your $250 half of the mediation fee; the lender pays the other half (NRS 107.086(3); FMR 1(2)). If you can't afford the $25, file a fee waiver application with it. The Self-Help Center says the $250 cannot be waived.
5. Mail file-stamped copies the same week. Send one to your lender, one to the trustee and one to Home Means Nevada, Inc. (its address is already printed on the Certificate of Mailing), plus anyone else you listed, all by certified mail, return receipt requested. Keep the receipts (NRS 107.086(3); FMR 8(3)).
6. Watch your mail and email. The trustee files an answer and pays the lender's share. The court assigns a mediator, who sends a scheduling notice and sets a document call. Documents are usually traded through the program's online portal, so an email address helps (FMR 13(1), 13(11)).
7. Gather your papers early. Expect to be asked for your last two pay stubs (or two months of profit and loss statements if self-employed), any Social Security award letter, rental income proof, two years of tax returns, two months of bank statements, current utility bills, a hardship letter and your latest HOA statement. Keep a copy of everything you send and proof of how you sent it.
8. Go to the mediation. You, the lender's representative (who must have authority to change the loan) and the mediator meet for up to 4 hours on a weekday between 8am and 5pm unless you all agree otherwise. Options usually on the table are a loan modification or repayment plan, a short sale, or a deed in lieu (NRS 107.086(5); FMR 15(3)-(4)). You do not have to accept an offer that won't work for you.

Homeowner deadlines

WhatDeadlineSource
Servicer must mail you a notice of your options before the Notice of DefaultAt least 30 days before it is recorded, and at least 30 days after you defaultNRS 107.500(1)
File your Petition for Foreclosure Mediation Assistance (or mail back the waiver form)Within 30 days after the Notice of Default is served on youNRS 107.086(3); FMR 8(3)(b)
Petition when the lender sued you (judicial foreclosure)By the date your answer to the complaint is dueFMR 9(2)
If you waive or don't fileHome Means Nevada gives the trustee a "no mediation required" certificate within 60 days of your waiver or 90 days of service, whichever is firstNRS 107.086(4)
Lender's list of documents it wants from youWithin 5 days of the document callFMR 13(2)
Your documents to the lender and mediatorWithin 15 days of getting the list; 15 days for any second request; 5 days for a final clarificationFMR 13(3), (5), (6)
Lender's note, deed of trust, assignments and a recent appraisal or BPO to youAt least 10 days before mediationFMR 13(7)
Book an interpreterAt least 21 days before mediation, through District Court staffFMR 21(1)
Mediation heldScheduled to finish within 90 days of the mediator's assignmentFMR 15(2)
Mediator's statement filedWithin 10 days after mediation; either side can ask the court for relief within 10 days after thatFMR 20(1)-(2)
Sale notice, if no dealNo sooner than 3 months after the Notice of Default was recorded; posted 20 days and published once a week for 3 weeks before the saleNRS 107.080(2)(d), (4)

Read 2026-10-27 from NRS chapter 107 as posted by the Nevada Legislature and the Foreclosure Mediation Rules posted by the Eighth Judicial District Court's ADR office. A timely petition stops any further step toward the sale until mediation is finished (NRS 107.086(3)). If no deal is reached, the court dismisses the petition and Home Means Nevada certifies that mediation is done within 30 days, so the trustee can go ahead (NRS 107.086(8)).

Homeowner forms

If you rent a home that is in foreclosure or was sold

1. Keep paying rent and keep your lease. Until the sale your landlord is still your landlord. After the sale, the new owner steps into the landlord's shoes and you keep the same rights and duties under your lease for the notice period (NRS 40.255(3)). If you stop paying, you can be evicted like any other tenant.
2. Read every paper posted on the door, even ones addressed to "tenant". Before the sale you must get a separate Notice to Tenants, posted and mailed at least 15 days before the sale date. It tells you that you can end your lease and move, or stay (NRS 107.087(3)).
3. After the sale, wait for a notice of change of ownership. If you pay rent by the month, the new owner must give you at least 60 days. If you pay by the week, you get at least that period. The notice must say who to pay rent to, that your lease continues through the notice period, and that not paying can lead to eviction (NRS 40.255(2), (4)). This applies to homes of up to four units.
4. If the new owner says you have only 3 days, push back in writing. Send the sample letter below by certified mail, return receipt requested, keep a copy, and offer to pay rent. It helps to send it to the bank and trustee as soon as you see a foreclosure notice, because the bank often ends up owning the house. Then call Legal Aid.
5. If you are served with a summons and complaint, answer it. Read the whole packet for your deadline and any hearing date. File the Answer to Complaint for Unlawful Detainer saying the new owner did not give the notice the law requires. If there is a "show cause" hearing, you can also file an Opposition to Issuance of Temporary Writ of Restitution. Bring your letter, mailing receipts, lease and rent receipts to court.
6. You can leave early, or make a deal. You may move out any time during the notice period and owe the new owner nothing more, and no eviction record can be entered if you do. You can also negotiate a new lease or a cash-for-keys payment (NRS 40.255(5)-(6)).

If you lost the home and are still living there

1. Know that the 60-day rule is for renters, not you. After the sale, the new owner (often the lender) can give a former owner a 3-day written notice to leave (NRS 40.255(1)).
2. If you think the sale broke the law, see a lawyer right away. A lawsuit to void a trustee's sale generally must be filed within 30 days after the trustee's deed is recorded, with a lis pendens recorded within 5 days after that (NRS 107.080(5)).
3. Otherwise, talk to the new owner. Many will agree to a move-out date, a short lease, or cash for keys.
4. If you are served with a summons and complaint, answer it. The new owner has to use a "formal" court eviction, not the faster summary process. If you do nothing, the owner can get a default order for possession and possibly money. Losing can mean paying the owner's court costs. File the Answer to Complaint for Unlawful Detainer with a justice court fee waiver if you can't pay the fee, and go to any show-cause hearing to raise your defenses or ask for a little more time to move.
5. Move your things out before a lockout. If the court orders you out, get your belongings out before the constable comes. If you can't, arrange a time with the new owner to come back for them.

Deadlines after the sale

WhatDeadlineSource
Tenant notice before the salePosted and mailed at least 15 days before the saleNRS 107.087(3)
Renter's notice of change of ownership after the saleAt least 60 days for month-to-month or longer; at least one rental period if you pay weeklyNRS 40.255(2)
Former owner's notice to leave3-day written notice to surrenderNRS 40.255(1)
Answer a summons and complaint for evictionAt least 10 days; the summons gives your exact dateNRS 107.087(3)
Earliest hearing on a temporary eviction / permanent eviction11 days / 20 days after you are servedNRS 107.087(3)
Suit to void the trustee's saleGenerally within 30 days after the trustee's deed is recordedNRS 107.080(5)
Your security depositThe new owner takes over the old landlord's duty for it; it is due back within 30 days after you move outNRS 118A.244(1); NRS 118A.242(4)

Read 2026-10-27 from NRS chapters 40, 107 and 118A as posted by the Nevada Legislature. The renter protections in NRS 40.255 cover homes of four units or less and do not apply to the former owner or to a mobile home lot in a park.

Forms after the sale

Where to go

Eighth Judicial District Court, ADR Office (Foreclosure Mediation Program) — runs the program in Clark County. Petitions are e-filed with the Clerk of the Court. 702-671-4493.
Home Means Nevada, Inc. — the state-designated nonprofit that handles program notices and certificates. Copies of your petition go to it. homemnv.org.
Clark County Recorder — 500 S. Grand Central Pkwy, 2nd floor. 702-455-4336. The Notice of Default and Notice of Trustee's Sale are public records you can look up by parcel number on the Recorder's site. Get the parcel number from the Clark County Assessor.
Justice court for the township where the home is — where a post-sale eviction case is filed and answered. Not sure which one? Use court case lookup.

Free help

Civil Law Self-Help Center — Regional Justice Center, 200 Lewis Ave, 1st floor. Free foreclosure mediation and eviction forms and help checking them. Staff can't give legal advice. Foreclosure mediation guide.
Legal Aid Center of Southern Nevada — 725 E. Charleston Blvd. 702-386-1070. Helps eligible homeowners with foreclosure, foreclosure mediation and HOA problems, and tenants facing eviction. Foreclosure help.
HUD-approved housing counselor — free. Your Notice of Default must list at least one (NRS 107.086(2)). A counselor can also certify a hardship so you can ask for mediation before a Notice of Default is filed (NRS 107.0865). Find more at hud.gov.
Nevada Mortgage Lending Division — the state regulator for mortgage companies. mld.nv.gov.

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