Finding out that a Notice of Default has been recorded on your home is unsettling. The good news is that it is the start of the formal process, not the end of it.

California law gives you at least three months before a sale can even be scheduled, and the decisions you make in the first few weeks have the most impact.

This guide is for Los Angeles County homeowners who just received an NOD, or suspect one has been recorded, and want to know what to do next.

Table of Contents

Where the NOD Is Recorded in LA County

Every Notice of Default on a Los Angeles County property is recorded with the Los Angeles County Registrar-Recorder/County Clerk (RR/CC), which keeps real estate records for the county. Once it is recorded, it becomes a public record, and a copy is mailed to you.

Because recordings are public, data companies pick them up quickly, which is why letters and calls from investors and “foreclosure help” firms often start within days.

For the statewide legal basics of the document itself, see what a Notice of Default means under California law. This post focuses on the practical steps.

How to Check What Has Been Recorded on Your Property

Do not rely only on what arrives in the mail. You can confirm what has been recorded against your home:

Through the Registrar-Recorder. The RR/CC does not post real estate records or indexes online. You can request copies of recorded documents through its online, mail, or fax request options, or book an in-person appointment at its headquarters in Norwalk. Appointments can be scheduled up to three weeks ahead, and fees depend on the type of document.
Through the Homeowner Notification Program. LA County’s Department of Consumer and Business Affairs (DCBA) runs a free program that notifies homeowners when certain documents are recorded on their property, including deeds, deeds of trust, and a Notice of Default or Notice of Sale. Its staff can also talk through your foreclosure and your options and help you work with your lender. You can reach DCBA at (800) 593-8222.
Through your servicer or trustee. The NOD lists the trustee and contact information. Call and ask for the recording date, the trustee sale number, and a current reinstatement figure.

How to Read Your Notice of Default

The notice is dense, but a few items matter most:

The recording date and document number. The three-month waiting period under Civil Code 2924 runs from the recording date, not the date you received it.
The amount in default. This is what you owed to catch up as of the date shown, including missed payments and allowed fees. It grows with each payment you miss.
The trustee and beneficiary. The beneficiary is the lender or investor. The trustee is the company that will run the foreclosure and, if it gets that far, the sale.
The declaration of contact. California requires the NOD to include a declaration that the servicer contacted you, tried with due diligence to contact you, or that no contact was required (Civil Code 2923.5 and 2923.55).
The statutory notice about your rights. It explains that you may be able to bring the account current and how to get an itemized payoff.

If anything looks wrong, such as an amount you do not recognize or no record of the required contact, write it down and raise it with a housing counselor or attorney.

Your First Two Weeks: A Practical Checklist

Write down the recording date and count forward three months. That is the earliest point a Notice of Trustee Sale can be issued.
Ask the trustee or servicer for a written reinstatement quote with a good-through date.
Gather your documents: mortgage statements, the NOD, any letters from the servicer, proof of income, and a list of monthly expenses.
Contact a HUD-approved housing counselor. The service is free.
Get a realistic estimate of what your home would sell for and what you owe on all loans, so you know whether you have equity.
Consider letting someone you trust follow the notices with you. A family member, housing counselor, or attorney can record a request with the county to receive copies of any notice of default and notice of sale (Civil Code 2924b).
Be careful with anyone who asks for upfront fees to “save” your home, pressures you to sign quickly, or asks you to sign over your deed. Legitimate help does not work that way.

Your Options After an NOD

Reinstate the loan

During the reinstatement period you can pay the past-due amount plus allowed costs, and the loan continues as before. Under Civil Code 2924c(e), this right lasts until five business days before a scheduled sale. Family help, a 401(k) loan, or other savings are common sources.

Ask for a loan modification or repayment plan

If your income has recovered, the servicer may be able to modify the loan or spread the arrears over time. Submit a complete application as early as possible. Under federal servicing rules, a complete application received more than 37 days before a scheduled sale generally prevents the servicer from holding the sale while it is reviewed.

Sell the home

If you have equity, selling before the auction is often the way to keep it. A sale pays off the loan through escrow, and what is left goes to you. If you list with an agent, AB 2424 may let you postpone the sale while you market the home. We explain the requirements in our AB 2424 guide. If you need a fast, certain close, a cash sale is another route.

Short sale or deed in lieu

If you owe more than the home is worth, a lender-approved short sale lets you sell for less than the payoff. A deed in lieu of foreclosure, where you hand the property back to the lender by agreement, is another option some lenders accept.

Bankruptcy

Filing for bankruptcy creates an automatic stay that generally halts a foreclosure sale while the case is open. Chapter 13 can allow you to catch up on arrears through a repayment plan. It is a serious legal step with long-term effects, so talk to a bankruptcy attorney first. Our overview of selling a house during Chapter 13 in California covers how the two can work together.

What Happens If Nothing Changes

If the default is not cured, the trustee can record and serve a Notice of Trustee Sale once the three months have passed. That notice must go out at least 20 days before the auction. The full sequence, including what happens after the sale, is laid out in our California foreclosure timeline.

Common Questions

Can I find out online whether an NOD was recorded on my LA County home? Not directly from the county. The Registrar-Recorder does not offer online access to real estate records or indexes, so you would request a copy or visit in person. The DCBA Homeowner Notification Program can alert you when documents are recorded.

Is the amount on the NOD what I need to pay? It was the amount as of the date on the notice. Additional payments, fees, and costs may have been added since, so always ask for a current written reinstatement quote.

Will the trustee sale happen exactly three months after the NOD? Usually not. Three months is the minimum before notice of a sale can be given, and the sale must be at least 20 days after that notice. Many sales are scheduled later or postponed.

Talk to Someone Who Knows LA County

You do not have to sort this out alone. A free HUD-approved housing counselor or a California foreclosure attorney can review your situation with you. If selling is one of your options, we can give you a clear number to compare.

We either buy directly or bring a vetted cash buyer, and we can work around your timeline. See how we help with foreclosures in Los Angeles and selling a house in foreclosure, call (424) 435-2326, or request a no-obligation offer online.

Want to see what other California sellers say about working with us? Find Cash Home Buyers CA on Google for reviews, or call us at (424) 435-2326.

Notice of Default in Los Angeles County: What Happens Next