Indiana foreclosure laws: how the process works and how long it takes

In Indiana, foreclosure goes through the courts. The sale waits on a judge, and no law sets how fast a court case goes.

Photo of Ross Kilburn
By Ross Kilburn
Law checked Mar 10, 2026. Deadlines rechecked Nov 4, 2026. HOA rules rechecked Nov 3, 2026. · See the 17 sources · How we check our guides
Data from

Indiana at a glance

Does an Indiana foreclosure go through a court?
Yes. Every foreclosure is a court case.
How long does it take?
No law sets a total length. The sale waits on a judge, and no law sets how fast a court case goes.
How far behind can you get before it starts?
Usually more than four months of missed payments.
Can you catch up to stop it?
Yes in some cases, with conditions. Deadlines by kind of foreclosure
Can you get the house back after the sale?
No. There's no right to buy it back after the sale.
Can the lender come after you for what the sale doesn't cover?
Yes. The lender can ask a court for the leftover balance.
Is there mediation?
Yes: the Foreclosure settlement conference. How to sign up
How many Indiana homeowners are 90+ days behind?
The share of borrowers with a mortgage who were 90+ days behind was 1.2% in the first quarter of 2025, about the same as the U.S. (1.2%). How Indiana compares

What "through a court" means for you in Indiana

Indiana

Through a court

The lender files a lawsuit, and a judge has to approve the sale. You can answer in court, and no law sets how fast a case goes.

Not Indiana

Without a court

The lender or a trustee sends the notices the law requires and sells the home at a public sale. There's no lawsuit unless you file one, so the dates in each notice matter most.

How foreclosure works in Indiana, step by step

The 9 steps of a foreclosure in Indiana, and the time the law gives each

Each step in order, with the time the law gives it. 6 of the 9 have a time set in law; "No set time" means the court sets the pace.

  1. 120+ days behind You fall behind on payments
  2. At least 30 days The lender files the case in court
  3. 20 days You're served with the court papers
  4. No set time The judge decides the case
  5. 30 days The sale is ordered and advertised
  6. 90 days The home is sold at auction
  7. No set time The home is sold at auction
  8. 7 days The buyer gets the deed
  9. No set time You may be asked to leave
Source: Indiana law and federal rules, as cited at each step; American Default Research state law file, checked Mar 10, 2026 American Default Research · americandefault.org/help/laws/indiana/
Each step in detail, with the law behind it

  1. Step 1

    You fall behind on payments

    Federal rules give you time to apply for help before anything is filed. Source 12 CFR 1024.41

  2. Step 2

    The lender files the case in court

    No sooner than 30 days after the lender sends the pre-suit notice (IC 32-30-10.5-8)

    The lender (or its attorney) files a foreclosure complaint in the Circuit or Superior Court of the county where the property is located. Source IC 32-30-10-3

  3. Step 3

    You're served with the court papers

    Response generally due 20 days after service, or 30 days after the last published notice

    After the complaint is filed, each defendant must be served with the summons and complaint. Source Indiana Trial Rules 4, 4.13 and 6

  4. Step 4

    The judge decides the case

    Varies by court; if the homeowner asks for a settlement conference, the judge cannot sign the foreclosure order until it has occurred

    If the borrower does not respond within the time the rules allow (generally 20 days after service), the lender can ask the court for a default judgment (an automatic win for the lender). Source IC 32-30-10-9

  5. Step 5

    The sale is ordered and advertised

    ~30 days

    Upon entering the foreclosure judgment, the court issues an Order of Sale directing the Sheriff of the county to sell the property at public auction. Source IC 32-30-10-8

  6. Step 6

    The home is sold at auction

    ~90 days

    The property is sold at public auction by the county Sheriff on the scheduled date. Source IC 32-29-7-9

  7. Step 7

    The home is sold at auction

    None after the sale

    Indiana has no redemption period after the Sheriff's sale: every sale made under IC 32-29-7 is made without right of redemption (IC 32-29-7-9). Source IC 32-29-7-7

  8. Step 8

    The buyer gets the deed

    ~7 days

    After the sale, the Sheriff issues a Sheriff's Deed to the successful bidder (or the lender if credit-bid) under IC 32-29-7-10. Source IC 32-29-7-10

  9. Step 9

    You may be asked to leave

    Varies by court

    After the Sheriff's Deed is recorded, if the former owner or tenants remain in possession, the new owner may file an action for ejectment in Circuit or Superior Court, or utilize Indiana's summary eviction procedures. Source IC 32-30-3 et seq. (Ejectment)

Indiana gives no right to buy the home back after the sale, so the sale date is the last deadline.

Deadlines for stopping a foreclosure in Indiana

Catching up means paying what you've missed, plus late fees and the trustee's and attorney's costs, but not the whole loan. How late you can do it depends on the kind of foreclosure.

Deadlines for catching up, after the sale and other steps in Indiana
Kind of foreclosureDeadlineWhat starts the clock
Through a courtOnly one payment due Until the sale When only one payment is due, you can pay it plus interest and costs to the court: before judgment it ends the case, after judgment it pauses it. The pause can end if you miss a later payment. Source IC 32-30-10-11
Through a courtMore than one payment due Your loan papers decide If more than one payment is due, this law gives no catch-up right, so check your mortgage. Source IC 32-30-10-11
After the sale
Through a court No buying back A sheriff's sale is made without any right to buy the home back. Your right to pay off the loan ends at the sale. Source IC 32-29-7-9
Other deadlines and rules
Through a courtResidential mortgage foreclosure At least 30 days after the lender sends its presuit notice The lender has to send you the presuit notice by certified mail and wait that long before it files a foreclosure case. The law lists some exceptions. Source IC 32-30-10.5-8(a)
Through a courtAny home Within 30 days after the complaint is served on you Tell the court by then that you want a settlement conference. Source IC 32-30-10.5-8(c)
Through a courtAny home Within 20 days after you are served File your response to the foreclosure complaint by then. Trial Rule 6(B) allows one timely automatic 30-day extension. Source Indiana Trial Rule 6(D)(1)
Through a courtServed by publication Within 30 days after the last published notice If you were served by publication, respond to the foreclosure complaint by then. Source Indiana Trial Rule 4.13(B)(6)
Through a courtAny home At least 30 days before the settlement conference Give your loss mitigation package to the court and to the creditor's attorney by then. Source IC 32-30-10.5-10(a)(3)(A)
Through a courtAny home Until the sale You can redeem your home before the sheriff sells it by paying the judgment, interest and costs. There is no redemption after the sale. Source IC 32-29-7-7
Through a courtSeparate possession lawsuit Within 20 days after the summons is served If the buyer files a separate action for possession, answer it by then. Your deadline can be extended. Source Indiana Trial Rule 6(D)(1)
Through a courtAny home At least 30 days before the sale The sheriff has to publish the first notice of the sale at least that long before the sale date. You can use the published date to check the sale schedule. Source IC 32-29-7-3(e)

Not sure which kind yours is? A court summons or lawsuit means a court foreclosure. A notice of default or notice of sale with no lawsuit means one without a court.

Asking for help: For covered loans and servicers, receiving a complete application more than 37 days before a scheduled sale can require the mortgage company to wait while it evaluates it. Prior applications and other exceptions matter. Ask the company to confirm receipt and what is still missing; preparing a package here does not pause a sale.

How far behind can you get before an Indiana foreclosure starts?

More than 120 days, about four months of missed payments, for most loans on the home you live in. The federal rule has exceptions, such as a reverse mortgage, or a sale or transfer of the home without the lender's OK.

Your mortgage company generally has to try to reach you by day 36 and send a letter about help options by day 45.

An Indiana foreclosure usually can't start until you're more than 120 days behind

Days behind on your mortgage, against the federal waiting period before filing a foreclosure case or starting a nonjudicial foreclosure

Source: 12 CFR 1024.41 (Consumer Financial Protection Bureau Regulation X); IC 32-30-10.5-8 (Pre-Suit Notice) American Default Research · americandefault.org/help/laws/indiana/

What you can do at each step of an Indiana foreclosure

What tends to go wrong for people at each point, and the step that answers it.

What you can do at each step of a foreclosure in Indiana
WhenWhat goes wrongWhat you can do
You've missed a payment You're told to wait, or passed from person to person, while the clock runs. Ask your mortgage company (the servicer, the company on your statement) what help it offers, in writing, and keep a copy of everything you send and get. A complete application sent well before any sale date has to be reviewed before the sale can go ahead Source 12 CFR §1024.41. How a loan modification works.
Court papers arrive Foreclosure keeps moving while your application is still being reviewed. The case moves on unless you respond to the court. A legal aid office can help you answer for free if you qualify. You can also ask about the Foreclosure settlement conference.
A sale date is set The sale is days or weeks away. A HUD-approved housing counselor or legal aid can help right away. Both are free. Paying what you're behind can stop the sale only where Indiana's catch-up rule allows it. Filing for bankruptcy usually pauses a sale while the automatic stay lasts, though the stay has exceptions and can be short for someone with a recent dismissed case Source 11 U.S.C. §362.
After the sale Money left over sits unclaimed, or you're told to leave at once. Indiana gives no right to buy the home back. Ask the court or trustee whether any surplus is being held. A former owner can generally be removed only through the process state law sets.

Signing up for the Foreclosure settlement conference

  1. Tell the court you want a settlement conference.
  2. Ask your local court clerk where to file the request.
Deadline
Within 30 days after the foreclosure complaint is served on you. The first page of your summons explains this right.
Does it stop the sale?
Asking in time holds off the foreclosure judgment. If you ask within the 30 days, the court can't enter one until the conference ends without an agreement. It can go ahead sooner if you don't send the lender and the court the papers the court's notice lists by its deadline, or if the court finds a conference would do little because of an earlier try to work things out with the lender.

Read Indiana's mediation rules in.gov

Can your HOA or condo association foreclose in Indiana?

If you fall behind on association dues, the association can put a lien on your home. If it forecloses for unpaid dues, these rules apply, not the mortgage deadlines.

Where a row says “Not found in the law,” the sections we read don't address that point. It doesn't mean the answer is no.

Can it foreclose, and how?

Yes. A homeowners association (HOA) enforces its lien by filing a complaint in circuit or superior court, and the court then orders a sale of the property. A condo association may foreclose by lawsuit under the rules for mechanics’ liens (liens for unpaid work on a building).

Read the law's words
“A homeowners association may enforce a homeowners association lien by filing a complaint in the circuit or superior court of the county where the real estate that is the subject of the lien is located.…” iga.in.gov

Is there a minimum debt or a waiting period?

The HOA act sets no dollar floor, but the HOA usually has to wait 90 days after it records the lien before it files suit. The condo act sets no dollar or time floor for unpaid assessments.

Read the law's words
“…may not be filed earlier than ninety (90) days, unless:…” iga.in.gov

What notices come first?

An HOA has to record its lien and usually wait 90 days before it sues. The condo act lets the association file and foreclose its assessment lien by lawsuit. It states no special notice before the suit.

Read the law's words
“A homeowners association lien under this chapter attaches to real estate upon the recording of a notice of lien by the homeowners association in the office of the recorder of the county in which the real estate is located.…” iga.in.gov

Do you have a right to a payment plan?

Not found in the law

Can the HOA's claim go ahead of the mortgage?

A condo assessment lien ranks below the first recorded mortgage. An HOA lien takes its priority from the day the notice of lien is recorded, not from the date of the assessment. A lender or buyer who takes title through a first-mortgage foreclosure does not owe the HOA or condo assessments that came due before that.

Read the law's words
“…all sums unpaid on a first mortgage of record…” iga.in.gov

What protects you?

An HOA usually has five years after recording to sue. You, or a lender or other lienholder, can send the HOA written notice to file suit. If the HOA doesn't sue within one year of getting that notice, the lien is void, though the debt can still be collected like other claims.

Read the law's words
“…must be filed not later than five (5) years…” iga.in.gov

Can you buy the home back after the sale?

Not found in the law

Source Ind. Code §§ 32-28-14-5 to -9

Who these rules cover: The Homeowners Association Liens chapter covers owners of real estate in a subdivision. The condominium law covers property whose owners record a condominium declaration.

Protections in Indiana law

Open one to read the rule in the law's own words.

Foreclosure settlement conference State program

Borrowers in foreclosure cases filed after July 1, 2009, have the legal right to request a settlement conference with the mortgage lender: a face-to-face meeting with the lender's representative to potentially work out a deal before a foreclosure takes place. The lender is required to notify the homeowner of this right at the beginning of a foreclosure proceeding, and a lender must send a representative to the conference. If the homeowner asks for a settlement conference, the judge cannot sign the foreclosure order until it has occurred. Attorneys are available to assist homeowners during a settlement conference; the Indiana Foreclosure Prevention Network (1-877-GET-HOPE) takes requests for a pro bono attorney. More on the Foreclosure settlement conference.

Catching up after the loan is called due (reinstatement) State law

Where one interest payment or installment of principal is due and no other installment is due, by paying the court the principal and interest due, with costs, before final judgment (the case is then dismissed) or after final judgment (the proceedings on the judgment are stayed). If more than one installment is due, this section does not apply by its terms. Source IC 32-30-10-11

Mortgage foreclosure settlement conferences Program

Borrowers in foreclosure cases filed after July 1, 2009 have the legal right to request a settlement conference with the mortgage lender. The Indiana courts' self-service page explains how. More on Mortgage foreclosure settlement conferences.

How Indiana compares

Indiana requires a court for every foreclosure, as Kentucky, Illinois and Ohio do. Michigan lets most foreclosures happen without one.

Indiana's share of borrowers with a mortgage who are 90+ days behind is under half its 2009 peak

Share of Indiana borrowers with a mortgage who have one 90+ days past due, quarterly, Q1 2005 to Q1 2025

0% 2% 4% 6% U.S. 1.2% Q1 2005Q3 2007Q1 2010Q3 2012Q1 2015Q3 2017Q1 2020Q3 2022Q1 2025 Q1 2025 1.2% 0% 2% 4% 6% U.S. 1.2% Q1 2005Q1 2010Q1 2015Q1 2020Q1 2025 Q1 2025 1.2%
Source: Federal Reserve Bank of Philadelphia, Consumer Credit Explorer; data sourced from Federal Reserve Bank of New York Consumer Credit Panel / Equifax. Q1 2025 American Default Research · americandefault.org/help/laws/indiana/

Indiana is tied for 20th place for the share of mortgages 90+ days behind, of the 50 states and D.C.

Share of borrowers with a mortgage who have one 90+ days past due, by state, Q1 2025. Dashed line: the U.S.

Louisiana: 2.5%Mississippi: 2.1%Nevada: 1.6%Texas: 1.6%West Virginia: 1.6%Alabama: 1.5%Florida: 1.5%Georgia: 1.5%New York: 1.5%Oklahoma: 1.5%South Carolina: 1.5%D.C.: 1.4%New Mexico: 1.4%Arkansas: 1.3%Connecticut: 1.3%Delaware: 1.3%Kentucky: 1.3%Maryland: 1.3%Pennsylvania: 1.3%Illinois: 1.2%Indiana: 1.2%New Jersey: 1.2%Arizona: 1.1%Missouri: 1.1%North Carolina: 1.1%Ohio: 1.1%Rhode Island: 1.1%Kansas: 1.0%Michigan: 1.0%Tennessee: 1.0%California: 0.9%Hawaii: 0.9%Iowa: 0.9%Maine: 0.9%South Dakota: 0.9%Virginia: 0.9%Vermont: 0.9%Alaska: 0.8%Colorado: 0.8%Massachusetts: 0.8%Minnesota: 0.8%Montana: 0.8%North Dakota: 0.8%Nebraska: 0.8%Oregon: 0.8%Idaho: 0.7%New Hampshire: 0.7%Washington: 0.7%Wyoming: 0.7%Utah: 0.6%Wisconsin: 0.6% U.S. 1.2% Indiana 1.2% Highest Lowest Louisiana: 2.5%Mississippi: 2.1%Nevada: 1.6%Texas: 1.6%West Virginia: 1.6%Alabama: 1.5%Florida: 1.5%Georgia: 1.5%New York: 1.5%Oklahoma: 1.5%South Carolina: 1.5%D.C.: 1.4%New Mexico: 1.4%Arkansas: 1.3%Connecticut: 1.3%Delaware: 1.3%Kentucky: 1.3%Maryland: 1.3%Pennsylvania: 1.3%Illinois: 1.2%Indiana: 1.2%New Jersey: 1.2%Arizona: 1.1%Missouri: 1.1%North Carolina: 1.1%Ohio: 1.1%Rhode Island: 1.1%Kansas: 1.0%Michigan: 1.0%Tennessee: 1.0%California: 0.9%Hawaii: 0.9%Iowa: 0.9%Maine: 0.9%South Dakota: 0.9%Virginia: 0.9%Vermont: 0.9%Alaska: 0.8%Colorado: 0.8%Massachusetts: 0.8%Minnesota: 0.8%Montana: 0.8%North Dakota: 0.8%Nebraska: 0.8%Oregon: 0.8%Idaho: 0.7%New Hampshire: 0.7%Washington: 0.7%Wyoming: 0.7%Utah: 0.6%Wisconsin: 0.6% U.S. 1.2% Indiana 1.2% Highest Lowest
Source: Federal Reserve Bank of Philadelphia, Consumer Credit Explorer; data sourced from NY Fed Consumer Credit Panel / Equifax. Q1 2025 American Default Research · americandefault.org/help/laws/indiana/
Indiana and its neighbors: mortgages 90+ days behind and State Distress Index rank
State90+ days behind, Q1 2025Distress rank (score)
Kentucky 1.3% 15th (72)
Indiana 1.2% 29th (44)
Illinois 1.2% 18th (66)
Ohio 1.1% 27th (48)
Michigan 1.0% 5th (92)

The share counts people with a mortgage on their credit report, not loans or dollars. Ranks are of 51 (the 50 states and D.C.); 1st is the most distressed. Indiana's full distress profile and county scores.

Questions about foreclosure in Indiana

How long does foreclosure take in Indiana?

The sale waits on a judge, and no law sets how fast a court case goes. Before any of it starts, your mortgage company usually has to wait until you're more than four months behind. Each step and its deadline.

How many months behind before foreclosure starts in Indiana?

Usually more than four months of missed payments. A federal rule keeps your mortgage company from filing before then on most loans on the home you live in, with a few exceptions, such as a sale of the home without the lender's OK. Some state notices that are only mailed to you can come during that wait.

Source 12 CFR §1024.41(f)

Is Indiana a judicial foreclosure state?

Yes. Indiana is a judicial foreclosure state. All residential mortgage foreclosures must proceed through the court system under IC 32-30-10 et seq. — there is no statutory non-judicial (power of sale) foreclosure available for residential mortgages in Indiana. The lender files a complaint in the Circuit or Superior Court of the county where the property is located. A judge or magistrate must enter a judgment of foreclosure before the property can be sold at a Sheriff's sale. Indiana also has an expedited judicial procedure for abandoned or vacant properties that can reduce timelines to 3-4 months.

Can I stop foreclosure once it starts in Indiana?

Often there are still ways to try, though none is guaranteed. You can catch up on what you owe, where Indiana's catch-up rule allows it. You can apply for a loan modification or a pause on payments; send the complete application more than 37 days before any sale date, so the sale has to wait for an answer. You can file for bankruptcy, or sell, including a short sale if your lender approves.

What is the redemption period for a foreclosure in Indiana?

Indiana's rule: no post-sale redemption. Every sale made under IC 32-29-7 is made without right of redemption (IC 32-29-7-9); the homeowner's right to redeem, by paying off the amount due, ends when the property is sold at the Sheriff's sale (IC 32-29-7-7).

Source IC 32-29-7-7

Can bankruptcy stop a foreclosure in Indiana?

It usually pauses one. Filing creates an automatic stay that stops most collection, a foreclosure sale included, while it lasts. The stay has exceptions, and for someone who had a case dismissed in the past year it can last only 30 days or not start at all. A Chapter 13 plan can let you catch up on missed payments over three to five years.

Source 11 U.S.C. §362(c)(3)–(4)

Does Indiana have a foreclosure mediation program?

Yes. Indiana has the Foreclosure settlement conference. Who can use it and how to start depends on the program's rules (the Foreclosure settlement conference's page). A neutral person helps you and the lender talk about options.

Can the lender come after me for the leftover balance in Indiana?

Yes. Indiana allows deficiency judgments, so the lender can generally go to court for the difference between what you owed and the sale price. Indiana allows deficiency judgments after foreclosure sale. After the Sheriff's sale, if the sale proceeds are insufficient to satisfy the mortgage debt plus costs, the lender may seek a deficiency judgment against the borrower for the remaining balance. Indiana does not require the court to credit fair market value (FMV) against the deficiency — the deficiency is based on the difference between the actual sale price and the outstanding debt. However, if the lender credit-bid and received the property, courts may consider whether the bid was commercially reasonable. In rendering a judgment of foreclosure, the court gives personal judgment against any party to the suit who is liable for the money secured by the mortgage (IC 32-30-10-5).

What is the homestead exemption in Indiana?

As Indiana law sets it: $22,750. Indiana's homestead exemption is $22,750 under IC 34-55-10-2(c)(1). The exemption protects equity in the debtor's principal residence from judgment creditors and is individually available to joint debtors for property they hold as tenants by the entireties. CRITICAL: The homestead exemption does not protect against mortgage foreclosure — the mortgage lender can foreclose regardless of the exemption. The exemption is primarily relevant in bankruptcy proceedings and protection from unsecured judgment liens. Indiana's low homestead exemption means homeowners with significant equity have limited protection from judgment creditors.

What if I have an FHA, VA, or USDA loan in Indiana?

Government-backed loans have their own rules on top of Indiana law. FHA requires a meeting or reasonable efforts to arrange one in covered defaults. Current rules allow approved remote methods; exceptions and timing requirements apply. VA and USDA set their own help options; the forbearance guide and loan modification guide explain each program's options.

How long do I have to move out after a foreclosure sale in Indiana?

After the Sheriff's Deed is issued, if the former owner remains in possession, the new owner may file an ejectment or summary eviction action in Circuit or Superior Court. When an order or judgment is for the delivery of possession, the party it favors is entitled to a writ directing the Sheriff to deliver possession upon application to the clerk (Indiana Trial Rule 70(A)). Bona fide tenants receive 90-day notice under the federal Protecting Tenants at Foreclosure Act.

Is the Homeowner Assistance Fund still available in Indiana?

Generally, no. HAF programs, including the Indiana Homeowner Assistance Fund (HOAF), couldn't commit new money after September 30, 2026 (Treasury). If the program approved you before then, ask it about payments still being processed.

Can I do a short sale to avoid foreclosure in Indiana?

Possibly, with your lender's approval. In Indiana, a deficiency waiver (a release of the remaining balance) can be negotiated as part of a short sale approval. Short sales are available in Indiana if the lender or servicer agrees. A lender can agree to waive the deficiency (the difference between the value of the property and the amount still owed on the mortgage); if it does, the CFPB advises getting the waiver in writing and keeping it.

Foreclosure laws in another state

The process and the deadlines change at every state line.

Protect yourself from scams

The FTC and CFPB describe these warning signs and the rules behind them:

  1. Upfront fees for promised relief are a warning sign. Under FTC mortgage-assistance rules, most companies that sell mortgage help cannot charge until a homeowner accepts a written offer from the mortgage company or lender. A separate FTC rule covers debt-relief companies that sell by phone and ties fees to a completed debt arrangement. It bars a fee until at least one debt has been settled or changed, the customer agrees to the arrangement, and the customer has made a payment under it. The FTC describes a narrow exception for lawyers who give help as part of the practice of law and are licensed in the state where the client or dwelling is. The lawyer follows that state's rules for attorneys, and advance fees are placed in a client trust account before services begin under state trust-account rules.
  2. HUD-approved foreclosure-prevention counseling is free. HUD’s national counselor line is 800-569-4287. The CFPB counselor finder lists agencies and their services. If an organization charges for help described as free HUD counseling, the CFPB finder can verify the agency and its listed services before any payment.
  3. A request to sign over a deed is a warning sign. The CFPB identifies title-transfer schemes among foreclosure-relief scams. Signing over title can mean losing ownership of the home; a lawyer can explain what a proposed document would do.
  4. Foreclosure protections depend on timing and the loan. Regulation X generally bars the first foreclosure notice or filing on a principal-residence loan until the borrower is more than 120 days behind, subject to exceptions. A complete assistance application can delay some foreclosure steps, but that depends on when it arrives; it does not necessarily stop every step. The CFPB warns about promises to “save” a home.

Fraud reports: CFPB · FTC · state attorney general offices.

Free help in Indiana

Indiana has 11 HUD-approved housing counseling agencies

The 11 whose HUD listing includes foreclosure or mortgage delinquency counseling, one dot per office, as of Nov 4, 2026. The listing below names them all.

Source: U.S. Department of Housing and Urban Development, Housing Counselor list American Default Research · americandefault.org/help/laws/indiana/

HUD-approved housing counselors in Indiana, by city (11)

  • City of Bloomington - Housing and Neighborhood Development (Hand), Bloomington · 812-349-3420 · Website HUD-approved housing counselor
  • HOUSING OPPORTUNITIES, INC dba CoACTION, Crown Point · 800-826-7871 HUD-approved housing counselor
  • Community Action Program of Evansville & Vanderburgh County, Inc, Evansville · 812-425-4241 HUD-approved housing counselor
All 11 agencies
  • Hope of Evansville, Inc, Evansville · 812-423-3169 · Website HUD-approved housing counselor
  • City of Gary Department of Community Development, Gary · 219-881-5075 HUD-approved housing counselor
  • Lacasa of Goshen, Inc., Goshen · 574-533-4450, ext. 72 · Website HUD-approved housing counselor · Languages: English, Spanish
  • Northwest Indiana Reinvestment Alliance, Hammond · 219-750-1206 · Website HUD-approved housing counselor · Languages: English, Spanish
  • Dubois Pike Warrick Economic Opportunity Committee, Inc. D/B/A Tri-Cap, Jasper · 812-482-2233 · Website HUD-approved housing counselor
  • The Affordable Housing Corporation of Marion, Indiana, Marion · 765-662-1574 · Website HUD-approved housing counselor
  • Transition Resources - Pendleton, Pendleton · 866-844-8556 HUD-approved housing counselor
  • Lincoln Hills Development Corporation, Tell City · 812-547-3435 · Website HUD-approved housing counselor

Listings come from the HUD Housing Counselor API and the Legal Services Corporation grantee list, as of Nov 4, 2026. American Default Research does not endorse or rank any provider. Credit counselors and other kinds of free help are in our help directory.

Sources and method

A summary of foreclosure law and practice in Indiana, read from its laws and the federal servicing rules and checked Mar 10, 2026. It isn't legal advice: your mortgage sets specific terms, and courts and counties vary. For your situation, talk to a HUD-approved counselor, legal aid or a lawyer.

  • 12 CFR 1024.41 (CFPB Regulation X); IC 32-30-10.5-8 (Pre-Suit Notice): You fall behind on payments, at consumerfinance.gov
  • IC 32-30-10-3; IC 32-30-10.5-8; Indiana Trial Rule 9.2(A): The lender files the case in court, at rules.incourts.gov
  • Indiana Trial Rules 4, 4.13 and 6 · You're served with the court papers, at rules.incourts.gov
  • IC 32-30-10-9; IC 32-30-10.5 (Settlement Conference); Indiana Trial Rule 6(D) (Response Deadlines); Indiana Trial Rule 9.2 (Written Instruments); Indiana Trial Rule 55 (Default Judgment); Indiana Trial Rule 56 (Summary Judgment): The judge decides the case, at rules.incourts.gov
  • IC 32-30-10-8; IC 32-29-7-3 · The sale is ordered and advertised, at allencountysheriff.org
  • IC 32-29-7-7; IC 32-29-7-9 · The home is sold at auction, at public.courts.in.gov
  • IC 32-29-7-10 · The buyer gets the deed, at public.courts.in.gov
  • IC 32-30-3 et seq. (Ejectment); Indiana Trial Rule 70(A); PTFA (12 U.S.C. § 5220 note): You may be asked to leave, at rules.incourts.gov
  • Indiana law · the sale steps and notice periods, at in.gov
  • IC 32-30-10-11, at iga.in.gov
  • Mortgage foreclosure settlement conferences, at in.gov
  • Regulation X, 12 C.F.R. § 1024.39, at consumerfinance.gov
  • 11 U.S.C. § 362, the automatic stay, at law.cornell.edu
  • Federal Reserve Bank of Philadelphia, Consumer Credit Explorer; data sourced from NY Fed Consumer Credit Panel / Equifax. at philadelphiafed.org
  • U.S. Department of Housing and Urban Development · find a housing counselor, at hud.gov
  • IC 32-30-10 et seq. at iga.in.gov
  • IC 34-55-10-2(c)(1), at iga.in.gov

We write with assistance from AI tools. Figures come from the data and sources named on this page.