Left arrowBack to Articles + Resources

How to Stop Foreclosure With a Temporary Restraining Order

The best way to temporarily stop a foreclosure up to the day before an auction, and when a homeowner does not need to otherwise declare bankruptcy, may be to file a Temporary Restraining Order (TRO). 

A TRO is a legal order filed by an attorney on behalf of a homeowner against their lender. In most cases, it will result in a brief delay (30 days, give or take) of a foreclosure auction – which may provide enough time for a homeowner to sell a home using other strategies or catch up the payments. TROs are a legal specialty; you must have an attorney with this specialty lined up in advance if you need to utilize this maneuver.


The advantage of a TRO is that it can be done at the last minute just before the home is actually auctioned off by the lender. In addition, it does not require the homeowner to declare bankruptcy and thus often both a bankruptcy and foreclosure can be avoided. Once the TRO is filed, the auction is stopped or nullified until the lender has the TRO lifted.


The disadvantage to filing a TRO is that it costs money and is only a temporary delay.

Common Questions About TROs

Filing a TRO is a big decision. Before or in conjunction with exploring this option, make sure you talk with us. Regardless of your situation, income, or equity, we would love to help you!

Question: How and How Much? Answer: Generally, you consult with a TRO attorney and complete the paperwork. Attorneys charge different fees for this. We have seen this cost around $2,000 for most people. 

Question: Does a TRO Stop Foreclosure? Answer: Yes, temporarily. TROs delay a foreclosure until the lender files a motion to have the TRO lifted. This almost always happens.

Late on house payments?

You can stop foreclosure. Find out how.

More onForeclosure »
Need answers to your real estate problems?Get Help Now

Get more expertise on your unique home situation.

When you’re faced with a challenging home situation, it’s nice to have a knowledgeable partner by your side. Browse our free articles and find helpful tips to guide your decision.

Coronavirus: Effects on Foreclosures, Evictions, and Loan Forbearance

Posted on April 20, 2020 Like many others, the coronavirus, also known as COVID-19, may have caused you to lose your job or suffer a loss of income. If you’re a homeowner, this loss can be devastating. It may prevent you from being able to pay your mortgag...

8 Ways You Can Avoid Foreclosure

The worst way to lose a house is through a foreclosure. We call foreclosure “the atomic bomb of credit scars.” It cuts the deepest and lasts the longest. When something affects your credit negatively, it lowers your credit score, and the effects last for v...

Avoiding Foreclosure – Is Bankruptcy Your Best Option?

The best way to temporarily stop a foreclosure up to the day before an auction, and when a homeowner has unsustainable debt beyond the home mortgage, may be to declare bankruptcy. A home cannot be sold or foreclosed on while in bankruptcy.  After you decla...