The Michigan Foreclosure Process Explained: Timeline, Redemption Rights & How to Sell Your House Fast

If you just received a foreclosure notice in the mail, you are probably feeling a mix of panic and confusion. The legal language is dense, the deadlines feel impossible, and it seems like the bank is already taking your house. Here is the truth: you have more time and more options than that notice makes it sound.

Michigan's foreclosure process is one of the longest in the country. From the day you miss your first payment to the day you actually lose your property, the timeline typically stretches 8 to 14 months — and in many cases longer. Within that window, there are specific stages where you can negotiate, reinstate your loan, file legal challenges, or sell the property outright and walk away with whatever equity remains.

The most misunderstood part of Michigan's process is what happens after the sheriff sale. Most homeowners assume the auction is the end. It is not. Michigan law gives you a 6-month redemption period after the sale during which you still own the home, can still live in it, and can still sell it. That redemption window is the single most valuable right you have in this process, and most people do not even know it exists.

This guide walks through every stage of Michigan's foreclosure process — from the first missed payment to the final expiration of your rights — and explains exactly what you can do at each point to protect your equity, your credit, and your future.

How Michigan Foreclosure Works: Two Paths

Michigan allows two types of mortgage foreclosure: foreclosure by advertisement (non-judicial) and judicial foreclosure. The vast majority of residential foreclosures in Michigan — over 90% — use the non-judicial route because it is faster and cheaper for lenders. Understanding which path your lender is using determines your timeline and your options.

Foreclosure by Advertisement (Non-Judicial)

Foreclosure by advertisement is the standard process in Michigan. It does not involve the courts. Instead, the lender follows a statutory procedure — publishing notice in a local newspaper, posting notice on the property, and conducting a sheriff sale — all without filing a lawsuit. The legal authority for this process comes from MCL 600.3201 through 600.3280.

For this method to be used, the mortgage must contain a "power of sale" clause. Nearly every residential mortgage written in Michigan in the last 40 years includes this clause. If yours does, your lender will almost certainly use foreclosure by advertisement because it is faster, cheaper, and does not require a judge's approval.

Judicial Foreclosure

Judicial foreclosure requires the lender to file a lawsuit in circuit court. The process takes longer — typically 12 to 18 months or more — because it moves through the court system. Lenders rarely choose this route unless the mortgage lacks a power of sale clause, there is a dispute about the debt, or they want to pursue a deficiency judgment (the difference between what you owe and what the property sells for at auction).

If your lender files a judicial foreclosure, you will be served with a summons and complaint and have the opportunity to file a formal legal response. This gives you more procedural protections but also more legal complexity — you will likely need an attorney.

Judicial vs. Non-Judicial Foreclosure: Side-by-Side Comparison

For most Michigan homeowners, foreclosure by advertisement is the process you are facing. The rest of this guide focuses primarily on that path, since it covers the overwhelming majority of cases. Where judicial foreclosure differs in a meaningful way, those differences are noted.

The Complete Michigan Foreclosure Timeline

The Michigan foreclosure timeline has clearly defined stages, each with specific deadlines and requirements. Understanding where you are on this timeline tells you exactly how much time you have left — and what your options are at each stage.

Stage 1: Missed Payments and Default (Days 1-90)

Foreclosure does not begin the day you miss a payment. Most lenders will not take any formal action until you are at least 90 days past due (three missed payments). During this period, you will receive late payment notices, phone calls from the servicer, and increasingly urgent letters. This is the easiest stage to resolve — you can often catch up by paying the past-due amount plus late fees.

Many lenders will also offer loss mitigation options during this early stage, including loan modifications, forbearance agreements, and repayment plans. If you are going to negotiate with your lender, this is the best time to do it. The further you get into the process, the less flexibility you will have.

Stage 2: The 120-Day Federal Waiting Period (Days 90-210)

Under the Dodd-Frank Act and its implementing regulations (specifically the CFPB's Regulation X, 12 CFR 1024.41), your mortgage servicer cannot make the first formal foreclosure filing until you are more than 120 days delinquent. This is a federal rule that applies in every state, including Michigan.

This 120-day window is specifically designed to give you time to explore loss mitigation options. During this period, you should receive a loss mitigation notice from your servicer explaining the alternatives available to you. If you submit a complete loss mitigation application during this window, the servicer is legally required to evaluate it before proceeding with foreclosure.

Stage 3: Notice Requirements and Publication (Weeks 1-4 After Filing)

Once the 120-day waiting period has passed, the lender can initiate foreclosure by advertisement. This requires two specific actions:

• Published notice: The foreclosure notice must be published once per week for four consecutive weeks in a newspaper of general circulation in the county where the property is located
• Posted notice: A copy of the notice must be physically posted on the property at least 15 days before the sheriff sale date

The published notice must include the borrower's name, a description of the property, the amount owed, and the date, time, and location of the sheriff sale. The notice also contains the length of the redemption period that will apply after the sale.

Stage 4: The Sheriff Sale

The sheriff sale is a public auction conducted by the county sheriff at the courthouse or a designated location. The property is sold to the highest bidder. In the vast majority of cases, the only bidder is the foreclosing lender, who bids the amount of the outstanding debt (plus fees and costs). The lender does not actually pay cash — they credit the debt against the bid amount.

If a third party bids more than the lender's credit bid, they must pay cash. The surplus — the amount above what is owed to the lender — goes to the homeowner. In practice, third-party bidders at Michigan sheriff sales are uncommon because the redemption period makes the investment uncertain.

Stage 5: The 6-Month Redemption Period

After the sheriff sale, Michigan law gives you a statutory redemption period — typically 6 months — during which you can reclaim the property by paying the full sheriff sale purchase price plus interest, fees, and costs. This is the most misunderstood and most valuable part of Michigan's foreclosure process. We cover it in detail in the next section.

Complete Foreclosure Timeline at a Glance

The timeline above represents the standard non-judicial foreclosure by advertisement. Judicial foreclosures add additional months due to court proceedings. Bankruptcy filings, loan modification applications, and legal challenges can all extend the timeline further.

The 6-Month Redemption Period Explained

The redemption period is the single most important right you have as a Michigan homeowner facing foreclosure. It is also the most commonly misunderstood. Here is exactly how it works and why it matters.

What Redemption Means

After the sheriff sale, Michigan law (MCL 600.3240) gives the former owner a statutory right to "redeem" the property — essentially buy it back — by paying the full amount the property sold for at the sheriff sale, plus interest at the rate stated in the mortgage, plus any fees and costs incurred by the purchaser. The standard redemption period is 6 months from the date of the sheriff sale.

During this 6-month window, several critical facts apply:

• You still own the property. Title does not transfer to the sheriff sale purchaser until the redemption period expires. You remain the legal owner
• You can still live in the property. The purchaser cannot evict you or take possession until after the redemption period ends
• You can still sell the property. Because you are still the legal owner, you have the right to sell to anyone willing to buy — as long as the sale proceeds are sufficient to satisfy the redemption amount or the buyer assumes that obligation
• You do not have to make mortgage payments. The mortgage is technically satisfied by the sheriff sale. You owe no further payments to the lender during redemption (though you are responsible for property taxes and insurance)

When the Redemption Period Is Shorter

The standard 6-month redemption period can be shortened to just 30 days if the property is "abandoned." Under Michigan law, the sheriff sale purchaser can petition the court for a finding of abandonment, which accelerates the timeline dramatically. Signs that courts look for when determining abandonment include:

• The property is unoccupied and unsecured
• Utilities have been disconnected
• The property shows signs of neglect (overgrown lawn, accumulated mail, broken windows)
• The owner has moved out and shows no intention of returning

When the Redemption Period Is Longer

In rare cases, the redemption period extends to 12 months. This applies when the property has more than a certain amount of agricultural land (typically more than 3 acres used for farming) or in certain judicial foreclosure situations. For the vast majority of residential properties in Michigan, the standard 6-month period applies.

How to Actually Redeem

To exercise your redemption right, you must pay the full redemption amount to the county register of deeds within the redemption period. The redemption amount includes the sheriff sale price, interest, and any fees or costs the purchaser has paid (such as property taxes or insurance premiums). This is a lump-sum payment — there is no installment plan.

For most homeowners, coming up with a lump-sum payment large enough to redeem is unrealistic. That is why selling the property during the redemption period — and using the sale proceeds to clear the debt — is often the most practical path forward.

Property Tax Foreclosure: The Other Threat

While mortgage foreclosure gets most of the attention, property tax foreclosure is the more immediate and more severe threat for many Michigan homeowners — particularly in cities like Detroit, Flint, and Saginaw where property values have declined but tax assessments have not always kept pace with reality.

How Property Tax Foreclosure Works in Michigan

Michigan's property tax foreclosure process is governed by the General Property Tax Act (MCL 211.78 et seq.) and operates on a strict three-year timeline:

• Year 1 — Delinquent taxes: If you do not pay your property taxes by the due date, you are charged a 4% penalty. The taxes are considered delinquent but no foreclosure action begins
• Year 2 — Forfeited to county treasurer: If the taxes remain unpaid by March 1 of the following year, the delinquent taxes are forfeited to the county treasurer. Additional interest and fees accrue. You are added to the county's foreclosure list and notified by mail
• Year 3 — Foreclosure and loss of property: If you do not pay all delinquent taxes, interest, and fees by March 31 of the third year, the county treasurer obtains a judgment of foreclosure from the circuit court. Title transfers to the county. You lose the property

The Critical Difference: No Redemption Period

This is where property tax foreclosure differs most dramatically from mortgage foreclosure. After the March 31 deadline in year three, there is no redemption period. Title transfers to the county immediately upon the court's judgment, and you lose all rights to the property. There is no 6-month window, no second chance, no opportunity to sell.

The county can then sell the property at a tax auction — often for a fraction of its market value. Any surplus from the sale that exceeds the tax debt may be claimable by the former owner under the 2023 U.S. Supreme Court decision in Tyler v. Hennepin County, but the property itself is gone.

Property Tax Foreclosure Takes Priority

Property tax liens are superior to mortgage liens in Michigan. This means the county's tax claim comes before the bank's mortgage claim. If your home is subject to both mortgage foreclosure and property tax foreclosure, the tax foreclosure takes priority. The county can take your property and wipe out the mortgage lender's lien entirely.

This is particularly relevant for homeowners who owe more on their mortgage than the property is worth. Even if you stop paying the mortgage, you must continue paying property taxes or risk losing the property in a much faster and less forgiving process.

Your Legal Rights at Every Stage

Michigan law provides specific protections for homeowners at each stage of the foreclosure process. Knowing your rights is essential — lenders and servicers do not always follow the rules, and procedural violations can give you grounds to challenge or delay the foreclosure.

Pre-Foreclosure Rights

• Right to loss mitigation evaluation: Under federal law (CFPB Regulation X), your servicer must evaluate you for loss mitigation options if you submit a complete application at least 37 days before a scheduled sale
• Right to a single point of contact: Your servicer must assign you a single point of contact who can help you navigate loss mitigation options
• Right to housing counseling: Michigan's State Housing Development Authority (MSHDA) provides free, HUD-approved housing counselors. The servicer is required to inform you of this right
• Right to reinstatement: You can stop the foreclosure at any time before the sale by paying all past-due amounts, late fees, and legal costs. This is called "reinstatement" and it returns your loan to current status

During the Foreclosure Process

• Right to proper notice: The lender must follow every statutory notice requirement — publication for four consecutive weeks, posting on the property, and inclusion of all required information. Failure to follow these requirements makes the foreclosure voidable
• Right to challenge the foreclosure: You can file a lawsuit to challenge the foreclosure if the lender failed to follow proper procedures, if you were not in default, or if the lender violated federal servicing rules
• Right to mediation: Some Michigan counties have foreclosure mediation programs that require the lender to negotiate with you in good faith before proceeding to sale

After the Sheriff Sale

• Right of redemption: 6 months to redeem the property by paying the full sale amount plus interest and costs
• Right of possession: You can remain in the property during the redemption period. The purchaser cannot begin eviction proceedings until the redemption period expires
• Right to sell: You retain the right to sell the property to a third party during the redemption period
• Right to surplus: If the sheriff sale generates proceeds above what is owed to the lender, you are entitled to the surplus

How Foreclosure Affects Your Credit and Future

Beyond losing your home, a completed foreclosure has long-lasting financial consequences that extend years into your future. Understanding these impacts is critical when weighing whether to let the foreclosure proceed or take action to stop it.

Credit Score Damage

A completed foreclosure typically drops your credit score by 100 to 160 points. The exact impact depends on your starting score — homeowners with higher scores see a larger point drop. A credit score that starts at 780 may fall to 620 or lower. A score that starts at 680 may drop below 550, pushing you into subprime territory where credit cards, car loans, and even apartment rentals become significantly more expensive or unavailable.

The foreclosure remains on your credit report for 7 years from the date of the first missed payment that led to the foreclosure. During those 7 years, every lender, landlord, employer, and insurance company that pulls your credit will see it.

Future Mortgage Waiting Periods

After a foreclosure, you cannot immediately qualify for a new mortgage. The waiting periods depend on the loan type:

These waiting periods mean a foreclosure in 2026 could prevent you from buying another home until 2029 at the earliest (FHA/VA) or 2033 (conventional). If you sell the home before the foreclosure is finalized — even during the redemption period — you avoid the foreclosure entry entirely, though late payments already reported to credit bureaus will remain.

Deficiency Judgments

If your home sells at the sheriff sale for less than what you owe, the lender may have the right to pursue a deficiency judgment for the difference. In Michigan, a lender who forecloses by advertisement must file a separate lawsuit within the applicable statute of limitations to obtain a deficiency judgment. This means even after you lose the house, you could still owe the lender money.

Selling the property before the sheriff sale and negotiating a payoff with the lender often results in the lender accepting the sale proceeds as payment in full, even if they are less than the total debt. This eliminates the risk of a deficiency judgment entirely.

How to Stop Foreclosure: Every Option Ranked

You have multiple options for stopping or resolving a Michigan foreclosure, and they vary dramatically in complexity, cost, and long-term impact. Here is every option, ranked from simplest to most complex.

1. Reinstatement (Catch Up on Payments)

The simplest option. You pay all past-due payments, late fees, and legal costs to bring the loan current. This can be done at any time before the sheriff sale. After the sale, reinstatement is no longer available — your only option is redemption (paying the full sale amount).

Best for: Homeowners who experienced a temporary financial setback and can now afford the full past-due amount.

2. Loan Modification

Your lender modifies the terms of your mortgage — typically by reducing the interest rate, extending the term, or adding missed payments to the back end of the loan. A loan modification is applied for through your servicer and evaluated based on your current income, expenses, and the property value.

Best for: Homeowners who can afford a lower payment but cannot catch up on the existing past-due amount. Apply as early as possible — submitting a complete application at least 37 days before the sale date triggers federal protections that prevent the sale from proceeding.

3. Sell the Property

Selling the home — either on the open market or to a cash buyer — pays off the mortgage and stops the foreclosure. If the sale price exceeds what you owe, you keep the difference. If the home is underwater (you owe more than it is worth), you may be able to negotiate a short sale where the lender accepts less than the full amount.

Best for: Homeowners who have equity in the property and want to exit the situation cleanly. A cash sale is the fastest path, closing in 7-14 days, which matters when you are working against a foreclosure deadline. This is the only option that fully preserves your credit (no foreclosure entry) and puts cash in your pocket.

4. Forbearance Agreement

The lender temporarily reduces or suspends your payments for an agreed-upon period. At the end of the forbearance period, you must catch up — either with a lump sum, a repayment plan, or a loan modification. Forbearance does not eliminate the debt; it delays it.

Best for: Homeowners dealing with a short-term hardship (job loss, medical event) who expect to recover financially within 3-12 months.

5. Deed in Lieu of Foreclosure

You voluntarily transfer the property to the lender in exchange for cancellation of the debt. This avoids the formal foreclosure process but still has a negative impact on your credit — though less severe than a completed foreclosure.

Best for: Homeowners who have no equity, cannot sell the property, and want to minimize credit damage. The lender must agree to accept the deed in lieu.

6. Bankruptcy

Filing for bankruptcy triggers an automatic stay that immediately halts all foreclosure proceedings. Chapter 13 bankruptcy allows you to propose a repayment plan to catch up on missed payments over 3-5 years while keeping the home. Chapter 7 bankruptcy only delays the foreclosure temporarily (usually 2-4 months) and does not eliminate the mortgage debt.

Best for: Homeowners who want to keep the house and can afford ongoing payments plus a catch-up plan, but need court protection to prevent the sale while they get organized. Bankruptcy has its own serious credit implications and should be considered only after exploring other options.

7. Legal Challenge

If the lender failed to follow Michigan's statutory requirements — improper notice, failure to publish for the required four weeks, violation of the 120-day waiting period, or other procedural defects — you can file a lawsuit to challenge the foreclosure. A successful challenge can void the sheriff sale entirely.

Best for: Homeowners who have evidence of procedural violations and can afford an attorney. This is not a DIY option.

Selling Your Home During Foreclosure

Selling your home is one of the most effective ways to stop foreclosure, preserve your credit, and walk away with whatever equity you have built. The question is not whether you can sell during foreclosure — you absolutely can — but how to do it fast enough given your timeline.

When Can You Sell?

You can sell your home at any point during the foreclosure process:

• Before the sheriff sale: You still hold full title and can sell through any method — agent listing, FSBO, or cash sale. The sale proceeds pay off the mortgage, and the foreclosure is dismissed
• During the redemption period: Even after the sheriff sale, you remain the legal owner for 6 months. You can sell to a third party during this window, though the sale must generate enough to cover the redemption amount (sheriff sale price plus interest and fees)

Why Speed Matters

The biggest challenge with selling during foreclosure is the timeline. A traditional agent-listed sale takes 30-90 days in most Michigan markets — and that does not include the time needed to prepare the home, schedule showings, and navigate buyer financing contingencies. If your sheriff sale is 45 days away, a traditional sale is a gamble you may not be able to afford.

A cash sale eliminates the time-consuming elements. There is no listing period, no showings, no buyer financing contingency, no appraisal, and no waiting for a lender to underwrite and approve a loan. A cash buyer can submit an offer within 24-48 hours of seeing the property and close within 7-14 days. That speed is the difference between selling successfully and losing the property at auction.

Selling During the Redemption Period: The Process

Selling during the redemption period is legal but requires careful execution:

1. Determine the redemption amount: Contact the county register of deeds or the foreclosing lender's attorney to get the exact amount needed to redeem the property — including the sheriff sale price, accrued interest, and any fees
2. Find a buyer: The buyer must understand they are purchasing a property in its redemption period. Cash buyers experienced in foreclosure situations are accustomed to this
3. Ensure the sale price covers the redemption amount: If it does, the sale proceeds are used to redeem the property, clear the title, and transfer ownership to the buyer. Any surplus goes to you
4. Close before the redemption period expires: The entire transaction must be completed and the redemption amount paid before the 6-month deadline. There are no extensions

What If You Are Underwater?

If you owe more than the property is worth, a standard sale will not generate enough to pay off the mortgage. In this situation, you have two options:

• Short sale: The lender agrees to accept less than the full amount owed. Short sales require lender approval, which can take 30-90 days, making them difficult to execute under a tight foreclosure deadline
• Deed in lieu of foreclosure: You voluntarily transfer the property to the lender. This avoids the formal foreclosure but still affects your credit

Even in an underwater situation, acting early gives you the best chance of negotiating a favorable outcome. Lenders generally prefer a short sale to a foreclosure because it reduces their costs and often recovers more than a sheriff sale auction.

Foreclosure Rescue Scams: What to Watch For

Whenever homeowners are desperate, scammers show up. The foreclosure rescue scam industry exploded after the 2008 financial crisis, and it remains a serious problem today. Michigan homeowners in foreclosure are actively targeted by individuals and companies that promise to "save your home" but instead steal your equity, your title, or your money.

Common Foreclosure Scam Types

• Equity stripping: A "buyer" offers to purchase your home for far below market value, promising you can rent it back or buy it back later. Once the deed transfers, they own the property and the rent-back promise disappears
• Phantom help / fee harvesting: A company charges upfront fees (often $1,000-$5,000) to "negotiate with your lender" or "file paperwork to stop the foreclosure." They collect the fee and do nothing, or do work that is already available for free through HUD-approved counselors
• Bait-and-switch deed transfer: You are presented with what appears to be routine paperwork but is actually a deed transfer. By signing, you unknowingly transfer your home's title to the scammer
• Lease-back schemes: Someone offers to buy your home, let you stay as a renter, and sell it back to you once your finances improve. The sale never happens, and you end up as a tenant in a home you used to own — or evicted entirely
• Fake government programs: Scammers claim to represent a government program that can modify your loan or halt your foreclosure for a fee. Legitimate government assistance programs never charge fees

Red Flags That Should Stop You Immediately

• Anyone who asks you to sign over your deed or title
• Upfront fees before any services are delivered (this is illegal in Michigan for foreclosure rescue services)
• Guarantees that they can stop your foreclosure — no one can guarantee this
• Pressure to act immediately without reading documents
• Instructions to stop communicating with your lender, servicer, or attorney
• Instructions to make mortgage payments to someone other than your lender or servicer

Frequently Asked Questions

How long does the foreclosure process take in Michigan?

The total Michigan foreclosure timeline typically runs 8 to 14 months from your first missed payment to final loss of the property. This includes a 120-day federal waiting period before the lender can begin foreclosure, a 4-week publication period for the sheriff sale notice, and a 6-month statutory redemption period after the sale. Judicial foreclosures can take 12 to 18 months or longer due to court involvement. Bankruptcy filings and legal challenges can extend the timeline further.

Can I sell my house during the Michigan foreclosure redemption period?

Yes. Michigan law allows you to sell your home during the 6-month redemption period after the sheriff sale. You retain legal ownership and the right to transfer the property until the redemption period expires. To sell during redemption, the sale price must cover the sheriff sale purchase price plus interest and fees, or the buyer must negotiate directly with the foreclosing lender. Cash buyers can close fast enough to complete the transaction before your redemption window closes — often within 7-14 days.

What is the difference between mortgage foreclosure and property tax foreclosure in Michigan?

Mortgage foreclosure is initiated by your lender when you stop making mortgage payments. Property tax foreclosure is initiated by the county treasurer when you fail to pay property taxes for three or more years. The critical difference is that property tax foreclosure has no redemption period after the county takes title — once the March 31 deadline passes in the third year, you lose the property permanently with no right to buy it back. Both types can happen simultaneously, and property tax foreclosure actually takes priority over mortgage liens, meaning the county's claim comes before the bank's.

How does foreclosure affect my credit score in Michigan?

A completed foreclosure typically drops your credit score by 100 to 160 points and remains on your credit report for 7 years from the date of the first missed payment. It also triggers a waiting period of 3 to 7 years before you can qualify for a new mortgage, depending on the loan type. FHA and VA loans require a 2-3 year wait, while conventional loans require 7 years. Selling your home before the foreclosure is finalized — even during the redemption period — avoids the foreclosure entry on your credit report entirely, though any late payments already reported will remain.

Can filing bankruptcy stop a Michigan foreclosure?

Yes, filing for bankruptcy triggers an automatic stay that immediately halts all foreclosure proceedings, including a scheduled sheriff sale. A Chapter 13 bankruptcy allows you to propose a repayment plan to catch up on missed payments over 3 to 5 years while keeping your home. A Chapter 7 bankruptcy only delays foreclosure temporarily — usually 2 to 4 months — and does not eliminate your mortgage obligation. The lender can petition the court to lift the automatic stay, so bankruptcy is a tool for buying time and restructuring debt, not a permanent solution unless you can fund a Chapter 13 repayment plan.

Protect Your Home, Your Equity, and Your Credit

If you are facing foreclosure in Michigan, the most important thing to understand is that you have time — and you have options. Michigan's foreclosure process is deliberately long, with built-in protections at every stage that give you opportunities to act. The 120-day federal waiting period, the publication requirements, the sheriff sale process, and the 6-month redemption period all exist to give you a chance to resolve the situation on your terms.

The worst thing you can do is nothing. Every day you wait narrows your options and reduces your leverage. The earlier you act, the more choices you have — loan modification, reinstatement, forbearance, or a sale that pays off the mortgage and puts whatever equity remains in your pocket.

For many Michigan homeowners, selling the property is the cleanest exit. It stops the foreclosure, eliminates the mortgage debt, avoids the 100-160 point credit score hit, and preserves your ability to buy another home without a 3-7 year waiting period. A cash sale can close in 7-14 days — fast enough to beat a sheriff sale deadline or close within the redemption window.

The foreclosure notice in your mailbox is not the end. It is a starting gun. What you do next determines whether you walk away with your equity and your credit intact, or lose both.

Disclaimer: This article is for informational purposes only and does not constitute legal or financial advice. Michigan foreclosure laws, timelines, and redemption periods are subject to change and may vary based on individual circumstances. Federal foreclosure protections including the 120-day waiting period are governed by CFPB Regulation X. Consult with a Michigan real estate attorney or HUD-approved housing counselor for advice specific to your situation. MSHDA provides free foreclosure counseling at 1-866-946-7432.