Lien & deed investing checklist. Toggle between investment types below.
Actions to take within 72 hours of winning
Full amount paid by the county deadline. Transaction confirmation / receipt saved. Wire confirmation number or certified check stub filed.
Obtained copy from the county (physical or digital). Stored in a dedicated investments folder. This document is your legal claim — do not lose it.
Some counties record automatically; others require the investor to do this. Verified the lien is in the public record. Retained the recorded copy.
Filed the deed and paid the recording fee ($20–$60 typical). Retained the stamped recorded copy. This establishes your ownership in the public record — do not delay.
Changed all locks. Posted no-trespassing signage. Addressed any immediate safety hazards. If occupied, consult an attorney before attempting to remove occupants.
Standard homeowner's policies do not cover vacant properties. Obtained a vacant or landlord policy from an insurance carrier and confirmed it is active.
Entered into your investment log: certificate/deed number, county, purchase date, amount paid, all fees, interest rate (lien) or purchase price (deed), and key deadlines.
Track your lien through the holding period
Calculated the exact date after which the owner can no longer redeem. Set a calendar reminder 60 days before this date to evaluate your options.
Redemption Watch As the deadline approaches, check the property status: Is it still occupied? Has a new mortgage appeared in the recorder records? Owner engagement with the property is the strongest signal of whether they will redeem. A property that was occupied when you bought the lien but has since gone vacant may now be a non-redemption candidate.The county will send redemption payment and any notices to the address you provided at registration. Verified it is correct and will be monitored.
Some states guarantee a minimum penalty even on very short redemptions (e.g. Arizona's 5% minimum). Know your state's rule so you can correctly calculate early redemption payoff.
In some states, paying subsequent year taxes on your lien property protects your position and adds to your lien balance. Know your state's rules and decide whether to pay.
Re-evaluate before filing — these steps are irreversible
Do not file prematurely. Get written confirmation from the county treasurer or tax collector before proceeding. An early filing can be dismissed and cost you fees.
Ran a new title search to catch any new liens or judgments. Confirmed no active bankruptcy stay via PACER that would prevent foreclosure.
Property value > Your lien + Senior liens + Legal costs + Carrying costs through completion. If this math doesn't work, don't foreclose — let the certificate expire.
Non-Redemption Outcome Check Non-redemption is only a good outcome if you researched the property well before bidding. Re-verify: Is the assessed value still realistic in today's market? Are there new liens since your original title search? Has the property deteriorated? If you scored a Low or Speculative redemption confidence at auction, this step is especially critical before spending money on legal fees.Retained an attorney licensed in the state where the property is located. Confirmed whether judicial or administrative foreclosure applies and received a fee and timeline estimate.
Certified mail notices sent to all parties required by state law — typically the owner, any lienholders, and the IRS if a federal lien exists. Attorney managing this confirmed completion.
Complaint filed, filing fee paid, case number obtained. All deadlines set by the court or county have been calendared and are being tracked.
Received deed from the court or county. Immediately recorded at the county recorder's office. Returned to Phase 3 post-purchase steps for the newly acquired property.
Selling, renting, or holding the acquired property
Decision based on property condition, local market, and your capital situation. Flip requires insurable title; rental requires habitability and landlord licensing compliance.
Some deed states give the former owner 1–2 years post-sale to reclaim the property. Do not sell or substantially renovate until this period is clear or attorney confirms it doesn't apply.
Title company confirmed they will issue a policy. If not, a quiet title action (3–6 months, $1,500–$4,000) may be required before selling to a buyer using financing.
Obtained at least two contractor bids. Signed agreement with defined scope and payment schedule. All required permits pulled before work begins.
For resale: listed with agent or FSBO at target price. For rental: qualified tenant secured with signed lease. Property meets all local habitability code requirements.