Understanding the Foreclosure Process in Victoria: From Listing to Court Approval

Posted on Oct 11, 2025



In today’s changing real estate market, foreclosures are becoming a topic of growing interest for both homebuyers and sellers in Victoria, BC. A foreclosure happens when a homeowner falls behind on mortgage payments and the lender takes legal steps to recover the debt through the BC Supreme Court. Unlike private sales, foreclosures follow a strict court-supervised process that ensures fairness to all parties involved — including the borrower, lender, and potential buyers. Understanding how this process works can help buyers prepare for what to expect and give homeowners valuable insight if they’re facing financial challenges. From the first court filing to the final judge’s approval, every stage of a foreclosure in British Columbia follows a clear path. This article explains that process in detail — from listing a foreclosed property at fair market value to how offers are handled and finalized in court.

What Is a Foreclosure?

A foreclosure happens when a homeowner defaults on their mortgage and the lender (usually a bank or credit union)takes legal action to recover the outstanding debt.
In BC, foreclosures are handled through the BC Supreme Court, and in the Victoria area, these cases are processed at the Victoria Law Courts located at 850 Burdett Avenue.Unlike some provinces where foreclosures are quick or administrative, BC foreclosures go through a judicial process, meaning a judge oversees each step and must approve every sale.

Step-by-Step Process of a Foreclosure in Victoria

Step 1 – The Lender Files a Petition in Court

When the borrower defaults on their loan (typically after three missed payments), the lender files a Petition for Foreclosure in the BC Supreme Court.
The court then issues a “Demand Letter” and “Petition for Order Nisi”, notifying the borrower that legal action has begun.

Step 2 – The Order Nisi (First Court Order)

The Order Nisi is the first major court order in a foreclosure proceeding.
It establishes two key things:
  1. The borrower’s debt amount (principal, interest, and legal costs)
  2. A redemption period – typically six months, allowing the borrower time to repay or refinance the mortgage.
During this period, the borrower may still sell the home privately to pay off the debt.

Step 3 – The Property Is Listed for Sale

If the borrower cannot pay off the mortgage during the redemption period, the lender (or court-appointed realtor) will list the property for sale, usually at fair market value.In Victoria, lenders commonly work with local REALTORS® experienced in foreclosure sales. The listing will clearly state “Court Ordered Sale” or “As Is, Where Is”, meaning the lender is not making any warranties about the property’s condition.

🔍 Key Notes for Buyers:

  • The property is often vacant, and maintenance may be minimal.
  • Buyers are encouraged to do thorough due diligence (inspection, title search, insurance quotes).
  • The seller (bank) rarely provides a property disclosure statement.

Step 4 – Offer Submission and Acceptance Process

When a buyer submits an offer:
  1. The lender’s lawyer reviews it and may accept it subject to court approval.
  2. Once accepted, a court date is scheduled at the Victoria Supreme Court.
  3. The buyer’s offer (along with deposit proof) is presented to the judge for final approval.
Before the court date, other interested buyers may also submit competing offers — usually in sealed envelopes to the lender’s lawyer.

Step 5 – The Court Hearing (The Judge’s Role)

At the court hearing, the judge reviews:
  • The appraised fair market value
  • The offers submitted
  • The lender’s recommendation
  • Whether the sale is fair to the borrower and lender
If multiple offers are present, the judge will open all sealed offers in open court.
This is often referred to as a “courtroom bidding process.”


 What Happens in Court:

  • All offers must be subject-free (no conditions such as financing or inspection).
  • Offers must include a deposit (usually 5%) in the form of a bank draft.
  • The judge will review all offers and select the highest and best one — not just by price, but also by terms and fairness.
Once the judge makes a decision, the sale is final. There are no counteroffers or negotiations after this point.

Step 6 – Court Approval and Completion

If the judge approves the sale:
  • A Court Order Approving Sale (COAS) is granted to the successful buyer.
  • The buyer’s REALTOR® and lawyer will then handle closing and title transfer within a few weeks (similar to a standard purchase).
If no satisfactory offers are received, the court may order the lender to reduce the price and re-list the property.

How Long Does the Process Take?

In Victoria, the entire foreclosure process typically takes 6–12 months from the first petition to sale completion, depending on:
  • Court availability (Victoria registry schedules can vary)
  • The property’s condition and price competitiveness
  • Market conditions and buyer interest

What Buyers Should Expect

Buying a foreclosure in Victoria can be an opportunity — but it requires patience and preparation.Here’s what to expect:
“As-Is” Condition: No repairs or guarantees from the lender.
No Seller Disclosure: You must rely on inspections and research.
Court-Approved Timing: Dates and decisions are set by the court, not negotiable.
Potential Competition: Multiple offers are common on well-priced properties.

For Homeowners Facing Foreclosure

If you’re a homeowner struggling with payments in Greater Victoria:
  • Talk to your lender early about possible repayment or refinancing options.
  • Contact a mortgage broker or real estate professional to explore a private sale before court involvement.
  • Know that once the Order Nisi is issued, the lender controls the sale, but you may still redeem the mortgage until final sale approval.

Important Legal Note

Foreclosure procedures must follow BC’s Supreme Court Rules and the Land Title Act, and each case is unique. Homeowners should always seek legal advice before signing any documents or attending court.

Final Thoughts

Foreclosures in Victoria, BC are handled carefully and transparently through the BC Supreme Court.
While the process may seem daunting, understanding how listings are priced, how offers are reviewed, and how judges make their final decision can help both buyers and sellers make informed choices.
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