Louisiana HOA / Condominium Foreclosure Timeline Calculator — Executory Process, 4-7 Months, No Post-Sale Redemption (LSA-C.C.P. art. 2631 / LSA-R.S. 9:1123.115)

How this calculator works

This is a procedural-timeline model for a Louisiana condominium assessment-privilege foreclosure under the Louisiana Condominium Act and the civil-law executory-process framework. Given the default date, petition filing date, order for seizure and sale date, sheriff seizure date, sheriff sale date, optional target sheriff sale date, and a reference date, it returns:

1. The days-delinquent count and the procedural posture of the executory-process file.
2. The recommended demand-letter and privilege-recording dates from the default date.
3. The 3-day demand for payment deadline from the order for seizure date under LSA-C.C.P. art. 2639.
4. The projected sheriff sale date from the seizure date (seizure + 30 days under LSA-C.C.P. art. 2722-2724).
5. The projected sheriff sale date from the petition filing date (petition + 90 days typical Louisiana timeline).
6. A target-achievable flag comparing any target sheriff sale date to the typical timeline.
7. A plain-language next-action recommendation tailored to the current posture.

Use the calculator at every milestone — default, demand, privilege recording, petition, order, seizure, sale — to keep the timeline current and to flag posture changes that require attorney action.

The relevant LSA-R.S. 9:1121 statute

Louisiana condominium assessment-privilege foreclosure pulls from two statutory bodies. The Louisiana Condominium Act at LSA-R.S. 9:1121.101 et seq. creates the underlying privilege; the Louisiana Code of Civil Procedure at LSA-C.C.P. art. 2631 et seq. governs the executory-process pathway used to enforce it.

LSA-R.S. 9:1123.115 — Creates the statutory association assessment privilege attaching automatically when each assessment becomes due. The privilege is enforced through executory process or ordinary process. The privilege is subordinate to any conventional mortgage recorded before the privilege attached.

LSA-C.C.P. art. 2631 — Defines the availability of executory process. Executory process is available when the underlying authentic act of mortgage (or condominium declaration) confesses judgment.

LSA-C.C.P. art. 2638 — The court issues an order directing the parish sheriff to seize and sell the property on the strength of the petition and the confession of judgment in the authentic act.

LSA-C.C.P. art. 2639 — The parish sheriff serves the unit owner with a 3-day demand for payment. If the owner pays within three days the enforcement halts. If not, the sheriff seizes the property.

LSA-C.C.P. art. 2721 — The petition for executory process must attach the authentic act and recite the confession of judgment. Declarations executed before a Louisiana notary with two witnesses qualify as authentic.

LSA-C.C.P. art. 2722-2724 — The sheriff advertises the seized property for sale for at least 30 days before conducting the public-auction sale at the parish courthouse.

Louisiana civil-law gotchas (executory process unique among US states, civil-law privilege vs common-law lien terminology, no statutory post-sale redemption)

EXECUTORY PROCESS IS UNIQUE AMONG US STATES. Louisiana is the only US state with executory process. The procedure operates on the strength of the confession of judgment in the underlying authentic act and bypasses the answer-period delays of ordinary process. The end-to-end timeline runs 4-7 months — faster than every common-law judicial-foreclosure peer and comparable to nonjudicial UCIOA states like Rhode Island and Washington despite using a judicial procedure. No other US state has an analogous procedure; practitioners moving from common-law states must learn the executory-process pathway from scratch.

JUDICIAL-ONLY — NO POWER-OF-SALE PATHWAY. Louisiana does not authorize nonjudicial foreclosure for residential mortgages or privileges. Both executory process and ordinary process are judicial. This is structurally different from UCIOA peers Rhode Island (R.I. Gen. Laws § 34-27 nonjudicial), Washington (RCW 61.24 nonjudicial), and Minnesota (Minn. Stat. § 580 power-of-sale by advertisement). Louisiana shares the judicial-only structure with Kentucky, Florida, Maine, Illinois, and New York — but the executory-process pathway is materially faster than any of those common-law judicial-foreclosure peers.

3-DAY DEMAND FOR PAYMENT UNDER LSA-C.C.P. art. 2639. The 3-day demand is a hallmark of Louisiana executory process and a key compression point in the timeline. After the court issues the order for seizure and sale, the parish sheriff serves the unit owner with a written demand for payment giving the owner three days (exclusive of holidays) to pay the full amount due plus costs. If the owner pays within three days the enforcement halts. If not, the sheriff seizes the property and triggers the 30-day advertisement period under LSA-C.C.P. art. 2722-2724. The 3-day demand is a creature of Louisiana civil procedure with no direct analog in common-law states.

30-DAY NOTICE / ADVERTISEMENT PERIOD UNDER LSA-C.C.P. art. 2722-2724. The parish sheriff advertises the seized property for sale for at least 30 days before conducting the sheriff's sale. Advertisement is typically published in the official journal of the parish and in some parishes also posted at the parish courthouse and at the property. The 30-day advertisement gives prospective purchasers notice of the auction and gives the unit owner one final window to redeem the obligation or arrange a third-party purchase.

NO STATUTORY POST-SALE REDEMPTION (GENERAL RULE). The general rule for Louisiana sheriff sales under executory process is NO statutory post-sale redemption. Once the sheriff sells the property and the sheriff's deed is registered, title vests in the purchaser subject only to senior encumbrances. This is structurally different from Kentucky (KRS § 426.530 conditional 1-year redemption when sale brings less than 2/3 of appraised value), Minnesota (Minn. Stat. § 580.23 flat 6-month redemption), and Maine (14 M.R.S. § 6322 flat 90-day post-judgment redemption). The Louisiana no-redemption rule accelerates clean title.

TAX SALES HAVE A 3-YEAR REDEMPTION — DO NOT CONFUSE WITH PRIVILEGE ENFORCEMENT. Louisiana tax sales under LSA-R.S. 47:2241+ have a 3-year redemption period for the prior owner. The tax-sale procedure is distinct from condominium-privilege enforcement under LSA-R.S. 9:1123.115. Practitioners sometimes confuse the two — the 3-year redemption applies ONLY to tax sales, not to executory-process sales for condominium assessment privileges.

THE DECLARATION MUST CONFESS JUDGMENT IN AUTHENTIC FORM FOR EXECUTORY PROCESS. Executory process under LSA-C.C.P. art. 2721 requires the underlying instrument to confess judgment in authentic form (executed before a Louisiana notary with two witnesses). Many older Louisiana condominium declarations do not include the confession-of-judgment language; for those associations the enforcement pathway is ordinary process, which extends the timeline to 9-15 months and tracks more closely to common-law judicial-foreclosure states. Modern Louisiana condominium declarations typically include the confession-of-judgment language to preserve the executory-process option.

4-7 MONTH TIMELINE UNDER EXECUTORY PROCESS; 9-15 MONTHS UNDER ORDINARY PROCESS. When the declaration confesses judgment, the typical Louisiana timeline is 4 to 7 months from default to clean title. When it does not, the timeline extends to 9-15 months under ordinary process. Louisiana associations should confirm the declaration language before electing the enforcement pathway and should plan the working-capital impact of the longer ordinary-process timeline if executory process is not available.

LOUISIANA DOES NOT LICENSE COMMUNITY ASSOCIATION MANAGERS. Florida (LCAM), Illinois (CAM), Nevada (CAM), and Virginia (CIC manager) all require state licensure of CAMs. Louisiana does not. The compliance work falls to the association attorney and the managing agent under contract. The executory-process pathway requires specific Louisiana procedural expertise — the petition under LSA-C.C.P. art. 2721, the authenticity of the underlying confession of judgment, the LSA-C.C.P. art. 2639 3-day demand, the LSA-C.C.P. art. 2722-2724 advertisement, and parish-specific sheriff sale practices. Industry associations (Community Associations Institute Louisiana chapter) offer professional designations on a voluntary basis but they are not state licenses.

PARISH-LEVEL VARIATION IN SHERIFF SALE PROCEDURE. Sheriff sale procedure varies by Louisiana parish. Orleans (New Orleans), Jefferson (Metairie), East Baton Rouge (Baton Rouge), Caddo (Shreveport), Lafayette (Lafayette), and St. Tammany (Covington) parish sheriffs handle the majority of Louisiana condominium executory-process sales. Each parish has slightly different practices for advertising, designating sale day, conducting the auction, and registering the sheriff's deed. Confirm local practice with Louisiana counsel before filing.

What this calculator does NOT model

The calculator implements the Louisiana executory-process TIMELINE math. It does NOT:

• Validate the authentic-form requirement for the confession of judgment under LSA-C.C.P. art. 2721 — confirm with Louisiana counsel that the declaration was executed before a Louisiana notary with two witnesses.
• Compute exact court processing times for the order for seizure and sale — Louisiana district court schedules vary by parish and judge.
• Model the substantive elements of the petition for executory process (verification, attachment of the authentic act, service requirements on the unit owner and necessary parties).
• Validate compliance with the LSA-C.C.P. art. 2722-2724 advertisement requirements — official-journal designation, posted notice (where required), and sale-day mechanics vary by parish.
• Model challenges by injunction under LSA-C.C.P. art. 2751 — defendants can challenge executory process through injunction proceedings that can extend the timeline.
• Cover the ordinary-process pathway in detail (used when the declaration does not confess judgment in authentic form) — the 9-15 month ordinary-process timeline tracks common-law judicial-foreclosure peers.
• Cover tax-sale procedure under LSA-R.S. 47:2241+ which has its own 3-year redemption and is distinct from condominium-privilege enforcement.

For any consequential foreclosure decision, retain Louisiana counsel with Condominium Act and executory-process experience and parish-specific sheriff sale experience to oversee the procedural compliance review.

Sources

Last reviewed: 2026-05-17 against:

• LSA-R.S. 9:1123.115 — statutory association assessment privilege.
• LSA-C.C.P. art. 2631 — availability of executory process.
• LSA-C.C.P. art. 2638 — order for seizure and sale.
• LSA-C.C.P. art. 2639 — 3-day demand for payment.
• LSA-C.C.P. art. 2721 — petition for executory process and confession-of-judgment requirement.
• LSA-C.C.P. art. 2722-2724 — sheriff sale advertisement / 30-day notice.
• LSA-C.C. art. 3338 — Louisiana public-records doctrine controlling rank.
• Louisiana sheriff sale procedure as administered by the parish sheriffs.
• Community Associations Institute Louisiana chapter practitioner materials on Louisiana executory-process workflow.