Indiana mortgage foreclosure is filed in the state's courts, and the Indiana Code sets a waiting period before a sale judgment can be executed. The mechanic's lien statute uses a 90 day recording deadline in its general rule, which is worth knowing when construction draws are involved. The state's hazard plan also records more than 1,800 tornadoes between 1950 and 2022.
World's Fair Capital makes business purpose loans to real estate investors in Indiana: fix and flip, DSCR rental, bridge and ground-up construction. This page covers points that most often matter to an investor there, each checked against the statute or agency that publishes it. It is general information, not legal or tax advice, and terms for any loan are set at underwriting.
Prepared by the WFC editorial team. Facts checked against the cited sources, last reviewed 2026-10-11.
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How a Indiana loan works with us
- 1Start your application
Fill out a short application in our secure portal.
- 2Review the term sheet
We prepare a term sheet for you to review and e-sign.
- 3Underwriting
Our team works the file and sends a clear document checklist.
- 4Closing
We close and fund through the title or closing agent.
What investors should know about Indiana
Mortgage foreclosure is filed in court
Under the Indiana Code, a mortgagee whose mortgagor defaults may proceed in the circuit, superior or probate court of the county.
Source: IC 32-30-10-3, checked 2026-10-11
Waiting period before a sale judgment is executed
For a mortgage executed after June 30, 1975, process generally may not issue to execute a foreclosure judgment or decree of sale until 3 months after the complaint is filed. The statute lists other periods for older mortgages and a court finding exception.
Source: IC 32-29-7-3, checked 2026-10-11
Remedy can be limited to the property
If the mortgage or a separate instrument has no express agreement to pay the secured sum, the statute confines the mortgagee's remedy to the mortgaged property.
Source: IC 32-30-10-4, checked 2026-10-11
Mechanic's lien notice deadline
Indiana's general rule requires a person claiming a mechanic's lien to file a sworn statement and notice with the county recorder within 90 days of the labor or materials. The same section sets a different period for certain structures, so lenders and investors check the exact subsection.
Source: IC 32-28-3-3, checked 2026-10-11
Tornado history in the state hazard plan
The state's multi-hazard mitigation plan cites federal weather data reporting more than 1,800 tornadoes in Indiana between 1950 and 2022.
Source: 2024 State of Indiana Standard Multi-Hazard Mitigation Plan (IDHS), checked 2026-10-11
General information, not legal or tax advice. Confirm details with your own counsel or title agent.
For brokers
Placing a deal in Indiana?
Your client stays your client. We work the deal with you, not around you.
Your compensation is written into the Letter of Intent your client reviews and e-signs, before underwriting begins.
Register in the portal to submit deals online, use program sheets and calculators, and track every file.
Questions on a Indiana deal? Call 800-590-7911 (Mon–Fri 8:00 AM – 5:00 PM EST).
What to send for a first look
- Property address and type
- Purchase price, or current value on a refinance
- Loan amount requested and what it is for
- Rehab or construction budget, if any
- Current or expected rent on a rental
- The borrower's experience and estimated credit score
- Your timeline to close
Loan programs for Indiana investors
- Hard Money Loans
- Fix & Flip Loans
- Rental / DSCR Loans
- Ground-Up Construction Loans
- Commercial Bridge Loans
- Multifamily Bridge Loans
- Small Balance Commercial Loans
- Foreign National Loans
- FlexCap Business Bridge Loans
Program availability varies by property and borrower. Business purpose loans only.
Have a deal in Indiana?
Call 800-590-7911 (Mon–Fri 8:00 AM – 5:00 PM EST) or start online.
Nothing on this website constitutes a commitment, approval, or guarantee of financing.
Rates, fees, terms, timelines, and program descriptions are subject to change without notice.
Any investor-related or capital discussion is not an offer to sell, a solicitation to buy, or a recommendation of any security or investment product.