Foreclosure Help and HUD Housing Counselling

If you are struggling to pay your mortgage, contact your servicer and a HUD-approved housing counsellor as soon as possible. Foreclosure timelines vary by state—the earlier you act, the more options you are likely to have.

Falling behind on a mortgage is one of the most stressful financial situations a household can face. There is free help available through HUD-approved housing counsellors, and there are legal protections and loss mitigation options that your servicer is required to consider. This page explains what is generally available. This is general educational information only—not legal or financial advice.

Contact your servicer immediately

Your mortgage servicer is legally required to acknowledge receipt of a loss mitigation application within five days and evaluate it. Loss mitigation options may include: forbearance (a temporary pause or reduction in payments), a repayment plan (to catch up on missed payments over time), loan modification (a permanent change to the loan terms), or a short sale or deed in lieu of foreclosure (alternatives to foreclosure that may reduce the impact on your finances and credit).

HUD-approved housing counsellors

HUD-approved housing counsellors provide free or low-cost advice on mortgage delinquency, foreclosure prevention, and loss mitigation options. They are independent of your lender and can help you understand your options, prepare paperwork and communicate with your servicer. Find a counsellor at hud.gov/findacounselor or by calling 1-800-569-4287. This service is available in multiple languages.

Judicial vs non-judicial foreclosure states

The foreclosure process varies significantly by state. In judicial foreclosure states, the lender must go through the court system—this process generally takes longer and gives borrowers more opportunity to respond. In non-judicial (or “power of sale”) foreclosure states, the lender can foreclose without court involvement—timelines may be shorter. Knowing which type your state uses affects how urgently you need to act.

Legal aid for housing

If you have received a foreclosure notice, free or low-cost legal help may be available through Legal Services Corporation (lsc.gov). Housing-specific legal aid organisations exist in many states. The CFPB has guidance on mortgage relief scams—be wary of companies that charge upfront fees to “save your home”. Legitimate counsellors and legal aid organisations do not charge upfront fees.

Foreclosure rescue scams

Fraudulent companies sometimes target homeowners in distress, offering to negotiate with lenders in exchange for upfront fees. These companies often take the fees and provide little or no help. Use only HUD-approved counsellors (free) and, for legal matters, Legal Services Corporation-funded organisations (also free to those who qualify).

Free help resources