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A free scan shows the junk files, broken settings and background clutter dragging Windows down - then fixes them in one click.Free scan · Windows 10 & 11If you may miss a mortgage payment, contact your mortgage servicer immediately, explain whether the hardship is temporary or ongoing, and ask for the complete loss-mitigation or mortgage-assistance application. A servicer may consider forbearance, a repayment plan, a loan modification, refinancing, a short sale, or a deed-in-lieu of foreclosure. A HUD-approved housing counselor can help you evaluate the choices and complete paperwork, often at little or no cost. None of these outcomes is automatic: eligibility, timing, your loan’s owner or insurer, state law, and whether your application is complete all matter.
If I can’t pay my mortgage loan, what should I do first?
Call the number on your latest mortgage statement as soon as you know the payment may be unaffordable. Tell the representative why you are struggling, whether the problem is temporary or permanent, and what income, expenses, assets, and other obligations your household has. You can open the conversation with the Consumer Financial Protection Bureau’s suggested wording: “Can you tell me what options I have to stay in my home?” If you are considering leaving, ask: “Can you tell me what options I have, if I am ready to leave my home?”
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Ask specifically for the mortgage-assistance or loss-mitigation application and for a list of every document required. Confirm how to submit the package, the deadline, and the name or reference number for your case. Keep copies of every form, upload confirmation, letter, and email, and keep a dated log of calls, names, and promised follow-ups.
- Ask whether the servicer can reduce or suspend payments and which programs fit your loan.
- Ask whether late fees can be waived and whether interest will accrue on unpaid amounts.
- Ask how partial payments are treated: they may be credited, returned, or placed in a suspense account.
- Ask what payment will be due when any temporary plan ends and what happens if assistance is denied.
Do not assume that sending a smaller payment protects you. Confirm in writing how the servicer will apply any amount you send.
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What happens after you contact the servicer?
The servicer reviews your circumstances
The servicer should provide accurate information and explain loss-mitigation options for which you may be eligible. It will generally review your income, expenses, assets, delinquency status, hardship, property, and loan terms. The loan owner, guarantor, or insurer can limit which options the servicer may offer. A federal backing is not required for every form of help; relief may still be available through a servicer or a state program, but the exact answer depends on the loan and location.
A complete application and deadlines can affect rights
Foreclosure protections can depend on submitting a complete application early enough and meeting applicable requirements. A telephone call alone does not automatically stop a foreclosure case. If a foreclosure sale is scheduled, you receive legal papers, or a deadline is close, consult a local foreclosure attorney or legal-aid office immediately. State procedures and protections differ, so do not rely on a general internet deadline.
Expect a written decision or request for more information
Respond quickly if the servicer asks for missing pay stubs, bank statements, tax forms, hardship explanations, or other documents. An incomplete package can delay review or affect available protections. Read any approval, denial, or counteroffer carefully and ask the servicer to explain payment dates, escrow treatment, fees, and appeal rights in plain language.
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The choices fall into two broad groups: options intended to keep the home and options that arrange an orderly exit. They also differ in whether relief is temporary, changes the loan permanently, or requires repayment of past-due amounts.
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| Option | What it may do | Questions to compare |
|---|---|---|
| Forbearance | Temporarily pauses or reduces payments; the unpaid amount remains owed. | How long it lasts; required payments during the plan; interest and fees; repayment method; payment after the plan; written terms. |
| Repayment plan | Adds part of the past-due balance to regular payments for a set period. | How much the payment increases; duration; whether the higher amount fits your budget. |
| Loan modification | Changes loan terms and may lower the monthly payment. | New payment, interest rate, term, principal treatment, total amount owed and paid, and long-term sustainability. |
| Refinance | Replaces the current mortgage with another loan, if you qualify and the transaction is suitable. | Eligibility, closing costs, new rate and payment, loan term, and whether you can qualify while experiencing hardship. |
| Short sale | Allows a sale for less than the mortgage balance, subject to servicer approval and applicable terms. | Approval requirements, sale timing, moving plan, and responsibility for any remaining balance. |
| Deed-in-lieu of foreclosure | Transfers ownership of the home to the lender or servicer if accepted. | Eligibility, transfer documents, move-out date, credit and tax effects, and any remaining obligations. |
Compare every written offer on two axes: whether it lets you keep the home, and how it changes both the next payment and your total debt over time. The table describes possible approaches, not guaranteed program terms.
Forbearance: temporary breathing room, not debt cancellation
Forbearance is an agreement to pause payments or make smaller payments for a limited period. The Consumer Financial Protection Bureau states: “Forbearance does not erase or decrease the amount you owe on your mortgage.” Unpaid principal, interest, escrow, fees, or other amounts must be handled under the plan’s terms.
Repayment may involve adding the missed amount to later payments, extending the loan, or using another method available for that loan. Do not assume you will receive a lump-sum bill, but do not assume a lump sum is impossible either. Interest on unpaid amounts may continue to accrue, depending on the loan and option.
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Repayment plans: catching up through higher payments
A repayment plan spreads the past-due amount across a defined period while you resume the normal payment. For example, the servicer may add a portion of the arrears to each monthly bill. The critical question is not merely whether the plan cures the delinquency, but whether your household can sustain the increased payment alongside utilities, insurance, taxes, food, transportation, and other debts.
Request the payment amount, number of installments, first due date, late-fee treatment, and consequences of missing a plan payment in writing. If the increase leaves no realistic emergency margin, ask whether a modification or another arrangement is available instead.
Loan modification: changing the mortgage itself
“A mortgage loan modification is a change in your loan terms,” according to the CFPB. A modification may extend the repayment period, lower the interest rate, forbear or reduce some principal, or combine several changes. It can produce a lower monthly payment, but a longer term or added amounts can increase what you pay over the life of the loan.
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Compare the proposed payment with a complete household budget, including an escrow increase if property taxes or insurance are expected to rise. Ask for the new interest rate, term, principal balance, escrow amount, total projected payments, fees, and whether any deferred balance remains due later. A lower payment is useful only if it remains affordable after the trial period and does not create an unmanageable final payment.
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Refinancing: when replacing the loan is realistic
Refinancing replaces the existing mortgage with a new one. It may change the rate, term, payment, and closing costs, but approval is not assured. Lenders generally evaluate credit, income, equity, debt, property, and payment history; a current hardship or delinquency can make qualification difficult.
Ask for a loan estimate showing the interest rate, monthly principal and interest, escrow, upfront costs, points, cash required, and total interest over the new term. Compare those figures with every modification or repayment offer. Do not pay a company that promises guaranteed approval or asks you to stop communicating with your current servicer.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.Options when keeping the home is not workable
Short sale
In a short sale, the home is sold for less than the mortgage balance with the servicer’s approval. Approval can require a documented hardship, an acceptable offer, and a review of the buyer, price, costs, and timeline. Before listing, ask in writing what happens to any unpaid balance after closing, whether the servicer will waive it, and whether you could owe taxes or another amount. A qualified local housing or legal adviser can explain consequences under your state’s law.
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Deed-in-lieu of foreclosure
A deed-in-lieu transfers the property to the lender or servicer voluntarily, if accepted. It may avoid a foreclosure sale, but acceptance is not automatic. Confirm title requirements, liens, property condition, move-out date, relocation assistance, credit reporting, tax treatment, and whether the agreement releases all remaining debt. Have the documents reviewed before signing or surrendering possession.
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How to prepare a strong assistance application
- Describe the hardship. State what changed, when it began, whether it is temporary or permanent, and how it affects the payment.
- Assemble financial records. Gather recent pay statements or benefit letters, bank statements, tax returns if requested, a list of monthly expenses, asset information, and documents supporting job loss, illness, separation, disaster, or another cause.
- Complete every field. Use consistent figures, sign and date forms, and explain unusual deposits or expenses rather than leaving questions blank.
- Submit through the approved channel. Use the servicer’s portal, email, fax, or mailing address and retain proof of delivery.
- Track the review. Record the submission date, case number, missing-document requests, and all deadlines. Send requested items promptly and confirm receipt.
- Evaluate the written result. Compare payment, rate, term, fees, escrow, deferred amounts, due dates, and total cost before accepting.
If you cannot gather a document, tell the servicer why and ask whether an alternative is acceptable. A HUD-approved counselor can help organize the package and communicate with the servicer.
What a HUD-approved housing counselor can do
HUD-approved counselors can explain available options, help prepare paperwork, and assist with servicer communications, often at little or no cost. The CFPB’s counselor lookup searches by ZIP code. Check that the agency you select provides mortgage-default or foreclosure counseling; not every listed agency offers every service. A counselor does not guarantee approval, but can help you understand whether a proposed payment fits your budget and what questions to ask.
Foreclosure urgency and legal help
Contact a local attorney or legal-aid program promptly if you receive a summons, complaint, notice of default, notice of sale, or another legal document, or if a sale may occur soon. Bring your mortgage statement, correspondence, application records, and any court papers. A servicer’s loss-mitigation review and a court case can proceed on different timelines; do not assume one automatically cancels the other.
State law, the loan’s owner or insurer, the procedural stage, and the completeness and timing of your application can change your rights. A lawyer can identify defenses, deadlines, mediation opportunities, and state-specific relief that a general call-center explanation may not cover.
Scams to avoid when you need mortgage help
Legitimate assistance does not require you to surrender control of your home or pay an upfront fee for a guaranteed result. Treat these as warning signs:
- A demand for money before any service is provided.
- A promise to stop foreclosure or guarantee a modification.
- Pressure to sign over your title or sign documents you do not understand.
- Instructions to pay an individual or another company instead of your mortgage servicer.
- Advice to stop making mortgage payments or stop speaking with the servicer.
- Claims of government affiliation without verifiable official credentials.
Use the servicer’s number on your statement and a HUD-approved counseling agency instead. If someone contacts you unexpectedly, independently verify the organization before sharing financial information.
A decision framework for choosing among offers
- Can you keep the home? If yes, focus on a sustainable payment rather than the smallest temporary reduction. If no, compare an orderly sale or transfer with the costs and timing of foreclosure.
- Is the relief temporary or permanent? Forbearance and repayment plans address timing; modifications change loan terms; a sale or deed-in-lieu changes ownership.
- What will you owe later? Identify deferred principal, accrued interest, escrow shortages, balloon amounts, fees, and any remaining balance after a sale or transfer.
- Does the budget work after the plan? Include taxes, insurance, maintenance, utilities, and realistic emergency savings.
- What is the deadline? Match the offer’s acceptance date and document requirements with any foreclosure, court, or sale date.
Request a written explanation for anything you cannot calculate. Keep the accepted agreement, payment schedule, and contact information in a permanent file.
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