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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 your retirement income no longer covers your mortgage, call the mortgage servicer now and ask for a hardship or loss-mitigation review. Explain whether the shortfall is temporary or likely to continue, provide an accurate picture of your income, expenses and assets, and request the application and document checklist. Do not wait for a missed payment or foreclosure notice.
A free HUD-approved housing counselor can help you compare proposals and complete paperwork. If keeping the home is not affordable after a full review, discuss an orderly exit—such as a short sale or deed-in-lieu—with the servicer and a qualified lawyer before signing anything. The right path depends on your loan, finances and state.
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Call the servicer before you miss a payment
The servicer is the company that receives your monthly mortgage payment. Its telephone number appears on your mortgage statement. Ask to speak with a mortgage-assistance or loss-mitigation specialist. The Consumer Financial Protection Bureau (CFPB) puts the priority plainly: “If you can’t pay your mortgage or are worried about missing a mortgage payment, call your mortgage servicer right away.” (CFPB, guidance last reviewed August 28, 2026: what are my mortgage options?)
On the call, describe the facts rather than promising a payment you cannot sustain:
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- State that retirement income no longer covers the required payment and whether the problem is temporary or permanent.
- List Social Security, pensions, annuities, withdrawals, part-time earnings and other reliable income.
- Explain essential expenses, including taxes, insurance, utilities, medical costs and other debt payments.
- Disclose liquid savings, investments and other assets honestly; the review may require this information.
Ask what loss-mitigation programs are available for your loan, which application is required, what documents must be included, and when you should expect a decision. Write down the representative’s name, the date, a reference number and every deadline. Continue making the scheduled payment if you can do so without sacrificing basic necessities while the review is pending; ask the servicer what it expects if you cannot.
Prepare a complete hardship package
A complete, consistent application is easier for a servicer to evaluate than a series of partial submissions. Gather recent statements and documents before you apply, while keeping copies of everything sent.
- Mortgage statement, loan number and any delinquency notices.
- Benefit and pension award letters, annuity statements and recent bank or brokerage statements.
- A month-by-month budget showing essential and discretionary spending.
- Property-tax and homeowners-insurance bills.
- A short hardship letter explaining the retirement transition, income change, medical event or other reason the payment became unaffordable.
- Any other items listed on the servicer’s checklist, such as tax returns or proof of assets.
Tell the servicer if income is expected to change, for example when a temporary pension delay ends or a spouse’s benefit begins. Conversely, do not describe a lasting retirement shortfall as temporary merely to qualify for a lower payment. Ask for written confirmation that the package is complete and how to submit missing items securely.
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Use a free HUD-approved housing counselor
Foreclosure-prevention counseling through a HUD-approved agency is free. A counselor can build a realistic household budget, explain the differences among modification, forbearance and sale options, review the servicer’s forms and help you communicate with the servicer. A counselor cannot guarantee that you will keep the home. CFPB information is available at what a HUD-approved housing counselor can do.
You can also use the 24-hour, seven-day-a-week HOPE Hotline at (888) 995-HOPE (4673). CFPB lists (855) 411-CFPB (2372) for connection to a counselor (CFPB counselor information). Ask the counselor to compare the proposal with your sustainable retirement budget, not just with this month’s cash flow.
Compare the mortgage-relief options
A servicer might offer one or more of the following options. Availability is not guaranteed and depends on the loan type, investor or insurer, servicer rules and your finances. Request the terms in writing before accepting.
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| Option | How it may help | Questions to ask before agreeing |
|---|---|---|
| Loan modification | Changes one or more loan terms, potentially reducing the payment or extending the term. | What will the new principal, interest rate, term, fees and total interest be? Is any amount added to the balance? |
| Repayment plan | Spreads missed amounts over future payments while the regular loan continues. | What will the temporary higher payment be, and can your retirement budget carry it for the full period? |
| Forbearance | Temporarily pauses or reduces payments. | When and how is the deferred amount due? Does interest accrue? Is there a lump sum, higher payment, loan extension or separate balance? |
| Refinance | Replaces the existing loan with a new one that may have a different rate or term. | Do you qualify based on age, income and credit? What are closing costs, the new total interest and the risk of losing a favorable existing rate? |
| Short sale | Lets you sell for less than the mortgage balance with the servicer’s approval. | Will the servicer waive any remaining debt? What are the tax, credit, moving and timing consequences in your state? |
| Deed-in-lieu of foreclosure | You voluntarily transfer the property to the lender to resolve the mortgage. | Will you be released from all debt? When must you move, and how will the agreement affect taxes, credit and other liens? |
Compare each proposal using the payment you can still afford after accounting for food, medical care, utilities, taxes, insurance and a reasonable emergency reserve. A lower payment that lasts only a few months is not a solution if the post-relief payment is impossible.
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1Scan for outdated or missing drivers - takes under a minute2Repair Windows errors before they cause bigger problems3Fix the driver behind crashes, sound loss and screen glitchesUnderstand forbearance’s end date
Forbearance does not erase what you owe. Depending on the agreement, deferred amounts may become due immediately, be added to the end of the loan, be financed through another loan or be repaid through higher payments over the remaining term. Interest may continue to accrue. Ask exactly how the balance will be collected, whether a lump sum is required, and what happens if your health or income changes before the plan ends. Do not rely on a verbal assurance; keep the signed agreement and confirmation of the final payment schedule. CFPB explains these structures at what mortgage forbearance is.
If keeping the home is no longer realistic
Tell the servicer and counselor when even a modified payment would consume money needed for basic living costs. An orderly sale or deed-in-lieu can provide more control than waiting for a foreclosure sale, but neither is automatic. The servicer must approve the transaction, and you may still face a remaining balance, tax consequences, credit damage or relocation costs.
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Before signing, ask in writing whether the agreement releases you from the entire mortgage debt and whether junior liens, homeowner-association charges or property taxes remain. A lawyer who handles foreclosure or real-estate matters can explain state-specific deficiency, bankruptcy and tax issues, especially after you receive legal papers or a sale date. Do not transfer title or move out based only on a telephone promise.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.Know the foreclosure timeline without waiting for it
CFPB says the legal foreclosure process generally cannot start until a homeowner is at least 120 days delinquent (figure reviewed January 2, 2025). After a case begins, the time to a foreclosure sale varies substantially by state and by whether the process is judicial or nonjudicial. The 120-day threshold is a general federal rule, not a safe waiting period. An early, complete application may preserve more review and communication opportunities.
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Should you use a reverse mortgage?
A reverse mortgage is a home loan generally available to homeowners age 62 or older. It can convert home equity into proceeds without a conventional monthly principal-and-interest payment, but the amount owed increases over time. Repayment generally becomes due when the borrower sells the home or no longer lives there. The borrower must still pay property taxes and homeowners insurance and maintain the property; failure to meet those obligations can create a default and threaten the home.
It is therefore not an automatic payment-relief switch. Compare upfront and ongoing costs, how proceeds affect benefits and other assets, your spouse’s rights, heirs’ choices and where you would live if the loan became due. Obtain the required HUD-approved counseling and review the documents with a trusted adviser before committing. CFPB’s reverse-mortgage guide is at reverse mortgages.
Recognize mortgage-rescue scams
Legitimate servicer assistance and HUD-approved counseling do not require an upfront rescue fee. Be especially cautious if a company:
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- Guarantees a loan modification, foreclosure prevention or a particular outcome.
- Demands payment before providing help or tells you to send mortgage payments to it instead of the servicer.
- Instructs you to stop communicating with or paying the servicer.
- Asks you to sign over the deed, title or power to sell the home.
- Uses government-sounding claims or branding to pressure you into an immediate decision.
Use the servicer’s number from your statement and a HUD-approved agency rather than an unsolicited caller. CFPB lists these warnings in its foreclosure guidance.
A retirement-mortgage action checklist
- Call the servicer and request a hardship or loss-mitigation review.
- Determine whether the income gap is temporary or lasting.
- Prepare a complete income, expense and asset package; keep copies and submission proof.
- Contact a free HUD-approved counselor through the numbers above.
- Get every proposal, payment change and deferred-balance arrangement in writing.
- Test the proposed payment against essential expenses, reserves and likely health or income changes.
- If the home remains unaffordable, obtain advice on a short sale or deed-in-lieu before signing.
- Seek a lawyer immediately if foreclosure papers, a sale date or other legal deadlines arrive.
This is national U.S. consumer guidance, not individualized financial or legal advice. Eligibility and consequences depend on your loan documents, investor or insurer, servicer, household finances and state law.
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