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Random freezes, missing sound and display glitches usually trace back to one bad driver. Find and replace yours safely.Free scan · under a minuteIf you cannot afford your mortgage payment, call your mortgage servicer now—before you miss one or as soon as you realize a missed payment is likely. Ask for a mortgage-assistance or loss-mitigation specialist, explain whether the hardship is temporary or ongoing, and request the exact application, documents, deadlines and payment terms that apply to your loan. The Consumer Financial Protection Bureau (CFPB) gives the same direct instruction: “If you can’t pay your mortgage or are worried about missing a mortgage payment, call your mortgage servicer right away.”
Free help is available from a HUD-approved housing counselor. A counselor can organize your finances, explain possible loss-mitigation paths and help with paperwork; call 800-569-4287 or the HOPE Hotline at 888-995-HOPE. Do not pay an upfront fee to a company promising to save your home.
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Start with these steps today
1. Call the servicer listed on your statement
Use the telephone number on your monthly mortgage statement, not a number supplied by an unsolicited caller or online advertisement. Ask to speak with a mortgage-assistance or loss-mitigation specialist. Tell the specialist when the payment became unaffordable, whether your income loss or expense increase is temporary or ongoing, and whether you expect to miss the next payment.
Have the information the servicer will use to assess your request ready:
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- A short, factual explanation of the hardship and the date it began.
- Current income and expected income, including pay, benefits or other regular sources.
- Essential monthly expenses and debts.
- Cash, savings and other assets.
- Any relevant military move orders or other documents affecting your ability to occupy or pay for the home.
CFPB guidance says to contact the servicer as soon as you cannot make a payment or are worried about missing one. Early contact gives you more time to assemble documents and learn which programs are available for this particular loan.
2. Request the application and rules in writing
Ask the servicer to send the loss-mitigation application, a complete document checklist, submission methods, deadlines and a named contact or reference number. Ask which options are actually available for your loan rather than assuming that a program with a familiar name will be offered.
For every proposed plan, request written answers to these questions:
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- What is the payment during the plan and after it ends?
- How long does the relief last?
- How are missed or reduced payments handled?
- Does unpaid interest accrue, and is any amount added to the loan balance?
- Do the principal, interest rate, maturity date or escrow payment change?
- What fees, taxes, insurance amounts or other costs will you owe?
- Are trial payments or additional documents required, and what happens if a trial payment is late?
Do not rely on a verbal promise. Keep the proposal, account number, dates, names and confirmation numbers with your mortgage records.
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3. Get a HUD-approved counselor
A HUD-approved housing counselor can review your income and expenses, explain loss-mitigation choices and help you prepare or submit documents. Use HUD’s Avoiding Foreclosure resources or call 800-569-4287. The HOPE Hotline is 888-995-HOPE. Ask the agency what services are free and whether any local service has a charge before agreeing to pay.
4. Open every letter and respond by the deadline
Read notices from the servicer, insurer, government agencies and courts as soon as they arrive. HUD advises borrowers not to ignore letters and notes that workout options generally work best when a loan is only one or two payments behind. A federal timing rule is not permission to wait; missing a response deadline can remove options or cause a review to be closed.
5. Obtain legal advice when the case is advanced
If a foreclosure sale appears imminent or you have been served with legal papers, contact an attorney or a state legal-aid program promptly. CFPB’s homeowner resources include information about finding state legal assistance. Bring the summons, complaint, notices, payment history and every loss-mitigation submission to the appointment.
What mortgage-relief options might be available?
CFPB lists refinancing, loan modification, repayment plans, forbearance, short sales and deeds-in-lieu of foreclosure as options a servicer might make available. The right choice depends on the loan, the hardship, your income and whether keeping the home is realistic. A title alone does not establish eligibility or the final cost.
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| Option | How it generally works | What to clarify before accepting |
|---|---|---|
| Refinancing | Replaces the existing mortgage with a new loan, potentially changing the rate, payment or term. | Whether you qualify with your current income and credit; closing costs; new rate and term; and whether the resulting payment is affordable. |
| Loan modification | Changes one or more loan terms so the payment or repayment structure is different. | New principal balance, interest rate, maturity, escrow, fees and the permanent payment after any trial period. |
| Repayment plan | Spreads overdue amounts across regular payments, usually increasing the payment for a period. | Total arrears, added monthly amount, duration, due date and what happens if a payment is missed. |
| Forbearance | Temporarily pauses or reduces payments. | End date, payment amount afterward, treatment of the paused amount, interest that accrues and whether a lump sum or another workout will be required. |
| Short sale | Sells the home for less than the mortgage balance when the servicer approves the sale. | Approval requirements, sale deadline, marketing and closing costs, and whether any remaining balance is released or still owed under applicable law. |
| Deed-in-lieu of foreclosure | Transfers the home to the servicer instead of proceeding through a foreclosure sale. | Eligibility, move-out terms, effect on other liens, treatment of any deficiency and how the transfer is reported. |
| FHA loss mitigation | For FHA-insured loans, HUD describes retention choices such as repayment plans and forbearance, plus disposition choices that may include a pre-foreclosure sale. | Current FHA requirements, documents, any required trial payment plan and the specific option the FHA servicer approves. |
Options for FHA-insured loans are governed by FHA rules and should not be presented as universal rules for conventional, VA, USDA or other loans. HUD’s FHA’s Loss Mitigation Program page describes those FHA-specific pathways.
How to compare a servicer’s proposal
Put the written offer beside your current budget and answer each question below. A lower payment during a temporary plan can still lead to an unaffordable payment or a large balance later.
- Payment now: What exact amount is due during the trial or relief period, including escrow?
- Payment later: What is the first payment after relief ends, and can your documented income support it?
- Duration: On what date does the arrangement start and end?
- Missed amounts: Are arrears paid over time, added to the balance, deferred to the end, forgiven, or due in a lump sum?
- Interest and balance: Does interest continue to accrue, and does the principal balance increase?
- Loan terms: Are the interest rate, maturity date, escrow account or principal changed?
- Costs and conditions: What fees, taxes, insurance, trial-payment rules and document deadlines apply?
- Housing outcome: Does the arrangement let you retain the home, or does it require a sale or transfer?
Ask the servicer to explain any term you do not understand before signing. If the figures do not match the written agreement, stop and request a corrected explanation.
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Under a general federal baseline described by CFPB, a servicer generally cannot make the first foreclosure notice or filing until you are more than 120 days delinquent. That is a rule about the earliest first notice or filing in many cases—not a promise that a foreclosure sale will take 120 days or that every loan and situation follows the same path.
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Once a foreclosure is filed, the time to an actual sale varies by state and by the case. Court procedures, publication requirements, bankruptcy, loss-mitigation review and other facts can change the schedule. CFPB’s foreclosure-timeline guidance explains the federal baseline and the importance of state-specific timing.
Servicer contact and notice duties
CFPB describes general duties after delinquency: an attempt to contact the borrower within 36 calendar days and a written notice with loss-mitigation examples and application information no later than 45 calendar days, subject to applicable rules and exceptions. These communications are opportunities to act, not substitutes for calling the servicer yourself.
A complete loss-mitigation application submitted early enough can provide procedural protections while the servicer evaluates it or while you follow a modification, subject to the conditions CFPB describes. Submit every requested item in the specified format and keep proof of delivery. See CFPB’s servicer-duty guidance for the applicable conditions.
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Do not wait for the first failed payment. Make a one-page cash-flow summary showing expected take-home income, essential living costs, available cash and the date each bill is due. Use it when speaking with the servicer and counselor so the proposed payment is tested against your real budget rather than a guess.
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Separate a temporary interruption—such as a short period without work—from a permanent income reduction or a payment that will rise when a temporary rate or escrow change ends. The distinction affects whether a repayment plan, forbearance, modification or an exit strategy is more realistic. Ask the servicer to explain the consequences of each path in writing.
If you have already missed payments
Call immediately, even if the account is several payments behind. Provide any documents requested, answer calls and return forms before their deadlines. HUD says workout options work best when a loan is only one or two payments behind, but later delinquency is still a reason to seek help rather than ignore the account.
Keep a chronological file containing statements, notices, payment receipts, emails, uploaded documents and the names of everyone you contact. If the servicer says an application is incomplete, ask for the missing-item list in writing and send the items promptly. If you receive court papers or a sale date, treat the date as urgent and seek legal advice.
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Recognize foreclosure-rescue scams
Be skeptical of anyone who guarantees a modification, promises to stop foreclosure for a fee or tells you to stop communicating with your servicer. CFPB and HUD warn against several specific red flags:
- An upfront fee for promised foreclosure help.
- A guarantee that the company will change your mortgage or save your home.
- Pressure to sign over the deed or sign documents you do not understand.
- Instructions to redirect mortgage payments to an unfamiliar person or company.
- Advice to stop paying the servicer without a documented, approved plan.
Use the existing servicer, a HUD-approved counselor or qualified legal aid as your starting points. Filing a complaint with CFPB can document a problem, but CFPB says its complaint process does not automatically stop or delay foreclosure. The official consumer guidance is available at “If I can’t pay my mortgage loan, what are my options?” and “How to avoid foreclosure.”
Where to get reliable help
- HUD Avoiding Foreclosure: counselor information and federal guidance.
- HUD-approved housing counselors: 800-569-4287.
- HOPE Hotline: 888-995-HOPE.
- CFPB’s guide to working with your mortgage servicer: preparation and communication tips.
- State legal-aid resources identified through CFPB’s homeowner assistance pages when foreclosure is imminent or legal papers have been served.
The most useful next action is specific: contact the servicer, obtain the written application and terms, and have a HUD-approved counselor or attorney help you evaluate them before a deadline passes.
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