Call your mortgage servicer as soon as you think you may miss a payment. Ask for the mortgage-assistance or loss-mitigation team, explain whether the hardship is temporary or ongoing, and ask which programs fit your loan. Prepare information about your income, expenses, assets and any relevant change in military orders before you call.
Also contact a HUD-approved housing counseling agency. A counselor can help you understand the servicer’s choices, complete paperwork, build a workable budget and avoid foreclosure scams, generally at no cost or for a small fee. The guidance below reflects U.S. consumer information available from the Consumer Financial Protection Bureau (CFPB) and the U.S. Department of Housing and Urban Development (HUD) as of October 13, 2026. Your loan documents, servicer rules and state law control the deadlines and options in your case.
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Take these steps before the next payment is due
1. Call the servicer, even if you have not missed a payment
The company listed on your mortgage statement is the first place to request help. Say that you are having trouble making the payment and want to discuss mortgage assistance or loss mitigation. Ask for the name and direct contact information of the representative handling your case, and record the date, time and substance of every conversation.
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Describe the cause of the hardship plainly: job loss, reduced hours, illness, divorce, a major repair, an interest-rate change or another event. Tell the representative whether you expect the problem to end soon or whether your income has permanently changed. Servicers use that information to decide which review process and documents apply.
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2. Build a one-page financial snapshot
Before submitting an application, list your gross and net monthly income, essential expenses, debts, cash and other assets. Include unemployment or disability income, alimony, child support and seasonal or self-employment income if applicable. Note the mortgage balance, interest rate, monthly payment, escrow amount and any past-due fees shown on your statement.
Make a realistic budget rather than promising a payment you cannot sustain. If your hardship is temporary, estimate when regular income will return. If it is permanent, calculate the highest payment you could reliably make over the long term. For service members, include relevant permanent-change-of-station information; CFPB says it can matter to the assistance review.
3. Contact a HUD-approved counselor
A HUD-approved housing counselor can explain possible programs, help you organize documents, communicate with the servicer and identify budget problems that affect the mortgage. CFPB says this help is generally free or low cost. The CFPB Mortgage Help information lists HUD’s counselor referral line as (800) 569-4287; verify the number and availability before relying on it.
Do not wait for a denial from the servicer before seeking counseling. A counselor can check whether the application is complete, help you answer a request for more information and point you toward state or local assistance that may have separate deadlines.
Mortgage-relief options your servicer may consider
These are possible loss-mitigation paths, not automatic rights. The servicer evaluates your loan type, income, hardship, payment history and documents before deciding what is available. Ask for the proposed payment, length of the arrangement, treatment of overdue amounts, fees and consequences if you cannot complete the plan.
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| Option | How it generally works | Questions to ask before accepting |
|---|---|---|
| Refinance | Replaces the existing mortgage with a new loan, potentially changing the rate, term or payment. | Will qualification, closing costs, credit requirements or a higher total interest cost make this unrealistic? |
| Loan modification | Changes one or more existing loan terms, such as the interest rate, term or treatment of arrears. | What will the permanent payment be, and which missed amounts or fees are added to the balance? |
| Repayment plan | Adds part of the overdue amount to regular payments for a defined period. | How much higher will each payment be, and what happens if income does not recover on schedule? |
| Forbearance | Temporarily pauses or reduces payments; the reduced or missed amounts still have to be addressed. | When is the first catch-up payment due, and will the balance be repaid by a lump sum, installments, deferral or modification? |
| Short sale | Allows a sale for less than the mortgage balance when the servicer approves the transaction. | Will the servicer waive any remaining balance, and who pays selling costs and taxes? |
| Deed-in-lieu of foreclosure | You voluntarily transfer the home’s title to the servicer instead of proceeding through foreclosure. | What happens to any deficiency, liens, moving costs and your future ability to obtain a mortgage? |
Refinance
Refinancing can address an unaffordable rate or payment only if you qualify for a new loan and the resulting costs make sense. A borrower already in serious delinquency may not qualify, and extending the term can reduce the monthly payment while increasing total interest. Request a written estimate of the new payment, cash needed at closing and total repayment before comparing it with a modification.
Loan modification
A modification changes the existing loan rather than replacing it. The servicer may adjust the rate, extend the repayment period or add eligible arrears to the balance. Read the permanent agreement carefully: a lower payment can still leave you paying for more years or owing more principal. Ask whether a trial-payment period is required and what makes the change permanent.
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Repayment plan
A repayment plan is most plausible when the hardship has ended and you can afford your normal payment plus an extra amount. Get the exact extra amount and end date in writing. Missing a payment during the plan can cancel the arrangement or restart collection activity, so do not agree to a schedule that leaves no room for ordinary expenses.
Forbearance
Forbearance is temporary relief, not forgiveness. Payments may be paused or reduced, but the amount deferred must later be paid through an approved method. Ask specifically whether the deferred amount is due as a lump sum, added to the loan, spread over future payments or handled through a modification. Do not assume that a single large payment will be required or that it will be automatically added to the end of the loan; the written agreement controls.
Short sale and deed-in-lieu
If keeping the home is not realistic even after retention options, a short sale or deed-in-lieu may avoid some consequences of a completed foreclosure. Both require servicer approval and can affect credit, taxes and any remaining debt. Before signing, have a qualified attorney or housing counselor review whether the agreement releases you from a deficiency and how other liens will be handled.
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Special considerations for FHA-insured mortgages
HUD describes home-retention options for FHA-insured loans that can include repayment plans and forbearance. A repayment plan adds part of the overdue amount to regular payments for a period; forbearance temporarily pauses or reduces payments and then addresses the missed amounts later. HUD may require current financial information, and some options can involve a trial payment plan.
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Complete the assistance application correctly
Use the servicer’s forms and submit a complete package
When the servicer sends a mortgage-assistance or loss-mitigation application, return every requested form and document by the stated deadline. Common requests can include pay stubs, bank statements, tax returns, benefit letters, a hardship explanation and a signed authorization. Use the checklist supplied by the servicer, label files clearly and keep a complete copy of what you send.
Track receipt and respond to follow-up requests
Send documents through the servicer’s specified portal, fax number or mailing address. Save upload confirmations, fax receipts and delivery tracking. Ask when the package will be reviewed and how to check its status. If the servicer says something is missing, ask for the exact document, the deadline and whether the review clock changes when you submit it.
Read the decision and appeal instructions
A written offer should state the payment, effective date, duration, treatment of arrears, escrow changes and conditions. Compare the offer with your budget before signing. If the servicer denies the request, the notice should explain the reason and any appeal or escalation process that applies. A HUD counselor can help you identify missing information or prepare a response.
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Foreclosure timing: why early action matters
Ignoring calls and notices can remove options. CFPB says that when a borrower submits a complete loss-mitigation application early enough, the servicer generally cannot start foreclosure while evaluating it or while the borrower follows the requirements of a loan modification. This protection depends on timing, completeness and the applicable rules; an application does not automatically stop every foreclosure action.
Keep opening all mail and electronic notices. Look for words such as “breach,” “acceleration,” “notice of default,” “notice of sale” or a court case number. Ask the servicer in writing whether a sale has been scheduled and what deadline applies to a loss-mitigation package. Never rely on a verbal promise that a sale is canceled; request written confirmation.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.When to get an attorney or legal aid
Contact a foreclosure attorney or qualified legal-aid organization promptly if you receive a summons, complaint, notice of sale or other court paper, or if a sale date is imminent. State foreclosure procedures and redemption rights differ, and missing a response deadline can limit your defenses. CFPB homeowner resources can help you look for free or reduced-cost legal services.
You may also need legal advice if the servicer misapplies payments, loses documents repeatedly, rejects a complete application without explanation or claims you owe a deficiency after a short sale or deed-in-lieu. A CFPB complaint can create a record and request a response, but CFPB states that submitting a complaint does not automatically stop or delay foreclosure. Continue meeting every court and servicer deadline while a complaint is pending.
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Recognize foreclosure-rescue scams
Legitimate servicers and HUD-approved counselors do not require an upfront fee to “save” your home. CFPB warns against anyone who:
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- Guarantees a modification, forgiveness or a specific payment;
- Demands money before reviewing your situation;
- Instructs you to stop paying the mortgage or stop communicating with the servicer;
- Tells you to send payments to an individual or company other than the mortgage servicer without written confirmation;
- Asks you to sign over your deed, title or ownership interest; or
- Pressures you to sign documents you do not understand or claims a government connection that cannot be verified.
Do not sign a deed, power of attorney or blank form under pressure. Call the number on your mortgage statement, not a number supplied only by a caller or online advertisement, and independently verify any counselor’s HUD approval.
How to choose among proposals
Use the following questions during the servicer and counseling conversations:
- Is the hardship temporary, or has the income reduction become permanent?
- When can you realistically resume the regular payment?
- What will the payment be each month, including principal, interest, taxes, insurance and association charges?
- How much is currently overdue, and is it paid immediately, spread over time, added to the balance or deferred?
- Does the proposal require trial payments, updated documents or a new escrow analysis?
- What happens if one payment is late or your income changes again?
- Can the home be kept without exhausting emergency savings needed for food, utilities, transportation and medical care?
- If selling or transferring the home is proposed, does the written agreement release any remaining debt?
Compare the written terms, not just the headline monthly payment. A plan that looks affordable for three months may be unsustainable once a temporary period ends or escrow changes.
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Tell the servicer and counselor early if your long-term budget cannot support the mortgage. An approved short sale or deed-in-lieu can provide a controlled exit, but both require advance review and documentation. Ask about moving timelines, property-condition requirements, tax reporting and any deficiency waiver before accepting an offer.
Do not abandon the property or stop communicating while a sale or transfer is being considered. Until the servicer confirms a completed transaction in writing, the original loan obligations and foreclosure deadlines may continue.
A practical checklist for the next seven days
- Call the mortgage servicer and request the loss-mitigation department.
- Write down the hardship, expected duration and the maximum sustainable payment.
- Gather income, expense, asset, loan and military-order information.
- Ask the servicer for the complete assistance application and submission instructions.
- Contact a HUD-approved housing counselor using independently verified contact details.
- Submit a complete package before the stated deadline and preserve proof of delivery.
- Open every notice, confirm whether a foreclosure sale is scheduled and calendar all dates.
- Seek state-specific legal help immediately for court papers or an imminent sale.
- Reject upfront-fee guarantees, title transfers and instructions to stop paying.
The most important decision is the first one: start the conversation before the account becomes more delinquent. Early, documented contact gives the servicer and a HUD-approved counselor the best chance to evaluate a workable path while you still have time to meet its requirements.
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