Behind on your mortgage? What to do
Call your lender right away and ask about a payment plan, a short pause (forbearance), or new loan terms (modification). A HUD-approved housing counselor can help for free. Never pay anyone upfront to "save your home," and act fast on any court papers.
Your checklist
- Call your lender early
- Ask about a payment plan, pause or modification
- Talk to a free HUD-approved housing counselor
- Never pay upfront to "save your home"
- Act fast on any court papers
- Consider selling before foreclosure
Rather read it? Here’s the whole thing.
Act early
You usually have more options right after a missed payment than months later. Open every letter from your lender.
Options to ask your lender about
- Payment plan: catch up a little at a time.
- Forbearance: a short pause or lower payments for a while.
- Loan modification: new terms that make payments more affordable.
- Selling: if you can’t keep the home, selling before foreclosure may protect your credit and your equity.
Free help
A HUD-approved housing counselor can explain your options and help you talk to your lender at no cost.
Watch for scams
Never pay anyone upfront to "save your home," and never sign your house over to a stranger.
If you get court papers
Foreclosure rules and timelines depend on your state. If you get a foreclosure notice or court papers, talk to a lawyer or housing counselor right away.
Common questions
How long until foreclosure?
It depends on your state and your loan. It usually takes months, which gives you time to act.
Will a loan modification hurt my credit?
It can have some effect, but it’s usually far less harmful than a foreclosure. Ask your counselor.
Get help near you
Housing counselors and foreclosure lawyers in your area.
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Know someone who needs this?
Not yet reviewed by an expert. Last checked 2026-10-29. This is general help, not legal, medical or professional advice. Rules are different in every state.