# 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. - URL: https://explained.page/behind-on-mortgage - Language: en - Last checked: 2026-10-29 - Watch the 1-minute animated guide: https://explained.page/watch?start=behind-on-mortgage ## Step by step 1. **Missed a mortgage payment?** You’re not alone, and you have more options when you act early. 2. **Call your lender right away.** Use the number on your statement. Write down who you talked to, and when. 3. **Ask about your options.** A payment plan, a short pause, new loan terms, or selling. 4. **Free help is out there.** A HUD-approved housing counselor can help you talk to your lender, at no cost. 5. **Watch out for scams.** Never pay upfront to “save your home.” Real help doesn’t ask for that. 6. **Foreclosure takes time, but not forever.** How long depends on your state. Use that time to act. 7. **Can’t keep it?** Selling before a foreclosure can protect your credit and the money you’ve built up. 8. **Look it up the right way.** Search with your town or state in the words. Pick the official site: it usually ends in .gov. Skip ads and sites that charge for free forms. 9. **Got court papers or a foreclosure notice?** Talk to a lawyer or housing counselor right away. Deadlines matter. ## 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 ## 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. Source page: https://explained.page/behind-on-mortgage/questions/how-long-until-foreclosure ### 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. Source page: https://explained.page/behind-on-mortgage/questions/will-a-loan-modification-hurt-my-credit ### How many missed payments before foreclosure starts? For most home loans, federal rules say the lender generally can’t start foreclosure until you’re more than 120 days behind. That time is meant for you to apply for help, so use it. Source page: https://explained.page/behind-on-mortgage/questions/how-many-missed-payments-before-foreclosure-starts ### What is forbearance? It’s a short pause or reduction in your mortgage payments. It isn’t forgiveness: you’ll repay what you skipped later, in ways your lender explains. Source page: https://explained.page/behind-on-mortgage/questions/what-is-forbearance ### What is a loan modification? It’s a lasting change to your loan, like a lower rate or longer term, to make payments affordable. You usually have to apply and show your income. Source page: https://explained.page/behind-on-mortgage/questions/what-is-a-loan-modification ### Will selling my house stop foreclosure? If you sell before the foreclosure sale and pay off the loan, yes. Tell your lender you’re selling; they may give you time. Source page: https://explained.page/behind-on-mortgage/questions/will-selling-my-house-stop-foreclosure ### Are housing counselors free? HUD-approved housing counselors are usually free or low cost. Be careful with anyone who charges big upfront fees to “save” your home. Source page: https://explained.page/behind-on-mortgage/questions/are-housing-counselors-free ### How do I spot a foreclosure rescue scam? Watch for upfront fees, promises to stop foreclosure for sure, telling you to stop talking to your lender or to pay them instead, or asking you to sign over your deed. Source page: https://explained.page/behind-on-mortgage/questions/how-do-i-spot-a-foreclosure-rescue-scam ## Official sources - [Consumer Financial Protection Bureau](https://www.consumerfinance.gov/) - [HUD: housing counseling](https://www.hud.gov/) To find your local office, search for: - "HUD approved housing counselor near me" - "[your state] foreclosure process" --- General information, not legal or professional advice. Rules differ by state. From explained.page (www.explained.page). Life’s stuff, explained simply.