Homeowner Assistance & Foreclosure Prevention
Mortgage hardship guidance focused on the actual servicer, loan program and next action—not foreclosure-rescue promises.
Start early
Contact the mortgage servicer as soon as a payment problem becomes likely. HUD also recommends a HUD-approved housing counselor before or after a missed payment.
Identify the loan
The servicer collects payments, but available options can depend on whether the mortgage is Fannie Mae, Freddie Mac, FHA, VA, USDA or another investor.
Retention vs exit
Retention options may include forbearance, repayment, deferral or partial claim, and modification. If keeping the home is not sustainable, an approved short sale or deed-in-lieu may be considered.
No rescue promises
No third party can promise a modification or promise that a foreclosure will be stopped. Start with the servicer and legitimate official assistance.
Find the situation you are in right now
Before / just missed payment
Before missing a payment
I missed a payment
Hardship document checklist
Who owns/services my loan?
Ways to catch up
Conventional
Foreclosure has started
Notice of Default / foreclosure notice
Federal 120-day rule
Complete application
Denied assistance
Leaving the home
2026 VA warning: older foreclosure-help articles may now be wrong
VA wound down VASP in 2025. VA published a new Loss Mitigation Waterfall and Partial Claim policy on June 1, 2026. VA says servicers have 180 days to implement the new framework, and the Partial Claim cannot be offered separately from the Waterfall. Because implementation is occurring during 2026, a Veteran should ask the servicer whether it has implemented the new VA Waterfall and Partial Claim process and may also contact VA Home Loans at 877-827-3702.
Action checklist
Call the servicer; identify the investor/agency; explain the hardship; ask what makes the application complete; save proof of every submission; open every letter; write down foreclosure and response deadlines; and contact a HUD-approved housing counselor. If a sale, lawsuit, bankruptcy issue or legal deadline exists, seek qualified state-specific legal help promptly.
Questions to ask the servicer
Who owns, insures or guarantees my loan? Which retention and disposition options are being reviewed? Is my application complete? What is missing? Is there a foreclosure sale date? Does review affect that date? If denied, what is the specific reason and is there an appeal or escalation path?
Official resources
- HUD — Avoiding Foreclosure
- HUD — FHA Loss Mitigation
- CFPB — Foreclosure / Loss Mitigation
- Fannie Mae — Payment Deferral
- Fannie Mae — Flex Modification
- Freddie Mac — Relief Options
- VA — Servicer Assistance
- VA — 2026 Partial Claim FAQs
- USDA — Guaranteed Loan Program
- FTC — Mortgage Relief Scams
Last reviewed September 15, 2026. Eligibility is loan-, investor-, servicer- and situation-specific. State foreclosure law varies.