Homeowner guides
Know your rights before you call your servicer
Short, sourced guides to the rules that apply in every state, and to the mistakes that cost homeowners the most.
What to do first
The earlier you act, the more options you have. These are the first six things to do, in order, whether you are about to miss a payment or are already a few months behind.
Read the guideA sale date is set
A sale date means time is short, not that it has run out. Each option below has its own cutoff, so the order you act in matters. Start today.
Read the guideAvoid foreclosure rescue scams
People facing foreclosure are a target. Federal law bans most upfront fees for mortgage relief, so any company that asks to be paid before you have an offer from your servicer is breaking the rules.
Read the guideYour federal rights
Federal rules (Regulation X) set the floor in every state. They do not force your servicer to approve any option, but they control when it can start a foreclosure and how it must handle your application.
Read the guideHelp by loan type
Your servicer collects the payments, but the rules for what it can offer you come from whoever owns or insures the loan. Find that out first.
Read the guideTaxes after foreclosure
The IRS treats a foreclosure as a sale, and forgiven debt is usually income. The main home exclusion many people relied on has expired for most 2026 cases, but insolvency and bankruptcy exclusions still apply.
Read the guide
Ways to avoid foreclosure
Ask a question
Not sure what to do next? Ask.
Tell us where things stand. A person reads every message and writes back with the options that fit your situation and the free, official help available in your state.
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- No loan number, Social Security number or documents needed.
- We are not your lender, a law firm or a government agency.
If a sale is days away, do not wait for an email. Call a free HUD-approved housing counselor now at (800) 569-4287.