What to do when foreclosure feels close

Start with the notices already in your hands

Open every letter, email, and secure message from your mortgage servicer. Record the date, the amount it says is past due, any response deadline, and whether a sale date appears. If the language is difficult to understand, ask the servicer to explain it in plain terms.

• Write down the servicer's loss mitigation department number.
• Ask whether foreclosure has been referred to an attorney or trustee.
• Ask whether a sale date is scheduled and confirm the exact date.
• Request a written list of every document needed for a complete application.

Build a complete assistance file

Servicers commonly ask for evidence of income, a hardship explanation, household expenses, bank statements, tax documents, and authorization forms. Missing pages or signatures can slow the review. Keep one folder with every submission and proof of delivery.

• Recent pay stubs or other income evidence
• Recent bank statements, including all numbered pages
• A concise hardship letter with dates
• Monthly household expenses
• Mortgage statements and foreclosure notices
• A log of calls, names, dates, and confirmation numbers

Know what loss mitigation means

Loss mitigation is the process through which a mortgage servicer reviews ways to address delinquency. Depending on the loan and investor, possible outcomes may include a repayment plan, forbearance, loan modification, partial claim, short sale, or deed in lieu. Not every option keeps the homeowner in the property, and no option is automatic.

• Ask which investor or insurer owns or backs your loan.
• Ask whether you are being reviewed for all available options.
• Request the reason in writing if an option is denied.
• Ask whether an appeal or reconsideration process applies.

When a sale date is already scheduled

Timing becomes critical once a sale date exists. Call the servicer immediately, but do not rely on a phone conversation alone. Contact a HUD-approved housing counselor and a licensed foreclosure attorney in your state. State laws, court procedures, and review deadlines differ.

• Do not sign away title or ownership to someone promising a rescue.
• Do not pay anyone who guarantees they can stop the sale.
• Do not ignore court papers, trustee notices, or certified mail.
• Get legal advice before bankruptcy or any title transfer.

Frequently asked questions