Behind on your mortgage? Start with where you are.
Pick the step that matches the letters you've gotten. We'll show you what comes next, how much time you likely have and who helps for free.
Updated November 7, 2026. A plain-language summary, not legal advice. Illustrative photo, not a listed home.
Here's where you are, and what comes next
This is the general picture. Deadlines and rights depend on your state, so open your county for the exact steps.
What happens now
Your loan is behind, but foreclosure has not started. Your servicer must contact you and tell you about options you may qualify for.
Time you likely have
120+ days
A servicer can't make the first notice or filing for foreclosure until you are more than 120 days behind.
Your best moves now
- Call your servicer. The number is on your monthly bill.
- Call a free HUD-approved housing counselor.
- If you apply for help, send a complete application early. The earlier it's complete, the more protections you get.
Source: CFPB: How to avoid foreclosure.
See the exact steps at this stage for your county
Help where you live
Each county page has your state's timeline, free counselors and legal aid nearby, an equity check and answers to common questions.
Clark County, NV
Notice of default to sale: at least 3 months. Ask for mediation: within 30 days of the notice.
Open the Clark County guide
Washington County, UT
Time to catch up after the notice: 3 months. Notice of sale: at least 20 days before.
Open the Washington County guide
Illustrative photos, not listed homes.
Six ways forward
Your servicer decides which ones you qualify for. A free counselor can help you ask for the right one.
Keep your home
If you can afford the home going forward.
Catch up (reinstatement)Pay everything that's past due, plus the fees and costs, and the loan goes back to normal.
Who it fits: The hardship is behind you and you can pay the full past-due amount at once. Ask your servicer for the exact amount in writing first.
Repayment planRepay the missed payments a little at a time by adding part of the past-due amount to your regular payment for a set period.
Who it fits: You're back on your feet and can pay a bit extra each month.
Loan modificationThe servicer changes the terms of your loan. Some or all of the missed payments are added to what you owe, and your payment could be lower, though it could take longer to pay off.
Who it fits: Your income changed for good and the old payment won't work again. You may have to make trial payments first.
Leave on your terms
If keeping the home no longer works.
Sell and keep your equitySell the home yourself or with an agent, pay off the mortgage and selling costs, and keep what's left. You don't need your servicer's approval, but it helps to tell them.
Who it fits: Your home is worth more than you owe. Selling is typically better for your money and your credit than a foreclosure, a short sale or a deed in lieu.
Short saleSell for less than you owe with your servicer's approval, and ask them to forgive the difference. Any other mortgages on the home need to approve too.
Who it fits: You owe more than the home is worth. Make sure you understand the terms, including any tax effects.
Deed in lieuTurn ownership over to your servicer and move out, without having to sell. It could mean you don't owe what's left on the mortgage after you leave.
Who it fits: You're ready to move on and a sale isn't working. You need to apply and be approved.
If your loan is FHA-insured, you may be able to get relocation money with a short sale or a deed in lieu if you meet certain conditions.
Sources: CFPB: Options to avoid foreclosure, HUD: FHA loss mitigation, NRS 107.0805, Utah Courts: Foreclosure.
If anyone asks for money to save your home, stop
Help from your servicer or a HUD-approved counselor costs nothing. These are the signs of a foreclosure scam.
They want money up front.
A company can't charge you for mortgage relief until you've accepted a written offer from your lender.
They promise you'll keep your home.
Or that they'll get your loan terms changed. Real counselors can't promise that.
They ask you to sign over your deed.
Or to sign papers you don't understand. Never hand over title to get help.
They say to stop talking to your lender.
It's illegal for a mortgage relief company to tell you that.
They want your payment sent to them.
Your payment goes to your mortgage company or servicer, no one else.
They push you to sign today.
High pressure is a warning sign. Read it, keep a copy and show it to a counselor.
They offer a forensic audit.
Charging you to review your loan papers is a warning sign.
They hint they're with the government.
Or use a seal that looks official but isn't quite right.
Sources: CFPB: How to avoid foreclosure, FTC: Mortgage Assistance Relief Services Rule, Utah Courts: Foreclosure, Nevada B&I: Mortgage and foreclosure fraud.
If someone took money or pressured you, report it.
Consumer Financial Protection Bureau
Complaints about your servicer or a scam
Submit a complaint
Source: CFPB: Submit a complaint.
Not sure what to do next? Ask us.
Tell us where you are. We'll reply by email with the free counselor and legal aid contacts for your county and point you to the next step.
- Help from HUD-approved housing counselors is free.
- We're a real estate newsletter, not lawyers or counselors. This isn't legal advice.
- We only use your details to answer you. This doesn't sign you up for our newsletter.
Want to talk to someone now? Call a free counselor at (800) 569-4287.