Home 9 Foreclosure 9 How to Stop Foreclosure: Immediate Action Plan for Homeowners

How to Stop Foreclosure: Immediate Action Plan for Homeowners

May 20, 2024

Facing foreclosure is a situation that no homeowner wants to find themselves in. It can be a complete nightmare, causing all sorts of difficulties in your life. 

House standing on top of jenga blocks
This website contains affiliate links, which means that if you click on a product link, we may receive a commission at no extra cost to you.

A foreclosure can severely impact your credit score, but it can also make it challenging to secure future housing or loans. On top of all that, the emotional toll of being displaced from your home can be really tough to handle.

But don’t lose hope just yet! 

If you’re struggling to make your monthly mortgage payments and foreclosure seems like a real possibility, it’s essential to take action quickly. Acting promptly and exploring all your options may help you prevent foreclosure and find a solution that works for you.

In this helpful guide, we’ll walk you through the steps you can take right away if you’re facing foreclosure. We’ll provide you with detailed information about the foreclosure process itself, your rights as a homeowner, and the different programs and alternatives available to you. 

Our goal is to give you the support and knowledge you need to navigate this challenging situation.

The information in this article can be impacted by many unique variables. Always consult with a qualified legal professional before taking action.

Understanding Foreclosure

What is Foreclosure?

Foreclosure is the legal process by which a lender takes back property when the homeowner fails to make mortgage payments. 

This process allows the lender to recoup their losses by selling the property. 

Foreclosure can have severe consequences, including:

  • Loss of your home
  • Long-term damage to your credit score
  • Financial instability
House with foreclosure yellow tape around - How to stop foreclosure - immediate action plan for homeowners

Types of Foreclosure

There are two main types of foreclosure:

Judicial Foreclosure: This type requires your mortgage servicer or lender to file a lawsuit in court. You, as the borrower can raise defenses, and the process is overseen by a judge. Judicial foreclosures are more common in states that require court intervention for property disputes.

Non-Judicial Foreclosure: This type does not require court involvement. Instead, it follows a series of steps outlined in the mortgage or deed of trust, including required written notices. Non-judicial foreclosures are typically faster and less expensive for lenders.

This table provides a clear categorization of states into judicial and non-judicial foreclosure states.

Judicial Foreclosure StatesNon-Judicial Foreclosure States
IowaDistrict of Columbia**
New JerseyMichigan
New Mexico*Minnesota
New YorkMississippi
North DakotaMissouri
South CarolinaNew Hampshire
VermontNorth Carolina
Rhode Island
South Dakota
West Virginia
*Note: New Mexico can also be non-judicial.
**Note: Colorado and Maryland can also have judicial foreclosures.

Timeline of Foreclosure Process

The foreclosure process typically begins after a homeowner misses several mortgage payments. 

Here’s a general timeline you need to be aware of:

  • Missed Payments: Late fees are usually charged after 5-15 days of missed mortgage payment. After 30 days, the borrower is in default.
  • Notice of Default: The lender sends a notice of default to the homeowner, giving the borrower a chance to catch up on payments.
  • Foreclosure Proceedings: If payments are not made, the lender initiates foreclosure proceedings. Depending on the state it could be judicial or non-judicial.
  • Auction: The property is sold at a public auction once the mortgage servicers take over the property.

Eviction: Eviction can happen before or after the property is auctioned. This means that the homeowner will be forced to vacate the property.

Immediate Steps to Take to Stop Foreclosure

Contact Your Lender or Mortgage Servicer Immediately

As soon as you realize you’re having trouble making your mortgage payment, contact your mortgage lender or mortgage loan servicer. 

Don’t wait until you’ve missed multiple payments or received a foreclosure notice. Communicating early is essential, as it gives you more time to explore ways to avoid foreclosure and increases your chances of finding a solution.

Clay home and judicial gavel

When you contact your lender or mortgage servicer, be prepared to explain your situation and the reasons you’re having difficulty making payments. This could be due to job loss, reduced income, medical bills, unexpected expenses, or other financial hardships. 

Your lender will want to understand the nature of your hardship and whether it’s temporary or permanent.

Options you may have to avoid foreclosure

During this initial conversation, ask your lender about the following options:

Forbearance Agreement

A forbearance agreement is a helpful option if you’re facing a short-term financial difficulty, such as losing your job, dealing with a medical emergency, or other issues. It gives you the flexibility to temporarily stop or reduce your mortgage payments for a period of 3 to 12 months.

To get started, you’ll need to provide evidence of your hardship, like documents showing your job loss, medical bills, or any other financial difficulties you’re experiencing.

Additionally, your lender might ask you to come up with a plan on how you intend to catch up with the missed mortgage payments once the forbearance period comes to an end.

Keep in mind that a forbearance agreement doesn’t erase the missed payments entirely. It simply allows you to put your payments on hold or decrease them temporarily.

Once the forbearance period concludes, you’ll need to work with your lender to establish a repayment plan or explore other suitable options that will help you bring your mortgage up to date.

Remember, you’re not alone in this. Your lender is there to assist you and find the best solution to help you through this challenging time.

Repayment Plan

If you’ve fallen behind on your mortgage payments, don’t worry! Your lender may have a helpful solution to get you back on track. They might allow you to catch up on the missed mortgage payments gradually, by adding a small portion of the past-due amount to your regular monthly payments. This extended repayment period usually lasts between 6 to 12 months.

Example of Repayment Plan: Let’s say you’re currently three months behind on your mortgage. What your lender can do is spread out those missed payments over the next 12 months. You won’t have to pay the whole past-due amount in one go. Instead, they’ll increase your regular monthly payment by a reasonable amount. This way, catching up becomes much more manageable and less overwhelming.

It’s important to note that repayment plans like this are typically offered to borrowers who have experienced a temporary financial hardship.

If you have the means to resume making your regular monthly payments, along with the small additional amount to cover the past-due payments, this option might be available to you. It’s designed to provide a helping hand when you need it most.

Remember, if you find yourself in this situation, reach out to your lender and discuss your options. They are there to support you and find a solution that works for both parties.

Loan Modification

A loan modification means making permanent changes to your mortgage terms, like reducing the interest rate, extending the loan duration, or adding the payments you missed to the total amount you owe. By doing this, your monthly payments become more manageable and sustainable in the long term.

Usually, loan modifications are for people who have had a significant and lasting change in their finances, like losing their job, facing a reduced income, or going through a tough situation that makes it hard to afford their current mortgage payments.

To qualify you’ll generally need to show your mortgage company documentation of your income, expenses, and the difficulties you’re facing. Based on your financial situation, your mortgage company will assess whether a loan modification is a suitable option for you. If it is, they’ll determine the specific changes to the loan terms that can make your payments more affordable.

Loan modification graphic with house key and loan modification document

It’s important to remember that a loan modification is a permanent change to your mortgage. The exact terms will vary depending on your unique circumstances and your lender’s guidelines.

During your first conversation with your lender, be open and honest about your financial problems. Provide any documents they ask for, such as pay stubs, bank statements, or proof of your difficulties, to support your request for assistance. The more information you can provide upfront, the smoother the process will be.

Dealing with foreclosure can be an overwhelming and stressful experience, but you don’t have to go through it alone. 

The U.S. Department of Housing and Urban Development (HUD) has a network of friendly housing counseling agencies across the country that are here to lend a helping hand.

These HUD-approved housing counselors offer free or low-cost assistance to homeowners facing foreclosure. They’re knowledgeable professionals who can guide you through the process with a warm and supportive approach. They’ll take the time to understand your unique situation and work with you to explore all your options.


Refinancing your mortgage can be a viable option to avoid foreclosure by securing a new loan with better terms, such as a lower interest rate or extended repayment period.

This can reduce your monthly payments and make them more manageable. However, it’s crucial to act before you miss any payments, as missed payments can negatively impact your credit score and make it harder to qualify for refinancing.

Steps to Refinance:
  • Assess Your Financial Situation: Ensure you have a stable income and a good credit score.
  • Contact Your Lender: Discuss your options and see if you qualify for refinancing.
  • Shop Around: Compare offers from different lenders to find the best terms.
  • Submit an Application: Provide necessary documentation, such as income verification and credit reports.
  • Close the Loan: Once approved, complete the closing process and start making payments on your new loan.

Refinancing can be a proactive step to prevent foreclosure, but it requires timely action and a good financial standing.

Short sale

A short sale involves selling your home for less than the amount owed on your mortgage.

This option can be beneficial if you owe more on your home than its current market value and cannot afford your mortgage payments.

In a short sale, the lender agrees to accept the sale proceeds as a full settlement of the debt, often forgiving the remaining balance.

Steps to Initiate a Short Sale:
  • Contact Your Lender: Inform them of your financial hardship and request approval for a short sale.
  • Hire a Real Estate Agent: Find an experienced agent who understands Short Sales to list your home and negotiate with potential buyers.
  • Submit a Short Sale Package: Provide the lender with the necessary documents, including a hardship letter, financial statements, and a purchase offer.
  • Negotiate Terms: Work with your agent and lender to finalize the sale terms, ensuring the deficiency is forgiven.
  • Close the Sale: Complete the sale and transfer ownership to the buyer.
Short Sale Process Checklist

A short sale can minimize the damage to your credit score compared to foreclosure and allows you to move on without the burden of mortgage debt.

Deed-in-lieu of foreclosure

A deed-in-lieu of foreclosure is an agreement where you voluntarily transfer ownership of your home to the lender to avoid the foreclosure process.

This option can release you from the mortgage debt and prevent the negative impact of foreclosure on your credit report.

Steps to Complete a Deed in Lieu:

Hand holding key and a toy house - steps to complete a deed in lieu
  • Assess Eligibility: Ensure you meet the lender’s requirements, such as attempting to sell the property first and demonstrating financial hardship.
  • Contact Your Lender: Discuss the possibility of a deed-in-lieu and submit a written offer.
  • Negotiate Terms: Ensure the agreement includes a waiver of any deficiency balance.
  • Transfer Ownership: Sign the deed to transfer the property to the lender.
  • Vacate the Property: Move out of the home as per the agreed terms.

A deed-in-lieu can be a quicker and less stressful alternative to foreclosure, but it may have tax implications, so consulting a tax professional is advisable.

These options provide different pathways to avoid foreclosure, each with its own set of benefits and considerations.

It’s essential to evaluate your financial situation and consult with professionals to determine the best course of action for your circumstances.

Government Assistance Programs

There are various government programs designed to help homeowners avoid foreclosure, such as the Homeowner Assistance Fund or programs specific to FHA, VA, or USDA loans. Be sure to ask:

  • Are there any government assistance programs I qualify for?
  • What are the application requirements and process?
  • How can these programs help me avoid foreclosure?

By discussing these options with your lender, you can better understand the available solutions and take proactive steps to avoid foreclosure. 

Remember, the key is to communicate early and often with your lender to find the best path forward for your specific situation.

Seek Help from a HUD-Approved Housing Counselor

Getting Connected with a Housing Counselor

Finding a HUD counselor near you is easy! Simply visit the HUD website or give their friendly counselor referral line a call at 1-800-569-4287. 

The counselors are ready to lend a compassionate ear and provide personalized guidance.

How a Housing Counselor Can Help

Working with a HUD counselor can be invaluable when facing foreclosure. They’re trained professionals who will be by your side every step of the way, offering a helping hand and a listening ear.

Here are just a few ways they can assist you:

  • Clearly explain your options and help you understand the foreclosure process
  • Communicate with your lender on your behalf, advocating for your best interests
  • Provide emotional support and encouragement during this challenging time
  • Connect you with additional resources and assistance programs in your area

Don’t hesitate to reach out for help. The friendly housing counselors at HUD are here to support you and ensure you have the information and guidance you need to navigate this difficult situation.

HUD Counseling agency - avoid foreclosure

Avoid Foreclosure Scams

Recognizing Foreclosure Scams

Be wary of anyone who promises to stop foreclosure for a fee or asks you to sign over the title to your home.

Scammers often target homeowners in distress, so it’s essential to verify the credentials of anyone offering assistance.

Tips to Avoid Scams

  • Never pay upfront fees for foreclosure prevention services.
  • Verify the credentials of anyone offering help.
  • Avoid signing over the title to your home.
  • Contact your lender directly for assistance.


What are the first steps I should take if I’m struggling to make my mortgage payments?

Contact your lender or loan servicer immediately if you are having trouble making payments. Communicating early gives you the best chance to explore foreclosure prevention options.
Ask about:
Forbearance agreements to temporarily reduce or pause payments
Repayment plans to catch up on missed payments over time
Loan modifications to permanently change your loan terms (interest rate, length, etc.) to make payments more affordable

How can I qualify for a loan modification?

Lenders have different criteria, but generally, you must show you are facing financial hardship and that you have sufficient income to make the modified payments going forward. Be prepared to document your income, expenses, and hardship circumstances.
Loan modifications are a permanent solution to make your payments sustainable long-term.

What if I can’t afford the home anymore?

You may be able to do a short sale, where the lender allows you to sell the home for less than the outstanding mortgage balance.
Or the lender may accept a deed-in-lieu of foreclosure, where you voluntarily transfer ownership of the property to avoid foreclosure.
These are “graceful exits” if you can no longer afford the payments.

What government programs can help me avoid foreclosure?

If you have an FHA, VA, or USDA loan, those agencies offer specific foreclosure prevention and loss mitigation programs you may qualify for. The Making Home Affordable program also has options like the Home Affordable Modification Program (HAMP).
Free HUD-approved housing counselors can guide you through available programs.

How long do I have before foreclosure if I miss payments?

The foreclosure process timeline varies by state, but generally, lenders cannot start foreclosure proceedings until you are at least 120 days delinquent on payments.
However, don’t wait – the sooner you address the issue with your lender, the more options you’ll have.
Acting quickly, communicating with your lender, and exploring all available assistance programs give you the best chance to prevent foreclosure and keep your home or exit gracefully if needed.

Final Thoughts

Facing foreclosure can be an overwhelming and stressful experience, but taking immediate and informed action can significantly improve your chances of keeping your home or minimizing financial damage. 

By understanding and exploring options such as refinancing, short sales, and deeds-in-lieu of foreclosure, you can find a solution that best fits your financial situation.

The key to navigating these options successfully is early and proactive communication with your lender or mortgage servicer. Explain your financial hardship clearly and inquire about all available alternatives.

Remember, the sooner you act, the more options you will have at your disposal.

In conclusion, while the threat of foreclosure is daunting, homeowners are not without recourse. By taking immediate steps, seeking professional advice, and exploring all available options, you can mitigate the impact on your financial health and work towards a more stable future.

Don’t wait until it’s too late—reach out to your lender today and start the conversation that could save your home. 

The Budget Academy
Fab Kellum author of the Girl, Get Out of Debt! blog

Hey you! Welcome to The Budget Academy. I am Fab, a survivor, a mom, and an entrepreneur at heart. Just like many, I have overcome financial struggles and I want to share with you how I did it.  I have a background in Finance and Real Estate and I’m passionate about helping others succeed and achieve financial freedom.  So, don’t be shy, let’s connect and start this journey together! Learn more about me here.