Mortgage Help

Start here

Five steps to take today

You do not need to have everything figured out. Make the first two calls, then work through the rest.

Call your servicer. Your servicer is the company you send your mortgage payment to. The phone number is on your monthly statement. Say you are having trouble paying and ask what help is available. The sooner you call, the more options you have.
Call a free HUD-approved housing counselor. Call 800-569-4287, enter your ZIP code, and HUD will refer you to a counselor near you. Counselors help you build a plan and talk with your servicer. You should never pay a fee for this advice.
Find out what kind of loan you have. Fannie Mae, Freddie Mac, FHA, VA, USDA or another type. Each has its own programs. See your loan type below.
Ask for a loss mitigation application, and keep copies. This is the form that lets your servicer review you for foreclosure alternatives. Send everything it asks for, on time. Write down the date, the person's name and what was said on every call.
Open every letter and meet every deadline. Ignoring mail, court papers or deadlines can close off your options. If you do not understand a notice, bring it to your counselor.

Where you are

What to do right now, based on where you stand

The next move depends on how far behind you are. Find the card that fits you.

Just missed, or about to

You missed a payment, or you know you will

Call your servicer now. Ask about forbearance (a pause or reduction in payments for a set time) and a repayment plan (catching up over time). You have the most choices at this stage.

Two or more payments behind

You are falling behind

Your servicer must tell you about foreclosure alternatives after two missed payments. Ask for a loss mitigation application. For some Fannie Mae and Freddie Mac loans, a payment deferral becomes an option once you are 60 to 180 days behind. Call a housing counselor this week.

Default or foreclosure notice

You received a default or foreclosure notice

Servicers generally cannot start foreclosure until you are more than 120 days behind. If you got a notice, act the same day. Submit a complete loss mitigation application, call your counselor, and talk to a lawyer or legal aid office. While a complete application is under review, your servicer generally cannot move forward with foreclosure.

Sale date is set

A foreclosure sale date is scheduled

Your servicer must review a loss mitigation application it receives at least 37 days before the sale. If the date is closer, apply anyway and call your servicer, a housing counselor and an attorney right away. Options like a short sale or deed in lieu may still be possible.

Your loan type

Programs for each type of loan

Your servicer can tell you who owns or insures your loan. You can also check your closing papers. For Fannie Mae and Freddie Mac loans, you can use their free lookup tools below. Programs change, so always ask your servicer what you qualify for today.

Loan type	Who to call first	Programs that may apply
Fannie Mae or Freddie Mac	Your servicer	Payment deferral, Flex Modification, repayment plan, forbearance
FHA	Your servicer, or the FHA Resource Center at 800-225-5342	Repayment plan, forbearance, modification, partial claim
VA	Your servicer, then VA at 877-827-3702	Repayment plan, modification, VA partial claim
USDA guaranteed	Your servicer	Modification, Mortgage Recovery Advance, short sale
USDA direct	USDA at 800-414-1226	Payment assistance, moratorium, workout agreement
Other (conventional, jumbo, private)	Your servicer	Depends on who owns the loan. Ask.

Fannie Mae and Freddie Mac

Conventional loans owned by a GSE

GSE means government-sponsored enterprise. Most conventional loans fall here.

Check if your loan is theirs: use the lookup tools at Fannie Mae(800-7FANNIE) or Freddie Mac(800-FREDDIE). You will need your name, property address and the last four digits of your Social Security number.

Payment deferral. For a short-term hardship that is over. You can resume your regular payment, and up to 12 months of missed principal and interest are set aside to be repaid later, when you sell, refinance or pay off the loan.
Flex Modification. For a lasting hardship. Your servicer works to lower your principal and interest payment by about 20 percent by cutting the rate, extending the term and, in some cases, setting aside part of the principal.
Repayment plan or forbearance. Servicers may offer these depending on your situation.
Short sale or deed in lieu. If you cannot keep the home, these can be alternatives to foreclosure.

Good to know: if Freddie Mac owns your loan and you are 30 to 60 days behind, you may get a call from Balance, a nonprofit Freddie Mac works with to help borrowers avoid foreclosure.

FHA

Federal Housing Administration loans

Call your servicer, or the FHA Resource Center at 800-225-5342.

Repayment plan. Adds part of the overdue amount to your payment for a time until you are current.
Forbearance. Reduces or pauses payments for a set period.
Loan modification. Permanently changes loan terms to make payments more manageable.
Partial claim. An interest-free loan from HUD that catches up overdue payments. It is repaid when you sell or refinance, and it cannot be more than 30 percent of your unpaid principal.
Pre-foreclosure sale or deed in lieu. If you cannot keep the home. In both cases the lender cannot seek a deficiency judgment afterward.

Good to know: FHA changed its loss mitigation rules in 2025 and 2026, so ask your servicer exactly which options you qualify for now.

Department of Veterans Affairs loans

Call your servicer first, then VA at 877-827-3702.

VA loan technicians can step in to help you explore options. VA also has a new partial claim program. See the veterans section for details and the full message from NAMB.

USDA guaranteed

USDA-backed loans from a private lender

Your servicer handles your loan. Lenders are expected to reach out after a missed payment and review your situation.

Loan modification. Changes the interest rate or term to lower your payment. This is the main way to stop a foreclosure on a USDA loan.
Mortgage Recovery Advance. USDA pays your past-due amounts once, and may reduce principal, to reach a target payment. It is repaid when the home is sold, refinanced or paid off. Total advances cannot be more than 30 percent of the unpaid principal at the time of default.
Short sale or deed in lieu. Used when no other option fits.

USDA direct

USDA is your lender

Contact the USDA Centralized Servicing Center at 800-414-1226(TTY 800-438-1832) or rdquestion@usda.gov.

Payment assistance. Most direct borrowers get a subsidy that can lower the effective interest rate to as low as 1 percent. Ask USDA to review you for new or increased assistance.
Moratorium. A pause on payments, in 6-month periods, for borrowers whose income dropped at least 20 percent.
Workout agreement. A plan to repay what you owe in a lump sum or over up to 2 years.

Good to know: you can appeal a USDA decision that denies relief, and the deadline is short (30 days under legal aid guidance). Ask for the decision in writing and confirm current rules with USDA.

Other loans

Conventional, jumbo, portfolio and private loans

If your loan is not owned by Fannie Mae or Freddie Mac and is not government-backed, the investor that owns it sets the rules.

Ask your servicer: Who owns my loan, and what hardship programs does that investor offer?
Ask about forbearance, a repayment plan and a loan modification.
Check your state housing finance agency for assistance programs. The National Council of State Housing Agencies has a directory.
A HUD-approved housing counselor can help with any loan type.

For veterans and military families

VA loan help

VA backs your loan, and VA has people whose job is to help you keep your home. Here is what to know, followed by a message from NAMB.

How VA can help

The servicer has the first responsibility to work out the problem. If it cannot, a VA loan technician can step in and help you explore all options to avoid foreclosure.
With a VA direct or VA-backed loan, you can ask for a VA loan technician at any time. When the loan is 61 days past due, VA assigns one automatically.
VA provides financial counseling to veterans and surviving spouses facing foreclosure, even if the loan is not a VA loan.
Be careful about offers to help you make up back payments. Talk to your servicer and a VA loan technician first.

The new VA partial claim program

VA's Partial Claim Payment program lets VA advance money to bring a past-due VA loan current. You repay it later, with no monthly payment, when you sell, refinance or pay off the loan. It is not forgiveness.

The program began taking servicer submissions in June 2026, and servicers are still phasing it in. Ask yours: Do you offer the VA partial claim yet, and if not, when? A "not yet" does not mean you are ineligible. Repayment plans and modifications may still be available.

The earlier VA Servicing Purchase program (VASP) ended in May 2025.

A message for veterans

Veterans, if you're behind on your mortgage, you don't have to face it alone.

NAMB, the National Association of Mortgage Brokers, encourages you to take action today.

Step 1 Contact your mortgage servicer.

Step 2 Then call VA at 877-827-3702. Ask for a VA loan technician who can explain your options and help you explore ways to avoid foreclosure.

877-827-3702

You served our country. You deserve to know where to turn for help.

Your rights

Federal protections for homeowners behind on payments

These federal servicing rules apply to most mortgages. Exceptions exist and state laws can add more protection, so ask a housing counselor or legal aid office how they apply to you.

120

Days before foreclosure can start

A servicer generally cannot make the first filing to start foreclosure until you are more than 120 days behind.

Missed payments, then help

After two missed payments, your servicer must tell you about foreclosure alternatives.

Days before a sale

An application received at least 37 days before a scheduled sale must be considered and answered.

No double-tracking

While your complete loss mitigation application is being reviewed, your servicer generally cannot start foreclosure. Complete means you sent every document the servicer asked for.

If your servicer is not following the rules

Submit a complaint to the CFPB at 855-411-2372 or online. The CFPB sends your complaint to the company for a response. A complaint does not automatically stop a foreclosure, so keep working with your counselor.

Protect yourself

Free help exists. Never pay for it up front.

Anyone who charges you in advance to help with your mortgage is not legitimate.
Be wary of anyone who guarantees they can stop your foreclosure.
Do not sign over your deed or title, and do not sign papers you do not understand. Have a housing counselor or attorney review them first.
Report a suspected scam to 1-888-995-HOPE (4673).

Get ready

Be ready when you call

Documents to gather

Your latest mortgage statement and loan number
A short letter explaining why you fell behind and what has changed
Proof of income, such as recent pay stubs, benefit letters or profit and loss statements
Recent bank statements
Your last tax return
Any notices, letters or court papers you received

Questions to ask your servicer

Who owns or insures my loan?
Which options am I eligible for, and which will you review me for first?
What documents do you need, and by what date?
Will foreclosure be paused while you review my application?
If you offer me a plan, what will my payment be, and for how long?
Please confirm everything in writing.

Quick reference

Phone numbers to keep handy

Who	Call	For
HUD housing counselor referral	800-569-4287	Free help with any loan type
CFPB	855-411-2372	Complaints about your servicer
VA loan technicians	877-827-3702	VA loans. Monday to Friday, 8:00 a.m. to 6:00 p.m. ET
FHA Resource Center	800-225-5342	FHA loans
USDA Centralized Servicing Center	800-414-1226	USDA direct loans. TTY 800-438-1832
Fannie Mae loan lookup	800-7FANNIE	Is Fannie Mae my investor? 8:00 a.m. to 8:00 p.m. ET
Freddie Mac	800-FREDDIE	Is Freddie Mac my investor? 8:00 a.m. to 8:00 p.m. ET
Mortgage scam reports	888-995-HOPE (4673)	Report a suspected scam

For loan originators

How to use this page with your clients

Past clients often go quiet when money gets tight. A short, kind message from you can be the nudge that gets them to call early.

Ways to share it

Send the link to past clients, referral partners and real estate agents.
If a client mentions money trouble, point them to the first two steps: call the servicer and call a HUD-approved counselor.
Offer to sit in on the call for support, if the client wants you there.

Keep your role clear

You are not the servicer. Send clients to their servicer and to a free HUD-approved housing counselor.
Never charge a fee for foreclosure help. Check your company's and your state's rules before offering anything beyond referrals.

Copy and paste message

If you are having trouble with your mortgage payment, please do not wait. Call your servicer and a free HUD-approved housing counselor at 800-569-4287. This guide shows the options for your loan type and what to ask for: [add page link]

Add your name and contact details, and send it by text or email.

NAMB Certified Veterans Lending Specialist badge

NAMB certification

Become a Certified Veterans Lending Specialist (CVLS)

NAMB's most popular certification is built for loan originators whose focus is VA loans. It covers the details lender guidelines often miss, so you can get more veterans to the closing table and know where to send them if they fall behind.

What you learn

DU and LP approval tips
VA appraisals and Tidewater
VA-approved condos
New refinance rules
Assumptions, EEM, rehab, co-borrowers

Who it is for

Originators who have never closed a VA loan get the basics. Experienced VA originators get detailed knowledge and real-life stories to show their value to agents. You do not need to live in a military town.

How it works

Attend a CVLS class, live or online. A test follows the class, and when you pass you receive your certification and marketing materials.

Veteran members: NAMB has offered the course free to NAMB military veteran members with proof of service.

View CVLS classes and register

Class pricing and dates vary by event. See each class listing for current fees.

FAQ

Common questions

Will I lose my home if I miss a payment?

Not right away. Servicers generally cannot start foreclosure until you are more than 120 days behind, and many programs exist to help you catch up or lower your payment. Acting early gives you the most choices.

Does a housing counselor cost anything?

No. HUD-approved housing counselors are free to use, and fees should never be charged for advice on avoiding foreclosure. Call 800-569-4287 to be referred to one near you.

What is the difference between forbearance and a payment deferral?

Forbearance pauses or reduces your payments for a set time, and you work out how to repay what you missed. A payment deferral moves your missed payments to the end of the loan so you can go back to your regular payment.

What if my servicer says no?

Ask for the reason in writing and ask what other options you can be reviewed for. Share the answer with your housing counselor. If you think your servicer broke the rules, file a CFPB complaint at 855-411-2372. For a USDA decision, ask about your appeal rights right away because the deadline is short.

Is a short sale or deed in lieu the same as foreclosure?

No. Both are ways to leave the home without a foreclosure sale. They can affect your credit and taxes differently, so talk to your housing counselor or an attorney first. On an FHA loan, the lender cannot seek a deficiency judgment after either one.

Can I get help from VA if my loan is not a VA loan?

VA has said it provides financial counseling to veterans and surviving spouses facing foreclosure, even when the loan is not VA-backed. Call 877-827-3702 to ask.

Sources