Guides
Foreclosure, explained in plain English
Clear, source-cited guides for homeowners who are behind or worried — how to stop foreclosure, the rights you have under federal law, the alternatives, and what happens to your credit and your wallet afterward. No jargon, no signup.
Stop & Avoid
How to Stop Foreclosure: Your Real Options, Ranked by Time LeftBehind on your mortgage? Here are the real ways to stop foreclosure, ranked by how much time you have left, from reinstatement to bankruptcy's automatic stay.How to Avoid Foreclosure: An Act-Early Playbook for 30, 60, and 90 Days LateMissed a mortgage payment? Use the federal 120-day window. Exactly what to do at 30, 60, and 90 days late to keep every option open and stop foreclosure.What Happens If You Miss a Mortgage Payment: 30, 60, 90, and 120 Days LateA month-by-month breakdown of what 30, 60, 90, and 120 days late actually triggers on your mortgage, and when the foreclosure clock can legally start.The Foreclosure Process, Step by StepA plain-English walk through foreclosure end to end: judicial vs. non-judicial, the federal 120-day rule, and where your state's notices fit in.
Your Rights
The Federal 120-Day Foreclosure Rule: Why Your Servicer Has to WaitFederal law (12 CFR 1024.41(f)) generally bars your servicer from starting foreclosure until you're 120+ days behind. Here's what that window means and how to use it.Loss Mitigation & Dual-Tracking Rights: What Your Servicer Legally Must DoUnder Reg X, your servicer must acknowledge, evaluate, and not push you to a sale while a complete loss mitigation application is pending. Here's how it works.Do You Need a Foreclosure Defense Attorney?When a foreclosure defense attorney is worth it vs. a free HUD counselor, what a lawyer can actually do, and how to spot fake "rescue" attorneys.HUD-Approved Housing Counselors, ExplainedHUD-approved housing counselors give free, government-backed foreclosure help. What they do, how to find a real one, and why you should never pay for it.
Alternatives
Deed in Lieu of Foreclosure: How Handing Back the Keys Actually WorksA deed in lieu lets you give your home back to the lender instead of being foreclosed. Here's how it works, the credit hit, deficiency risk, and when it's worth it.Short Sale vs. Foreclosure: Which One Actually Hurts Less?Short sale or foreclosure? Compare the real credit, tax, and deficiency consequences so you can pick the option that does the least long-term damage.Mortgage Forbearance, ExplainedForbearance pauses mortgage payments during hardship. Learn what you owe when it ends and your repayment options: lump sum, plan, deferral, or modification.Loan Modification Basics: What It Changes, the Flex Modification Target, and How to Ask Without Getting ScammedA loan modification can lower your mortgage payment and stop foreclosure. Here's what it changes, the Flex Modification 20% target, who qualifies, and how to ask safely.Reinstatement vs. Redemption: Catching Up Before the Sale vs. Buying Your Home Back After ItReinstatement means catching up on missed payments before the foreclosure sale. Redemption means buying your home back. How they differ and why state law matters.
Money & Aftermath
Deficiency Judgments, Explained: Can a Lender Sue You After Foreclosure?Losing your home doesn't always end the debt. How deficiency judgments work, which states limit them, and what to do if a lender comes after the shortfall.The Homeowner Assistance Fund (HAF): What It Was, Why It's Drying Up, and What to Do NowHAF helped homeowners catch up on the mortgage after COVID. Most state funds are gone and the program sunsets Sept 30, 2026. Here are your real alternatives.Foreclosure & Your Credit Score: How Far It Drops, How Long It Stays, and How to Buy AgainHow much a foreclosure drops your credit score, how long it stays on your report, and a realistic timeline to rebuild and buy a home again.Foreclosure Rescue Scams to Avoid: Red Flags and Where to Get Free HelpSpot foreclosure rescue scams: upfront fees, deed-transfer tricks, and guaranteed saves. Learn the red flags and how to get free, legitimate HUD help instead.