Free HUD-approved housing counseling options
If you are behind on your mortgage, one of the best first calls you can make is to a HUD-approved housing counselor. Their help is free or low-cost, they work for nonprofit or public agencies, and many speak Spanish. Here is how to find one and what to expect.
What a housing counselor can do
A HUD-approved counselor can review your income and budget, explain foreclosure prevention options, help you prepare and organize a loss mitigation application, and help you communicate with your servicer. They can also explain local and state programs you may qualify for. They cannot promise a result, and they are not your lawyer, but they can be a steady guide.
How to find a counselor
Use HUD's official housing counselor finder at answers.hud.gov/housingcounseling. You can search by location and language and look for agencies that offer foreclosure (default) counseling. Our free help page also lists counselor finders and legal aid organizations serving Los Angeles, Orange, Ventura, Riverside, and San Bernardino counties.
When you call, say that you are behind on your mortgage and, if you have one, give the sale date first so they understand the urgency.
What to bring
Have these ready if you can: recent mortgage statements, any letters or notices from your servicer or trustee, proof of income such as pay stubs or benefit letters, recent bank statements, tax returns, and a simple list of monthly expenses. Do not worry if you do not have everything; a counselor can help you figure out what is needed.
Free help means free
Real HUD-approved counseling for foreclosure is free or low-cost. If someone asks for a large upfront payment to "get you a modification," that is a red flag. See our scam warnings.
Counseling and other options together
Working with a counselor does not stop you from learning about other paths. Many families talk with a counselor about keeping the home while also asking an Equity Guard Agent what the home might sell for. Compare paths on our options page and check your stage in the timeline tool.
Keep reading
No upfront fees
In California, it is illegal for anyone to collect a fee for loan modification or other mortgage relief services before the work is fully done (Civil Code section 2944.7). If someone asks you to pay first, walk away and talk to a free HUD-approved counselor.
Talk to an Equity Guard Agent
If you would like someone to listen and help you think through your situation, an Equity Guard Agent is happy to talk, free and with no pressure. We cannot promise any outcome, and we will always point you to free counselors and attorneys when that is the right next step.
Informational only, not legal advice. This article is general information about California foreclosure and is not legal, tax, or financial advice. Laws and programs change, and every situation is different. Please confirm details with your servicer, a HUD-approved housing counselor, or a licensed attorney.