A housing counselor who specializes in foreclosure prevention is trained to help homeowners who are behind on mortgage payments or at risk of losing their home. Most are connected to nonprofit organizations or government agencies, including the U.S. Department of Housing and Urban Development (HUD).
Where to find one
HUD-approved housing counseling agencies can walk you through your options at no cost. Call the toll-free line below, or search for an agency near you.
Call: 888-995-HOPE (4673)
Find an agency: HUD-approved housing counseling agencies
Search tool: consumerfinance.gov/find-a-housing-counselor
What a housing counselor actually does
- Financial assessment: Reviews your income, expenses, and debts to understand what's driving the delinquency.
- Budget planning: Helps build a realistic budget that prioritizes your mortgage.
- Lender communication: Acts as a go-between with your mortgage servicer to explore solutions.
- Loan modification help: Explores options like extending your loan term or adjusting your rate.
- Forbearance guidance: Explains temporary payment relief options and helps you apply.
- Refinancing advice: Assesses whether refinancing could lower your payment.
- Government program guidance: Flags any state or federal programs you may be eligible for.
- Legal referrals: Points you toward legal help for more complex situations.
- Ongoing support: Checks in regularly to keep your plan on track.
A good housing counselor is on your side — not the lender's. There's no cost to talk with one, and doing so early gives you more options than waiting.