Fastest: reinstatement
If the arrears can be raised — 401(k) loan, family, asset sale, state assistance where open — reinstatement stops the sale as a matter of right in most states. Get the itemized quote today; deadlines like 'five business days before sale' arrive faster than fundraising does.
Fast: the complete application (if you're outside 37 days)
At exactly 30 days out, you've missed the federal 37-day protection line — but servicer policies and state rules (mediation programs, review requirements) often still force a pause for complete packages. File it anyway, today, complete. Partial protection beats none, and postponements follow live reviews.
Fast with help: sale + postponement
A signed purchase contract — cash buyers close in 7–14 days — plus a written postponement request through loss mitigation is a well-worn path: lenders would rather be paid off than own the house. The listing-price version of this needed to start months ago; the cash-offer version is still alive at 30 days. We can put a fair, no-obligation proposal on the table in days so you can compare it against letting the auction happen.
The emergency brake: Chapter 13
Filing triggers the automatic stay instantly — even the night before the sale. It requires an attorney, fees, and a years-long plan, and it should be a considered decision rather than a reflex. But when a family needs the sale stopped and every other lane is closed, it exists, it works, and consultations are usually free. We'll tell you honestly when it's the right call and help you prepare for that conversation.
General information, not legal, tax, or financial advice. Homeowner Foreclosure Prevention is not a law firm, lender, or government agency. Free HUD-approved counseling: hud.gov/counseling · 800-569-4287.