HUD counseling: the free backbone
HUD-approved agencies exist in every state, funded to advise homeowners at no cost. Counselors review budgets, explain options, and submit loss-mitigation packages — and servicers treat HUD-counselor packages seriously. Find yours at hud.gov/counseling or 800-569-4287. Using one alongside our specialists costs nothing and adds a second set of experienced eyes.
State homeowner-assistance funds
Many states operate hardship funds — descendants of the federal Homeowner Assistance Fund — that can pay mortgage arrears, and sometimes future payments, directly to your servicer for qualified hardships. Funding opens and closes; the application lives with your state's Housing Finance Agency. If your hardship is documented and your state's fund is open, this is genuinely free money — apply early, because queues form.
FHA, VA, and USDA extras
Government-backed loans carry additional tools: FHA partial claims park arrears in a silent second lien due only at payoff; VA loans have dedicated servicing oversight and, at times, direct purchase-and-modify programs; USDA offers its own moratorium and workout ladder. If your loan is government-backed and your servicer hasn't mentioned these — that's a gap worth pressing, and exactly what a specialist or HUD counselor will chase.
Disaster relief
After federally declared disasters, most backed loans qualify for immediate forbearance moratoriums, and insurers/FEMA interact with your escrow. If your hardship traces to a disaster, say so explicitly in every application — it opens doors standard hardships don't.
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.