Free mortgage counseling is available through HUD-approved agencies in your area, by phone, and online — most at no cost even if you're behind on payments.
When you're facing foreclosure or worried you might be, a mortgage counselor can help you understand your options, talk to your lender, and figure out whether you can stay in your home or need to plan a different path. These counselors work for nonprofits, not your lender, and they don't charge you. The federal government funds them specifically to help homeowners in situations like yours.
The fastest way to find one is to call 211 (available in most areas) or visit HUD's official counselor locator at HUD.gov/counseling. Both will connect you with a counselor approved by the Department of Housing and Urban Development. You can also contact your state housing authority or local legal aid office if you want to explore foreclosure defense at the same time.
Key Takeaways
- HUD-approved counselors are free and work for nonprofits, not your lender, so they have no stake in the outcome.
- You can reach a counselor by phone, video, or in person within days, even if you're already in foreclosure.
- A counselor can review your loan documents, help you contact your lender, and explain options like loan modification or forbearance.
- Calling 211 or visiting HUD.gov/counseling will show you every approved counselor in your county and their hours.
How to locate a HUD-approved counselor
The easiest method is to call 211 from any phone. A specialist will ask what county you live in and connect you with counselors near you. They'll tell you which ones have same-week appointments and whether they offer phone or video sessions. If you prefer to search yourself, go to HUD.gov/counseling, enter your zip code, and you'll see a list of every approved agency in your area with their phone numbers and websites.
Your state housing authority is another direct route. Search "[your state] housing authority" online and look for a foreclosure prevention or homeowner information section. Many state programs fund their own counselors and can connect you when ready. If you're also concerned about losing your home to eviction or want legal help fighting foreclosure, contact your local legal aid office — they often work with counselors or can refer you to one.
What a mortgage counselor will do for you
A counselor will start by reviewing your loan documents and understanding your situation: how far behind you are, what your income looks like, and whether you want to keep the home or explore other options. They'll explain what forbearance, loan modification, and other loss mitigation programs actually mean in your case, not in general terms. Many counselors can contact your lender on your behalf or help you prepare for that conversation.
If your lender has already started foreclosure, a counselor can still help. They can review any offers the lender has made, explain whether accepting them makes sense for you, and help you understand the timeline of the court process. They won't act as a lawyer, but they'll make sure you understand what's happening and what choices you actually have.
Phone and online counseling options
You don't have to meet anyone in person. Most HUD-approved counselors offer phone and video sessions, which means you can talk to someone within a few days even if there's no office near you. Phone counseling works just as well as in-person for understanding your options and preparing to talk to your lender. Some agencies specialize in phone and video only and can see you the same day you call.
Online counseling through video is also available from national nonprofits like NeighborWorks and National Foundation for Credit Counseling (NFCC). Both have HUD-approved counselors and can schedule you quickly. If you're more comfortable with written communication, some agencies offer email support or will send you worksheets to fill out before your first call.
What to have ready before you call
Gather your mortgage statement, property tax bill, homeowners insurance bill, and any letters from your lender about missed payments or foreclosure. If you have a recent pay stub and bank statement, those help too. You don't need everything — counselors can work with whatever you have — but having these documents nearby makes the conversation faster and more useful.
Write down your monthly income (take-home, not gross) and list your other debts: credit cards, car loans, student loans, anything you owe money on. The counselor needs to see the whole picture to understand whether you can afford to modify your loan or whether you need a different solution. If you've already received a loan modification offer from your lender, bring that too.
When to call a counselor
The best time is as soon as you realize you might miss a payment, not after you've already missed several. Counselors can sometimes help you avoid falling behind in the first place. But if you're already behind, don't wait — call when ready. Even if foreclosure has already started, a counselor can still help you understand your options and may be able to buy you time.
If your lender has sent you a notice of default or foreclosure notice, that's a signal to call that same day. The timeline from notice to sale varies by state, but it's usually measured in months, not years. The sooner a counselor helps you contact your lender, the sooner you'll know whether you can work out a solution.
What happens after counseling
After you meet with a counselor, they'll give you a written plan that summarizes your situation and the options they discussed. This document is useful when you contact your lender — you can send it along with your process for a loan modification or other program. The counselor may also follow up with you to see whether your lender responded and whether you need help with the next step.
Counseling itself doesn't stop foreclosure, but it often leads to a solution that does. Many homeowners who work with a counselor end up with a modified loan, a forbearance agreement, or a plan to sell the home on their own timeline instead of the lender's. Some discover they don't may have access to for any of those options and need to plan for moving — which is still better than being surprised by a foreclosure sale.
Frequently Asked Questions
Will the counselor tell my lender I called?
No, not unless you ask them to. The counselor works for you, not your lender. If you want them to contact your lender on your behalf or send a letter, you'll have to ask. Many homeowners do ask for this because it signals to the lender that you're serious about finding a solution.
Does counseling cost money?
No. HUD-approved counseling is free. If someone tells you that you have to pay for mortgage counseling or that there's a fee to talk to a counselor, they are not HUD-approved. Hang up and call 211 or visit HUD.gov/counseling instead.
Can a counselor stop my foreclosure?
A counselor can't stop it themselves, but they can help you find a solution with your lender that does — like a loan modification or forbearance. If no solution exists, they can help you understand your timeline and plan your next steps. Some counselors also connect you with legal aid if you want to fight the foreclosure in court.
What if I've already lost my home to foreclosure?
Counseling can still help you understand what happened and plan to rebuild your credit and savings. Some counselors also help people who've been through foreclosure understand whether they can buy again and when. It's not too late to call.
Can I get counseling if I'm not behind on payments yet?
Yes. Many people call a counselor when they see a financial problem coming — a job loss, a medical bill, a rate adjustment on an ARM. Counseling can help you understand your options before you miss a payment, which gives you more choices.