Mortgage Assistance Programs 2026: How to Get Help Paying Your Mortgage Before You Lose Your Home
April 2026 | 11 min read | Pinaka News
- Homeowner Assistance Fund (HAF) — state programs using $9.9 billion in federal funds, apply at your state HAF portal
- HUD-Approved Housing Counseling — free foreclosure prevention counseling, call 1-800-569-4287
- Mortgage forbearance — legal right to pause payments for 3 to 12 months, call your servicer
- FHA loss mitigation — loan modification options for FHA loans, contact your servicer or FHA at 1-800-CALL-FHA
- State foreclosure mediation programs — mandatory mediation before foreclosure in 20+ states
Programs That Stop Foreclosure and Help With Mortgage Payments in 2026
1. Homeowner Assistance Fund — Up to $50,000 in Mortgage Help
Up to $50,000 — Apply at Your State HAF PortalThe Homeowner Assistance Fund was established by the American Rescue Plan with $9.9 billion to help homeowners experiencing financial hardship maintain homeownership. State HAF programs can pay mortgage arrears, current mortgage payments, property taxes, homeowner's insurance, HOA fees, and utility bills that are delinquent. Benefit amounts vary by state but many programs provide $10,000 to $50,000 in total assistance per household. Eligibility typically requires household income at or below 150 percent of the area median income and a documented COVID-related or other qualifying financial hardship. To find your state's HAF program visit consumerfinance.gov/haf or search your state name plus Homeowner Assistance Fund application 2026.
Up to $50,000Pays Arrears Directly to ServicerCFPB.gov/HAF2. Free HUD-Approved Foreclosure Prevention Counseling
Free — Call 1-800-569-4287HUD funds a national network of nonprofit housing counseling agencies that provide free one-on-one foreclosure prevention counseling to homeowners at risk of losing their homes. A HUD-approved counselor will review your financial situation, contact your mortgage servicer on your behalf, identify loss mitigation options including loan modifications and repayment plans, help you apply for HAF and other assistance programs, and represent your interests in negotiations with the lender. This service is completely free and available to any homeowner regardless of income. Call 1-800-569-4287 or visit hud.gov/findacounselor to find a HUD-approved counselor in your area. This is the single most valuable first call for any homeowner facing foreclosure.
Completely FreeCounselor Negotiates For You1-800-569-42873. Mortgage Forbearance — Your Legal Right to Pause Payments
Legal Right — Call Your Mortgage Servicer TodayMortgage forbearance allows homeowners experiencing financial hardship to temporarily pause or reduce mortgage payments for a defined period without going into foreclosure. For federally backed loans (FHA, VA, USDA, Fannie Mae, Freddie Mac) servicers are required to offer forbearance options to borrowers experiencing hardship. To request forbearance call the customer service number on your mortgage statement and say you are experiencing financial hardship and want to discuss forbearance options. You do not need to prove hardship with documentation in most cases — your verbal statement is sufficient to initiate the process. Forbearance periods typically run 3 to 12 months and paused payments are resolved at the end of the forbearance period through repayment plans or loan modifications.
No Documentation Needed to Start3 to 12 Months AvailableCall Your Servicer Today4. Loan Modification — Permanently Lower Your Payment
Can Permanently Reduce Monthly PaymentA loan modification permanently changes the terms of your mortgage to make payments more affordable. Modifications can reduce your interest rate, extend the loan term, defer a portion of the principal, or combine these options to achieve a target payment. For FHA loans the FHA Loss Mitigation program provides standardized loan modification options. Fannie Mae and Freddie Mac backed loans have the Flex Modification program that targets a 20 percent payment reduction. Contact your mortgage servicer's loss mitigation department and ask specifically about loan modification options. A HUD-approved counselor can help you apply for and negotiate a modification at no cost.
Permanent Payment ReductionContact Loss Mitigation DeptHUD Counselor Can Help Apply5. State Foreclosure Mediation Programs
Mandatory Mediation Before Foreclosure in 20+ StatesMore than 20 states require lenders to offer mediation before completing a foreclosure. Mediation brings the homeowner and the lender's representative together with a neutral mediator to explore alternatives to foreclosure including loan modifications, repayment plans, and short sales. In states with mandatory mediation programs homeowners who request mediation can significantly delay and often prevent foreclosure while keeping open the possibility of staying in their home. Contact a HUD-approved counselor or free legal aid organization at lawhelp.org to find out whether your state has a mediation program and how to request it if you have received foreclosure notices.
20+ States Have ThisRequest It After Foreclosure NoticeLawHelp.org for Legal HelpStep-by-Step Action Plan If You Are Behind on Your Mortgage Today
Step 1 — Call Your Servicer and Request Forbearance
Call the number on your mortgage statement today. Say you are experiencing financial hardship and need to discuss forbearance. Ask what options are available and get everything in writing. Do not wait for the servicer to call you.
Step 2 — Call a Free HUD Counselor
Call 1-800-569-4287 and request a foreclosure prevention counselor. They will review all your options, contact your servicer on your behalf, and help you apply for HAF assistance simultaneously.
Step 3 — Apply for HAF Assistance
Visit consumerfinance.gov/haf to find your state's HAF program and apply. Have your mortgage statement, income documentation, and hardship information ready. HAF payments go directly to your servicer and can catch up months of arrears in a single payment.
Related Housing and Benefit Guides
Frequently Asked Questions
How many mortgage payments can I miss before foreclosure starts?
Most lenders begin foreclosure proceedings after 3 to 4 missed payments, or 90 to 120 days of delinquency. Federal law requires servicers to wait until a loan is more than 120 days delinquent before initiating foreclosure. However servicers must begin outreach to delinquent borrowers within 36 days of a missed payment and must provide information about loss mitigation options. The foreclosure process from initiation to completion typically takes 6 to 18 months depending on state law giving homeowners who act quickly significant time to access assistance programs.
Does applying for mortgage assistance hurt my credit score?
Applying for HAF assistance, requesting HUD counseling, or contacting your servicer about hardship options does not hurt your credit score. Missing mortgage payments does hurt your credit — the sooner you engage assistance programs the less damage is done. A forbearance agreement that allows you to pause payments without those payments being reported as late can protect your credit during a hardship period. Ask your servicer specifically whether payments paused under forbearance will be reported to credit bureaus as late or whether they will be reported differently during the forbearance period.
What if my mortgage is with a private lender not backed by the government?
Private lenders are not required to offer the same forbearance and modification options as federally backed loans but most have their own hardship programs to avoid the cost of foreclosure. Contact your servicer's loss mitigation department directly. Apply for your state's HAF program as most state programs cover mortgages regardless of whether they are federally backed. Contact a free HUD counselor who can negotiate with private servicers on your behalf. And contact free legal aid if a foreclosure filing has been made — private lenders must still comply with state foreclosure laws and procedures.
Disclaimer: Mortgage program availability and eligibility vary by state and loan type. Contact a HUD-approved counselor at 1-800-569-4287 for personalized guidance on your specific situation.