Foreclosure Help
Facing Foreclosure? Understand Your 8 Options Before You Decide.
Foreclosure deadlines can move quickly. Explore potential ways to keep your home, address the mortgage, or sell before making a decision.
If you already have a scheduled sale date, tell us in the form — and call your mortgage servicer today. A date can move, but it will not wait.
1. Call your servicer
Ask for the loss-mitigation department, the sale date on record, and what a complete application requires.
2. Submit a complete application
Incomplete packets stall review. Keep dated proof of what you sent and when.
3. Get independent advice
A HUD-approved counselor or Georgia attorney can review deadlines and documents with you at low or no cost.
Signature guide
The 8 Steps to Address a Foreclosure
These are the options homeowners most often need to understand. They are not a menu of guarantees, and they are not mutually exclusive — several may apply to the same situation.
A loan modification may change the terms of an existing mortgage — the interest rate, the remaining term, or how past-due amounts are handled — to make the payment more manageable. It does not erase what is owed; it restructures it.
Your lender or servicer evaluates eligibility based on your circumstances, financial documentation, applicable investor rules, and the programs it has available. Different loans and investors have different requirements, so ask your servicer which options apply to your loan specifically.
Timing matters. Some federal foreclosure protections depend on when a complete loss-mitigation application is received. Under certain federal servicing requirements, an application received more than 37 days before a scheduled sale is an important threshold — but it is not a universal filing deadline, and it does not guarantee a review outcome. Contact your servicer promptly and keep proof of what you submitted and when.
Ask: What is missing from my application, and what is the deadline to submit it? Will review pause the sale, and can you confirm that in writing?
Not sure which step fits?
Tell us where things stand and we will help you sort the options.
Separate program
Renovation & Resale: a different path, with different terms.
Beyond the eight options, you can ask about a qualifying purchase-and-resale arrangement. Any offer requires an identified purchaser and attorney-reviewed written terms. It is not a variation of a short sale or a listing, and it is not a way to keep the home. Ownership transfers at the first closing.
- The investment company purchases the home and takes ownership at the first closing.
- You receive the agreed initial proceeds after applicable payoffs and closing adjustments.
- The company performs renovations and later resells the property.
- A further payment may become due under the written agreement after resale.
- Renovation costs and resale values are uncertain; any future payment depends on the contract.
What this program is not
- Not a loan, and not a way to stay in the home after closing.
- Not a guarantee of any additional payment — it depends on the contract and the resale.
- Not a substitute for legal advice about a pending foreclosure or tax sale.
- Not available for every property; eligibility is reviewed before any offer.
Program agreements are reviewed and closed with legal counsel. We recommend you obtain independent legal and financial advice before signing.
Time-sensitive
Have a Foreclosure Sale Date? Don't Delay.
If you have received a notice or know your scheduled sale date, contact your mortgage servicer and appropriate legal or housing-counseling resources immediately. You can also tell us about your property situation so we can assess what real estate options may be available.
Free or low-cost help, independent of us
- HUD-approved counseling: find a counselor by ZIP code
- Georgia Legal Services Program: apply for civil legal help
- Homeowner's HOPE™ Hotline: 888-995-4673
Prefer to call? Dial (706) 426-1335 Monday–Friday, 9:00 a.m. – 5:00 p.m. Eastern. If no one is available, leave a message with your sale date and we will return your call as soon as possible.
Advocacy First. Options Always.
You can still make an informed decision.
Deadlines compress choices, but they do not remove them. Start with the facts, get independent advice, and compare what each route actually leaves you.