Hard seasons don't last. Plans do.
If your mortgage payments have become hard to keep up with, you have more options than you think. Start with these free, public resources from official agencies. If you would like to talk it through, our team is here, privately and with no obligation.
Three steps, as early as you can.
The sooner you act, the more options you usually have. Most of the help below is free.
Call your mortgage servicer
Use the number on your monthly statement. Ask what options you may qualify for, such as forbearance, a repayment plan or a loan modification, and write down who you spoke with and when.
Talk with a free housing counselor
Counseling agencies that participate in HUD's program can review your situation, explain your options and help you work with your servicer, usually at no cost.
Protect yourself from scams
Legitimate counseling is free. Never pay an upfront fee for foreclosure help, never sign over your deed, and only send mortgage payments to your servicer.
Where to get help.
Official agencies and programs. We are not affiliated with any of them, and contacting them does not involve us.
HUD Housing Counseling
Find a housing counseling agency near you that participates in HUD's program.
Consumer Financial Protection Bureau
Plain-language guidance on mortgage help, your rights with your servicer, and finding a housing counselor.
Virginia Housing
If your loan is with Virginia Housing, ask its loss mitigation team about home retention options. Its site also links to free counseling.
U.S. Department of Veterans Affairs
For VA-guaranteed home loans. VA can work with you and your servicer on options to avoid foreclosure. Weekdays, 8 a.m. to 6 p.m. ET.
Military OneSource
Free financial counseling for service members and their families, including help planning around a mortgage.
Fannie Mae: Know Your Options
Explains common payment-relief options and what to ask your servicer, whoever owns your loan.
Phone numbers and programs are set by each agency and can change. Last reviewed October 2026.
Understanding your options protects what you have built.
For some owners, the best outcome is a planned move rather than a forced one. A housing counselor or an attorney can help you decide. If it helps to know what your home could sell or rent for, we can show you, free and in confidence.
- Sell on your timeline. A planned sale may protect equity that a foreclosure would not.
- Rent it out. If rent would cover the payment, professional management may let you keep the asset.
- Sell as-is or take a cash offer. When time or condition matters most.
- Short sale. When the loan balance is more than the home is worth, with your lender's approval.
This page is general information from public sources, not legal, financial or tax advice. Black Lion Alpha | eXp Realty is a real estate brokerage. We are not a lender, mortgage servicer, housing counseling agency or law firm, and we are not affiliated with the agencies listed. We do not offer loan modification or foreclosure rescue services, and there is no fee for this information. Confirm program details directly with each agency, and consult a licensed attorney for legal advice about your situation.
Prefer to talk it through?
Ask a question privately. A licensed broker on our team will reach you within one business day, by the method you choose. There is no cost and no obligation.
Or call the office: 757.872.2358 Prefer to text? Text Kerry at 757.244.9126