How to Avoid Foreclosure: 7 Options You Need to Know

Falling behind on your mortgage payments can feel overwhelming and isolating. ³ Many homeowners do not realize that taking action early is key to stopping foreclosure—your lender will often work with you if you reach out quickly. ¹ This guide walks you through seven ways for how to stop foreclosure and protect your home, using real solutions like loan modification, government help, or even selling before it’s too late. Find out which option might be right for you below. ²

Key Takeaways

• Contact your mortgage servicer right away if you miss a payment. Early action gives you more options, such as loan modification or repayment plans, and can increase the chance of stopping foreclosure by 70%. (Source ³)
• Government programs like FHA-HAMP, VA assistance (1-877-827-3702), and USDA loans help struggling homeowners with repayment solutions. HUD-approved housing counselors provide free guidance at hud.gov/findacounselor or 800‑569‑4287.
• Selling your home before foreclosure—either through a realtor if you have equity or to a cash buyer for speed—can protect your credit and let you avoid auction. Cash buyers often close in 7–14 days with no repairs needed. (Source ⁶)
• Short sales are possible when your home is worth less than the mortgage amount (“underwater”), which affects about 2.5% of U.S. mortgaged homes as of 2024. Lender approval is required; this option hurts credit less than full foreclosure.
• Avoid scams that offer miracle fixes for upfront fees; report fraud at www.flofr.com or call MyFloridaLegal.com’s scam line at 1‑866‑9-NO-SCAM. Free help from HUD-certified counselors protects both your rights and property documents.

(References: Content above; sources ¹, ³, ⁴, ⁵, ⁶)

Acknowledge the stress of facing foreclosure and validate emotions.

Facing foreclosure creates intense stress and fear that can impact your mental and physical health. Many homeowners in the U.S. experience anxiety, sleep problems, or even worsening chronic conditions as a result of financial difficulties with mortgage payments.

Your feelings of worry, anger, shame, or uncertainty are common during this time.

Communities facing high rates of foreclosure often suffer from neighborhood decline and lost property values; this adds another layer of strain for families like yours. The Consumer Financial Protection Bureau recognizes heightened risk for scammers targeting stressed homeowners seeking loss mitigation help or loan modification options. ¹ You are not alone if you feel overwhelmed by notices from your mortgage servicer or unsure how to protect your home equity during this process. Validating these emotions is key as you begin looking into foreclosure prevention solutions such as financial counseling, repayment plans, or government housing assistance programs through entities like HUD or the Federal Housing Administration (FHA).

Emphasize that actionable solutions are available to avoid losing your home.

You have real options to avoid foreclosure and keep your home. Many homeowners qualify for loan modification, forbearance agreements, or repayment plans from their mortgage servicer.

Programs such as FHA loss mitigation, Making Home Affordable, and state housing assistance offer help with monthly mortgage payments if you are struggling because of financial hardship.

HUD-approved housing counselors can give free or low-cost guidance. ¹

Taking action early gives you more choices like refinancing your mortgage loan, selling the house before a foreclosure auction, or exploring a short sale if you owe more than your home is worth.

Lenders often prefer helping you stay current on your mortgage debt rather than going through foreclosure. You do not need to face this alone; resources exist to cut optional expenses and boost income so that you can protect your rights as a homeowner. ²

What is Foreclosure?

Foreclosure happens when your mortgage lender or servicer takes back your home after you miss several mortgage payments, but understanding this process can help you protect your rights and find solutions—keep reading to learn how.

Define foreclosure and explain the typical timeline (pre-foreclosure vs. active foreclosure), including the meaning of foreclosure.

If you fall behind on mortgage payments, your lender may start the foreclosure process. Foreclosure means the lender can repossess and sell your home to recover what you owe on your mortgage loan.

Lenders usually initiate this process once a mortgage is at least 120 days past due.

Pre-foreclosure begins after three to six months of missed payments but before any formal legal steps. You still own your home during pre-foreclosure and have options to avoid foreclosure such as loan modification or repayment plans.

Active foreclosure starts when the lender files official paperwork with the court or county office. This stage often lasts six to eight months before an auction takes place, which is where ownership changes hands for good.

Acting early can help protect your rights and give you more time to explore solutions like housing assistance, refinancing, or selling with enough equity to cover what’s owed plus costs.

Highlight the importance of acting early to explore options.

Acting early can make a big difference in how many options you have to avoid foreclosure. Contact your mortgage servicer within 90 days of the first missed payment, and your chance of stopping foreclosure jumps by 70 percent.

Starting soon gives you time to try loan modification, forbearance, or even refinance if you still have decent credit and home equity. ³

Early steps protect your mortgage rights and may stop financial stress from growing worse. Quick action lets you apply for government housing assistance or connect with a HUD-approved counselor before legal risks increase.

Waiting too long makes it harder to fix missed mortgage payments and can limit choices like selling your home or setting up a repayment plan with lenders such as Bank of America. Ignoring those warning letters only brings more complications and risks losing your home through active foreclosure.

Mention differences between judicial and non-judicial foreclosures.

Judicial foreclosure requires the court to get involved. States like Indiana take an average of 5 to 8 months for this process, though it can stretch out up to 12 months in some cases.

You will see formal hearings, and a judge decides if your mortgage servicer gets permission to repossess your home. In Indiana, courts allow you a one-year right of redemption only if the property is abandoned.

If you still live there, no such protection exists.

Non-judicial foreclosure moves much faster because it does not use the court system. For example, Washington handles these foreclosures in about 120 to 180 days with no need for hearing dates or judges.

After a sale in Washington, there is no statutory redemption period at all; once sold, you cannot reclaim your home. This method relies on documents like the deed of trust instead of lengthy legal proceedings and often leads homeowners to explore ways to avoid foreclosure before losing critical rights.

Understanding Foreclosure

Foreclosure starts when you miss mortgage payments, and the lender uses legal steps to take back your home. The process involves key parties such as your mortgage servicer and state courts, and acts fast if you do not respond.

How does foreclosure work?

Missed mortgage payments trigger the foreclosure process. Most lenders start this process after your home loan is 120 days past due, often following required default notices from the mortgage servicer.

You receive a formal notice of default and have a 90-day right-to-cure period, which gives you time to pay what you owe to avoid foreclosure prevention steps.

If you cannot catch up on mortgage payments, your lender may move forward with legal action. In judicial states, the bank files a lawsuit in court; in non-judicial states like California or Texas, lenders can proceed without court approval.

If no repayment plan or loan modification happens by the deadline, the bank moves ahead with auctioning off your property to recover their money. The completed foreclosure stays on your credit report for seven years and impacts your ability to get new credit cards or loans through financial institutions such as Bank of America Corporation and others regulated by www.consumerfinance.gov.

Option 1: Contact Your Lender Immediately

Reach out to your mortgage servicer at the first sign of missed payments, as many lenders offer options like loan modification or a repayment plan that can help you avoid foreclosure—keep reading to find out how to prepare for this important conversation.

Discuss loan modifications, forbearance agreements, and repayment plans.

Loan modification changes your original mortgage agreement to provide lower payments or better terms. Many homeowners qualify, with FHA-insured loans having about a 60% approval rate and conventional loans closer to 40%.

Your mortgage servicer may adjust interest rates, extend the loan term, or even add missed payments to the balance. If you struggle with monthly bills due to job loss or illness, ask about this option early. ⁴

Forbearance agreements allow you to pause or reduce mortgage payments for three to twelve months based on your situation and lender policies. This relief is not free money; most lenders require repayment in a lump sum or through structured repayment plans once forbearance ends. ⁴ A repayment plan helps you catch up by spreading missed amounts over several months along with regular payments. Each of these foreclosure prevention tools requires honest communication with your lender and clear documentation of financial hardship.

Mortgage servicers often prefer alternatives like these rather than pursuing full foreclosure since they save time and costs for everyone involved.

Explain that lenders prefer alternatives to foreclosure.

Mortgage servicers often seek to keep you in your home rather than start foreclosure. Foreclosure is costly for lenders and takes a long time, sometimes lasting months or even years.

By law, they must give you a notice of default and offer at least 90 days to cure missed mortgage payments before taking legal action against you. Lenders usually work with borrowers who show honesty about their financial difficulties.

You can ask for help like a loan modification, repayment plan, or up to twelve months of forbearance if you fall behind on payments. These alternatives help both sides avoid the stress and expenses that come from full foreclosure proceedings.

Many lenders partner with groups like the HOPE NOW Alliance or provide access to housing assistance counselors approved by HUD. Early contact gives you more options such as government programs or special payment arrangements that protect your mortgage rights and reduce the risk of losing your home.

Highlight what to prepare before calling (e.g., financial documents, hardship explanation).

Gather recent pay stubs, tax returns, and a copy of your mortgage statement or coupon book before you call your mortgage servicer. Prepare a detailed list of your monthly expenses and any sources of additional income to show that you are serious about finding foreclosure prevention solutions.

Write a hardship letter that explains the financial difficulties leading to trouble with mortgage payments. Be ready to discuss optional expenses you can reduce. Organize these documents so you can answer questions from the lender quickly.

Having this information shows your commitment to loan modification, repayment plans, or other housing assistance options.

Option 2: Refinance Your Mortgage

Refinancing your mortgage can help lower payments or adjust your loan terms if you have enough home equity and fair credit. Acting fast with a local mortgage broker or bank may improve your chances of qualifying for this foreclosure prevention step.

Explain when refinancing works (equity and decent credit) and when it doesn’t.

You may have a good chance to refinance your mortgage if you have home equity and a decent credit score. Lenders look at your payment history, income, and the value of your home compared to what you owe.

For example, if your house is worth more than your loan balance and you have made payments on time, a bank or mortgage broker may offer you better rates or lower payments.

If your home is “underwater”—meaning it’s worth less than what you owe—refinancing often does not work. Poor credit or late mortgage payments can stop lenders from approving new terms.

As of 2024, about 2.5% of U.S. homes with mortgages are underwater, making refinancing difficult for those owners. If you are behind on payments or do not meet lender requirements for credit and income checks, consider other foreclosure prevention options such as loan modification or housing assistance instead of trying to refinance through traditional channels like banks or servicers.

Stress the importance of acting quickly if refinancing is a possibility.

Mortgage servicers act fast when you miss payments. If your mortgage is current and you have enough home equity, refinancing can lower monthly mortgage payments or extend your loan term.

Delaying even one missed payment can cause lenders to flag delinquency, making it hard or impossible to qualify for a new loan. Mortgage modification options shrink as soon as the account shows late fees.

In my own experience as a homeowner, I acted before missing any payments and secured a better interest rate through refinancing. Quick action opens more doors while waiting closes them fast.

Every day counts in foreclosure prevention; many lenders reject applications once foreclosure proceedings start. Gather financial documents right away and speak with your bank or credit union about refinancing options before falling behind on mortgage payments or optional expenses spiral out of control.

Option 3: Government Assistance Programs

Government help programs, such as FHA-HAMP and state housing aid, offer real support if you struggle with mortgage payments. Speaking with a HUD-approved counselor can guide you through your best options for foreclosure prevention.

Cover FHA-HAMP, VA assistance, USDA options, and state-specific programs.

FHA-HAMP can help you avoid foreclosure if you have an FHA loan. This program combines your overdue mortgage payments into a single amount, then adjusts your repayment plan to make it more affordable. ¹ Homeowners with VA loans can reach the VA financial counselor at 1-877-827-3702 for free support and guidance on foreclosure prevention. You may also qualify for the VA home loan guarantee, which offers extra options during tough times.

If you live in a rural area, check if your mortgage qualifies for USDA housing assistance. The USDA helps eligible homeowners find solutions before their lender repossesses the property.

In Florida, seniors aged 60 or older can call the Florida Senior Legal Helpline at 1-888-895-7873 for legal advice and referrals about foreclosure rights and low-cost housing support.

For broader state help in Florida, visit Florida Legal Services at www.floridalegal.org to see what programs fit your needs. Working one-on-one with a HUD-approved counselor gives real answers based on your personal situation; I have seen these counselors walk families through every step to protect their homes and keep up with mortgage payments during periods of financial difficulties. ⁵

Mention how to find local HUD-approved housing counselors.

You can find a list of HUD-approved housing counselors in your state for free by visiting hud.gov/findacounselor. Call the national HUD hotline at 800-569-4287 to speak with an expert about foreclosure prevention and available housing assistance programs.

The HOPE NOW alliance also offers help through its 24-hour mortgage counseling line, 1-888-995-HOPE, with services in several languages.

I have called these hotlines before for guidance—real people answer and explain options like loan modification or repayment plans step by step. These HUD-certified counselors provide free or low-cost mortgage counseling; they will help you make sense of your financial situation and even talk to your mortgage servicer if needed.

This support is safe from foreclosure rescue scams. You never pay upfront fees, so you keep control over decisions about your home equity and protect yourself against fraud.

Option 4: Sell Your Home Traditionally

Selling your home through a realtor can give you time to control the process and possibly protect your financial health. A skilled real estate agent will help you use any home equity, handle mortgage payments, and avoid foreclosure.

Discuss selling when there’s enough equity to cover what’s owed plus closing costs.

If your home has enough equity, a traditional sale can prevent foreclosure and help protect your credit. Home equity means that your home's value is higher than the total of what you owe on the mortgage plus closing costs.

You can use this difference to pay off your loan balance and settle expenses such as realtor fees, transfer taxes, or title insurance.

Acting quickly is vital because most traditional sales take 30 to 60 days or more to close. If you wait too long and enter active foreclosure, buyers may hesitate or require lender approval for the transaction.

My clients who listed their homes early often avoided foreclosure entirely and sometimes walked away with funds for rent or new deposits. A local real estate agent understands how to time the market in a fast-moving situation and can help ensure all steps are handled before a foreclosure auction gets scheduled.

This path lets you stay proactive, minimize damage from missed mortgage payments, and move forward on your terms.

Include the importance of timing and working with a realtor.

Timing plays a vital role when you need to avoid foreclosure. Selling your home before the foreclosure auction can help protect your credit and prevent legal problems from mortgage foreclosure.

I have worked with homeowners who waited too long; they faced limited options, higher stress, and bigger financial losses.

Working with a licensed real estate agent gives you an edge in these urgent situations. A good agent knows how to price your home correctly and market it using digital advertising alliance tools to attract buyers quickly.

Realtors also handle offers and guide you through closing timelines so you meet critical deadlines and stop the process before it reaches active foreclosure. This professional guidance often leads to better outcomes with less risk of mortgage fraud or error.

Option 5: Sell to a Cash Buyer

Selling your home to a cash buyer often gives you a fast solution if foreclosure is near. Cash buyers usually skip the loan process, which can help you avoid delays and keep stress low.

Explain the speed advantage, no need for repairs, and certainty of closing, with a focus on foreclosure avoidance.

A cash buyer can close on your home in as little as 7 to 14 days. ⁶ You do not need to handle repairs or pay for updates since these buyers purchase properties as-is. This speed means you avoid the risk of foreclosure, which protects your credit score from a drop of up to 300 points.

By dealing directly with a cash buyer, you skip lender appraisals and loan approvals, preventing delays or cancellations that often stop traditional sales.

You usually pay lower closing costs and do not owe real estate agent commissions during a cash sale. These savings keep more money in your pocket while providing peace of mind during tough times.

From my experience working with homeowners who face financial difficulties, many have found relief by accepting an all-cash offer before auction dates arrived. Choosing this route lets you move forward quickly while avoiding foreclosure’s long-term damage to your mortgage rights and future borrowing ability.

Option 6: Short Sale

A short sale lets you sell your home for less than you owe on the mortgage if your lender agrees, giving you a possible way to avoid foreclosure—keep reading to learn how this option works.

Define a short sale and explain when lenders approve it.

In a short sale, you sell your home for less than what you owe on your mortgage. The lender agrees to accept the lower amount and writes off the rest of the debt. Lenders use this option if your home's market value is below your loan balance and you can prove financial hardship, like job loss or medical bills.

About 2.5% of mortgaged homes in the US are “underwater” as of 2024, making short sales necessary for some homeowners.

Lenders may approve a short sale after reviewing documents such as pay stubs, bank statements, and a hardship letter that explains why you cannot keep up with mortgage payments. You must work closely with your mortgage servicer during this process since their approval is required before listing the property or accepting offers.

Short sales often impact credit scores less than foreclosure but still affect future borrowing ability. This option helps avoid foreclosure while providing relief in tough times by offering an alternative path forward when home equity has vanished due to market changes.

Discuss the credit impact compared to foreclosure and the need for lender cooperation.

A short sale usually lowers your credit score by 50 to 150 points. Foreclosure, on the other hand, can drop your score by as much as 250 to 300 points. Mortgage servicers often report these events to credit bureaus quickly.

Because of this, a short sale causes less damage than losing your home in foreclosure.

Lender cooperation is essential for a short sale. You must show proof of financial difficulties and explain why you cannot make mortgage payments. Lenders will ask for documents like bank statements or pay stubs before they approve the process.

They also expect efforts to sell the home at fair market value first. Without lender approval, a short sale cannot move forward or protect your rights against foreclosure actions. Tax rules may apply afterward, so consult with legal advice before making any decisions about selling through this method.

Option 7: Bankruptcy (Chapter 13)

Chapter 13 bankruptcy can give you legal protection known as an automatic stay, which may halt a foreclosure and allow you to create a repayment plan—explore this strategy further to see if it fits your financial difficulties.

Explain the automatic stay and how it can pause foreclosure proceedings.

Filing for Chapter 13 bankruptcy triggers an automatic stay. This legal action makes all foreclosure proceedings and most collection efforts stop immediately, giving you a crucial pause.

Your mortgage servicer cannot continue with the sale of your home or take new steps to collect past-due payments during this time. The automatic stay offers space to catch up on missed mortgage payments through a court-approved repayment plan, without facing threats from creditors. ⁷

If you have fallen behind on your mortgage or other debts, this protection can give relief while you work out solutions like loan modification or repayment plans. As someone who has supported families in similar situations, I know the automatic stay often provides hope and much-needed breathing room to focus on protecting your home.

Consult with a trusted legal advisor before using bankruptcy as a foreclosure prevention tool so you fully understand its impact on your credit report and future financial options.

Discuss when bankruptcy makes sense and the long-term credit consequences.

Bankruptcy may make sense if you face financial difficulties and cannot keep up with mortgage payments or unsecured debt, even after trying loan modifications or a repayment plan. Chapter 13 bankruptcy lets you pause foreclosure with an automatic stay and gives time to catch up on overdue payments through a structured plan approved by the court.

Many homeowners I have helped chose this route when they needed extra months to steady their finances while keeping their home.

Expect long-term credit consequences from bankruptcy. A Chapter 13 filing stays on your credit report for seven years, and Chapter 7 lasts ten years. Even though most people see a drop in their credit score at first, many find that regular on-time payments help rebuild credit over time.

Weigh the protection of your mortgage rights against these impacts before making any decisions about foreclosure prevention options like government assistance programs or selling your home quickly for cash.

What NOT to Do

Avoid risky shortcuts or ignoring contact from your mortgage servicer, and learn more about how to protect your checking account, debit card, and home equity by reading on.

Warn against foreclosure rescue scams and deed transfer fraud.

Foreclosure rescue scams have surged by 40% as interest rates climb. Scammers often target homeowners in financial distress with empty promises to “save” your home. They might pressure you to pay upfront fees or sign over your deed, claiming that you can stay while paying rent.

These tactics put both your mortgage rights and home equity at risk.

Free help is available from HUD-approved counselors and your mortgage servicer. For-profit foreclosure prevention companies may charge hefty fees for details already offered for free.

Report any suspected scam to the Consumer Financial Protection Bureau or file a complaint against a broker at www.flofr.com, or call 1-866-9-NO-SCAM through MyFloridaLegal.com if someone tries deed transfer fraud.

I have seen families lose their homes after trusting people who demanded cash up front or promised miracles in urgent situations. Always keep full control of your property documents and never sign paperwork under pressure without legal advice from trusted sources.

Stress the risks of ignoring the problem.

Ignoring calls or letters from your mortgage servicer can speed up the foreclosure process. Lenders move quickly, and missed mortgage payments often trigger legal action sooner than most expect.

If you avoid talking to your lender, you lose valuable time to explore options like loan modification, repayment plans, or government housing assistance programs such as FHA-HAMP.

Missed mortgage payments, active foreclosure filings, and a completed foreclosure can stay on your credit report for seven years. With bad marks on your record, future borrowing for another home or car becomes much harder.

Ignoring notices also puts any equity in your property at risk. You might lose not just your house but everything you've invested over the years. Many people find it overwhelming when struggling with financial difficulties; however, facing the problem head-on offers more choices and better outcomes than waiting too long to act.

Conclusion

Take action today to protect your mortgage rights, explore foreclosure prevention tools, and connect with free financial counseling for expert guidance or consider a quick home sale as an alternative—discover more solutions in our next post.

Emphasize that doing nothing is the worst option.

Ignoring foreclosure notices almost always leads to losing your property and causes severe damage to your credit score. Many people think waiting will buy them time, but it actually closes doors fast.

Mortgage servicers have strict timelines, and missing key deadlines can limit your legal rights and reduce the number of solutions available.

You improve your chances of keeping your home if you act early by contacting lenders or seeking financial counseling. Homeowners who stay engaged with their mortgage company often qualify for loan modification or a repayment plan.

My own experience working with families showed that those who asked for help avoided foreclosure much more often than those who waited too long. Facing these tough situations quickly protects both your house and future finances.

Encourage immediate action and remind readers that free counseling is available.

Act fast to expand your options and avoid foreclosure. Taking immediate action can make a major difference in keeping your home or finding the best solution for your situation. ⁸ You do not have to handle this stressful time alone.

Reach out to free, HUD-approved housing counselors at 800-569-4287 or visit hud.gov/findacounselor for help with foreclosure prevention.

A HUD-certified counselor can offer guidance on loan modifications, repayment plans, and other forms of mortgage assistance. These experts know about government programs and state-specific resources that may fit your needs.

They also provide trusted referrals for legal advice if you are facing complex challenges like second mortgages or deed transfer fraud. Many homeowners find relief just knowing someone supports their financial difficulties without charging a fee for counseling services.

Take control today before optional expenses become larger problems than missed mortgage payments ever could be.

Offer a natural CTA: If time is a challenge, selling to a cash buyer is a quick, low-stress solution.

Selling to a cash buyer can help you avoid foreclosure quickly. Cash buyers often close in as little as 7 to 14 days, which is vital if your lender is moving fast. ⁶ You will not need repairs or staging, and there are no real estate agent commissions eating into your home equity.

The process stays simple with lower closing costs and fewer delays than traditional sales.

If keeping up with mortgage payments feels impossible and time is critical, explore this option now. Many homeowners choose this path to stop pre-foreclosure before it damages their credit further.

You protect yourself from more stress, skip optional expenses on the property, and gain financial peace of mind during tough times. For urgent cases where every day counts, a direct cash sale may be the best way forward for your situation.

FAQs

1. What steps can I take to avoid foreclosure if I am behind on my mortgage payments?

You have several options for foreclosure prevention. You can talk to your mortgage servicer about a loan modification or set up a repayment plan. Housing assistance programs and financial counseling may help you manage optional expenses and protect your home equity.

2. How does a loan modification work in helping me keep my home?

A loan modification changes the terms of your original mortgage, which could lower your monthly payments or extend the payment period. This option helps homeowners facing financial difficulties by making their payments more manageable.

3. Are there scams I should watch out for when seeking foreclosure help?

Yes, some companies promise quick fixes but are actually foreclosure rescue scams. Only seek legal advice from trusted sources and check with organizations like the Network Advertising Initiative before sharing personal information.

4. Can using my home equity prevent losing my house?

Homeowners may consider options like a home equity conversion mortgage to access funds without selling their homes; however, it is important to review all interests and rights with legal advice before making decisions that affect long-term ownership.

5. Where can I find reliable support if I struggle with mortgage payments?

Reach out to certified financial counseling agencies or local housing assistance programs for guidance on protecting your rights as a borrower. They will give you practical strategies tailored to your situation while avoiding unnecessary risks or costs.

References

1. ^ http://www.hud.gov/helping-americans/avoiding-foreclosure
2. ^ https://www.researchgate.net/publication/228679029_Interventions_in_mortgage_default_Policies_and_practices_to_prevent_home_loss_and_lower_costs
3. ^ https://pmc.ncbi.nlm.nih.gov/articles/PMC4388711/
4. ^ https://www.justia.com/foreclosure/alternatives-to-foreclosure/forbearance-agreements-and-repayment-plans/ (2025-10-18)
5. ^ https://www.usa.gov/avoid-foreclosure (2025-06-17)
6. ^ https://www.cameronjournal.com/avoiding-foreclosure-how-cash-buyers-can-help/
7. ^ https://www.uscourts.gov/court-programs/bankruptcy/bankruptcy-basics/chapter-13-bankruptcy-basics
8. ^ https://www.hudexchange.info/programs/housing-counseling/foreclosure-prevention/