Behind on payments? You have more options than you think.

This page isn't a sales pitch. Here's how the process works in California, the help that's free, and the choices that can protect what you've built.

First, free help

Call a HUD-approved housing counselor: 1-800-569-4287

Free, confidential, and on your side. They can help you talk to your lender and apply for help.

Your options

Keep the home

Repayment plan: catch up over a few months.
Forbearance: pause or reduce payments for a while.
Loan modification: change the loan's terms to make payments affordable.

Leave on your terms

Sell before the sale date and keep your equity instead of losing it at auction.
Short sale if you owe more than it's worth, with the lender's approval.
Deed in lieu: hand back the home, with the lender's agreement.

How the timeline works in California

Missed payments, then a Notice of Default is recorded.
At least three months later, a Notice of Trustee's Sale can be recorded.
The sale can happen at least 20 days after that notice.

Your rights

California's Homeowner Bill of Rights gives you a single point of contact at your servicer.
While a complete loan-modification application is under review, the servicer generally can't move ahead with the foreclosure sale.
It's illegal in California to charge you upfront fees for a loan modification. Walk away from anyone who asks.

Want to talk it through, privately?

I know the California foreclosure process from the inside. Tell me where things stand and I'll explain your options, even if the right answer is staying and working it out with your lender.

General information, not legal advice. Talk to a HUD-approved counselor or an attorney about your situation. Stephen Resendes, REALTOR® · The Amaral Concept · Principal Realty Inc. · CA DRE #01895670