What red flags should I avoid?

Be careful with upfront fees, pressure to stop talking to your servicer, promises to stop foreclosure, deed transfers before review, rent-back promises without full documents, or anyone who tells you not to get independent legal advice.

Plain-English homeowner guide

Foreclosure Alternatives to Compare

If mortgage pressure is building, compare servicer help, HUD counseling, legal review, modification, reinstatement, listing, short sale, and bankruptcy.

The address, payoff, and deadline decide whether staying would still work after the numbers are written down.

If a deadline or payment problem is active, confirm the outside options with the servicer, tax office, counselor or attorney before choosing.

The next step should make the tradeoffs clearer: what changes now, what waits for written approval, what costs more each month, and what happens if staying does not fit.

If this guide matches the problem in front of you, put the payoff and decision date beside the cash need, monthly budget, and staying goal before making calls or sharing documents.

Then compare the next written step with one choice that keeps ownership and one choice that moves toward a sale. If neither one lowers the pressure without creating a new payment problem, pause before signing or sending private documents.

The written numbers should make the next choice easier: who owns the home, what payment continues, and what happens if staying does not fit.

A useful comparison has the payoff, deadline, monthly number, and backup housing plan in one place before anyone signs or applies.

Common questions

Who should I call first if I am behind on the mortgage?

Call the mortgage servicer, ask for loss mitigation or hardship help, and contact a HUD-approved housing counselor. If you received court papers or a sale date, also contact local legal aid or a licensed attorney quickly.

Which foreclosure alternatives may let me keep ownership?

Depending on the loan and hardship, the servicer may review repayment plans, forbearance, deferral, partial claim, reinstatement, or loan modification. The servicer controls what is available and should give requirements in writing.

What if keeping the home is not realistic?

Compare a normal listing, cash sale, short sale, deed in lieu, bankruptcy advice, or sale-leaseback only if there is enough equity, time, title clarity, and written rent terms. Some paths require lender approval or legal review.

Can a sale-leaseback stop foreclosure?

Only if a real sale can close in time, the payoff and title work, and the written lease is approved. It is not a promise to stop foreclosure, loan modification, legal defense, or sure way to stay.