If you can’t make your mortgage payment, call your servicer before you miss one, or as soon as possible after. Options include forbearance (pausing or reducing payments temporarily), a repayment plan, a deferral that moves missed payments to the end of the loan, and a loan modification that permanently changes your terms. A HUD-approved housing counselor can help you for free.
Your main options
| Option | What it does | Best for |
|---|---|---|
| Forbearance | Pauses or reduces payments for a set period | A short-term hardship like a job loss or illness |
| Repayment plan | Adds part of the missed amount to your payments for several months | A brief setback you’ve recovered from |
| Deferral or partial claim | Moves missed payments to the end of the loan, or to a no-interest second lien (FHA partial claim) | Back on your feet but can’t repay a lump sum |
| Loan modification | Permanently changes the rate, term or balance to lower the payment | A lasting income drop |
| Selling or a short sale | Ends the loan | When keeping the home isn’t affordable |
Important: forbearance isn’t forgiveness
Paused payments still have to be repaid, usually through one of the options above once the forbearance ends. Ask your servicer how the missed amount will be handled before you agree.
Your protections
- Servicers generally can’t start a foreclosure until you’re more than 120 days behind.
- If you submit a complete loss mitigation application in time, the servicer must review it before moving ahead with foreclosure.
- Get every agreement in writing and keep records of every call.
Get free help
Find a HUD-approved housing counselor through HUD’s website or by calling HUD’s housing counseling line. Avoid companies that charge upfront fees to “save” your home; that’s a common scam.
Plan ahead
Reserves are your first line of defense; see how much to keep in reserves. If your escrow payment jumped, see escrow shortages.
Common questions
What happens after mortgage forbearance ends?
You repay the paused amount, often through a repayment plan, deferral or modification; it isn’t forgiven.
How far behind before foreclosure can start?
Servicers generally can’t start foreclosure until you’re more than 120 days behind.
Where can I get free help?
HUD-approved housing counselors provide free help; avoid companies that charge upfront fees.
Updated October 2026. Educational content. OfferBacked is not currently a lender and doesn’t issue pre-approvals or loans.