Short answer
Call your mortgage servicer right away, before or as soon as you miss a payment, and contact a HUD-approved housing counseling agency for free help. Servicers have options such as forbearance, repayment plans and loan modifications. Federal rules (RESPA's Regulation X) generally don't let a servicer start foreclosure until a loan is more than 120 days delinquent, and they require the servicer to review a complete application for help.
What should I do first?
- Call the servicer at the number on your monthly statement and explain what happened and whether it's temporary or long-term.
- Ask what options you may qualify for and what documents they need, and send them quickly.
- Keep notes of every call and copies of everything you send.
- Contact a HUD-approved housing counselor. Their help is free.
What options might the servicer offer?
- Forbearance: a temporary pause or reduction in payments.
- Repayment plan: catching up missed payments over several months.
- Loan modification: a permanent change to the loan's terms to make the payment more manageable.
- Payment deferral: moving missed payments to the end of the loan, on some loans.
- Selling: if keeping the home isn't realistic, selling, or a short sale, can protect your credit more than a foreclosure.
What protections do I have?
Servicers must try to contact you early once you fall behind and tell you about options. In general, a servicer can't make the first foreclosure filing until you're more than 120 days behind, and if you send a complete application for help in time, it has to review it before moving ahead. Be wary of anyone who asks for an upfront fee to save your home.
What about New Hampshire property taxes?
If your taxes are paid through escrow, a missed mortgage payment can also leave the escrow account short. If you're 65 or older or disabled, New Hampshire's tax deferral may help with the tax side; see deferring NH property taxes and NH property tax relief.
Can I buy again after a hardship?
Yes, often after a waiting period. See a mortgage after bankruptcy or foreclosure. Tom is glad to talk it through when you are ready.
Sources
- CFPB, If I can't pay my mortgage loan, what are my options?
- CFPB, Regulation X 12 CFR 1024.41, Loss mitigation procedures
- CFPB, Regulation X 12 CFR 1024.39, Early intervention
- HUD, Find a housing counselor
Checked November 2, 2026. Rules and dates change, so confirm current details before you rely on them.
General information only, not tax or legal advice. Program availability, eligibility and terms vary by lender and are subject to change and to underwriting approval. Not a commitment to lend.