Behind on your mortgage, or worried you will be? You have more options than you think.
Job loss, cut hours, higher gas, groceries and insurance. Whatever squeezed your budget, we help DC, Maryland and Virginia homeowners see every option clearly and choose the one that protects their home and their equity.
Where are you right now?
The earlier you act, the more doors stay open. Pick the stage that sounds like you.
Squeezed
Still current, but the payment is getting harder every month and savings are shrinking.
Lower your monthly outflow →Behind
Missed one to three payments. Late fees and calls from your servicer have started.
Talk to your servicer the right way →Facing Foreclosure
You received a notice of intent to foreclose or a foreclosure case has been filed.
Know your rights and deadlines →Rebuilding
The crisis is behind you and you want to rebuild your credit and buy again.
Plan your comeback →5 options every homeowner should know before foreclosure
Every situation is different. These are the paths we walk through in every free Relief Session.
Restructure before you fall behind
If you are still current and have equity, a refinance or home equity line can replace high interest credit cards and car notes and lower your total monthly outflow. This is the cheapest fix there is, and it only works before payments are missed.
Loss mitigation with your servicer
Forbearance, repayment plans and loan modifications exist for exactly this situation. Call early. A free HUD approved housing counselor can help you prepare for that conversation.
FHA and VA relief programs
FHA borrowers may qualify for a partial claim, which moves missed payments into a 0% lien that is not due until you sell or refinance. VA borrowers have their own servicer options.
Maryland foreclosure mediation
Once a foreclosure case is filed in Maryland, eligible homeowners can request mediation and sit down with the lender to discuss alternatives. Deadlines are short, so do not wait.
Sell on your terms and keep your equity
If keeping the home is not realistic, selling at full market value with a licensed agent usually protects far more of your equity than a quick cash offer. We connect you with trusted local agents.
Protect yourself from foreclosure rescue scams
- Never pay an upfront fee to anyone promising to stop a foreclosure.
- Never sign over your deed or sign papers you do not fully understand.
- Never stop paying your servicer because someone told you to pay them instead.
- Be careful with door knockers and letters offering to "save" your home.
After the storm: rebuild and buy again
A hard year does not have to be permanent. We build a custom credit plan to get you back to mortgage ready, and when the time is right, we help you buy again the right way.
Free resources
You do not have to go through us to get help. These free resources are available to every homeowner.
Maryland HOPE Counseling Network
Find a counselor near you
Book a free session
Your first 5 steps this week
If you are behind or about to be, these steps protect your options no matter which path you choose.
Open every letter from your servicer
Late notices, a notice of intent to foreclose or court papers all carry deadlines. Read them the day they arrive and keep them together in one folder.
Call your servicer and ask about loss mitigation
The number is on your monthly statement. Ask what forbearance, repayment plan or modification options you qualify for, and write down the date, the name of the person and what they said.
Talk to a free HUD approved housing counselor
Counselors are free and can help you prepare the application your servicer will ask for. Call 800-569-4287 or your local hotline below.
Gather your paperwork
Your last two pay stubs or unemployment letters, two months of bank statements, your most recent tax return, a simple monthly budget and a short letter explaining your hardship.
Never ignore court papers or a mediation deadline
Deadlines in foreclosure are short. If you receive court papers, call legal aid the same week. Free legal help is listed below.
How foreclosure works where you live
Maryland, DC and Virginia each handle foreclosure differently. Knowing your timeline is the first step to protecting your home.
Maryland
- Your servicer must send a Notice of Intent to Foreclose at least 45 days before filing.
- Federal rules generally prevent a first foreclosure filing until you are more than 120 days behind.
- After filing, you have 25 days from receiving the Final Loss Mitigation Affidavit to request mediation with an administrative law judge. There is a $50 fee.
- Call the Maryland HOPE Hotline as soon as you receive a notice.
Washington, DC
- Before foreclosing on an owner occupied home, lenders must offer mediation through the DC Department of Insurance, Securities and Banking (DISB).
- Free foreclosure prevention counseling is available to any DC homeowner, plus up to five hours of free legal help.
- Start with the DC Foreclosure Prevention Hotline below.
Virginia
- Most Virginia foreclosures are trustee sales that do not go through a judge, so the process can move quickly.
- For an owner occupied home, the notice of sale must be mailed at least 60 days before the sale date.
- Virginia has no statewide mediation program, so contact your servicer and a HUD approved counselor the moment you fall behind.
This is general education, not legal advice. Timelines can vary with your loan and your situation. For advice about your case, contact one of the free legal aid offices below.
DMV homeowner resource directory
Free help across Maryland, DC and Virginia. Every one of these is free or nonprofit. You do not need to go through us to use them.
Federal and nationwide
Maryland
Washington, DC
Virginia
Free legal help
Report a foreclosure rescue scam
Help with bills beyond the mortgage
Phone numbers and links verified October 2026. If a number has changed, dial 211 for a current referral.
Common questions
Does it cost anything to talk with you?
No. Relief sessions are free. We never charge homeowners a fee to review options or to work with their servicer.
I am not behind yet, but money is tight. Can you help?
Yes, and this is the best time to call. We review your budget and your mortgage, and if it makes sense, look at restructuring high interest debt to lower your monthly outflow before you miss a payment.
What is Maryland foreclosure mediation?
Once a foreclosure case is filed in Maryland, eligible homeowners can request mediation, a meeting with the lender to discuss alternatives to foreclosure. Deadlines apply, so act quickly.
Should I accept a cash offer for my house?
Maybe, but compare it first. Many DMV homes have significant equity. Selling at full market value with a licensed agent usually protects more of it than a quick cash offer.
The most expensive option is doing nothing.
Thirty minutes. Your numbers. Every option on the table. No cost to talk.
Mortgage Experts is a mortgage broker licensed in DC, Maryland and Virginia. We are not a law firm, a government agency, or your loan servicer, and we are not affiliated with any government program. Relief sessions are educational and free. We do not charge homeowners fees for foreclosure prevention or loan modification assistance. For legal advice about a foreclosure, consult a licensed attorney. Loan approval is subject to credit, income and property qualification. Not all applicants will qualify.