Mortgage Assistance Programs (2026)

Every program that can help you keep your home or get relief — updated monthly. All programs listed here are free to apply for. Never pay someone to access these.

Don't know where to start? Call:

888-995-HOPE (4673)

A HUD counselor will match you with the right program. Free, confidential, available 24/7.

Federal Programs

Homeowner Assistance Fund (HAF)

Funds Limited

$9.961 billion allocated across all states for mortgage payment assistance, utility payments, property taxes, and insurance. Each state administers its own program with different eligibility and benefits. Some states have exhausted funds; others still accepting applications.

Deadline: September 30, 2026 (or until funds run out)

Typical benefit: $20,000-$80,000 depending on state

How to apply: Search “[your state] homeowner assistance fund” or call 888-995-HOPE to check if your state still has funds.

FHA Loss Mitigation

Active

If you have an FHA loan, your servicer MUST evaluate you for these options before foreclosure: Special Forbearance, Loan Modification, Partial Claim (defers missed payments), FHA-HAMP modification, Pre-Foreclosure Sale (short sale). FHA guidelines are more borrower-friendly than conventional.

How to access: Tell your servicer “I have an FHA loan and want to be evaluated for all FHA loss mitigation options.”

VA Loan Programs

Active

Veterans and active military with VA loans have access to: VA Supplemental Servicing options, Interest Rate Reduction Refinance (IRRRL), repayment plans, forbearance, and loan modifications. The VA also assigns a dedicated loan technician to work with you and your servicer.

How to access: Call the VA Regional Loan Center at 877-827-3702 or your servicer directly.

USDA Rural Housing

Active

USDA Section 502 borrowers can access special forbearance, payment moratorium, and loan modification. USDA servicers have additional flexibility for borrowers in rural areas affected by natural disasters or economic hardship.

How to access: Contact your USDA servicer or call 800-793-8861.

What Every Servicer Must Offer

Under federal law (CFPB Regulation X), your mortgage servicer is required to:

  • Wait at least 120 days before starting foreclosure after you fall behind
  • Evaluate you for all available loss mitigation options if you submit a complete application
  • Not “dual track” — they cannot pursue foreclosure while actively reviewing your loss mitigation application
  • Provide a single point of contact who knows your case
  • Give you written notice of any denial with specific reasons and appeal rights

If your servicer violates any of these: read our guide on what to do.

Scam Alert

All of these programs are free. If someone charges you money to apply for mortgage assistance, it's a scam. Legitimate HUD counselors are funded by the government and never charge fees. Learn to spot foreclosure scams.

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