How to Get Help With Your Mortgage: For Homeowners & Buyers (2025)

Buying or keeping a home can feel overwhelming, especially if you’re struggling to make this month’s payment. This guide walks through your options, starting with immediate help if you’re behind or facing foreclosure, then moving into refinance and new mortgage programs for longer-term stability.

We’ll cover every major option, who qualifies and how to apply, so you can make informed decisions about the best way forward.

If you’re struggling to make a mortgage payment right now

If keeping up with your mortgage feels impossible this month, here are practical steps you can take right away:

• Call your mortgage servicer. Ask about temporary forbearance, repayment plans or deferrals — they’re required to review your options if you’re behind.
• Look for local help. Nonprofits or your city/county may offer emergency housing grants or short-term assistance.
• Pause nonessential spending. Cut back on subscriptions, dining out or other flexible expenses to free up cash.
• Check utility and other bills. Many companies offer payment plans if you’re struggling this month.
• Organize your documents. Collect recent pay stubs, bank statements and mortgage statements so you can act quickly when applying for help.

What if I am facing foreclosure?

Start by calling your mortgage servicer and asking for a loss-mitigation review. Under federal servicing rules, most servicers must evaluate a complete application for options like forbearance, repayment plans, deferral or a loan modification before moving forward. Generally, a foreclosure can’t be started until you’re 120+ days past due.

Check whether your state’s Homeowner Assistance Fund (HAF) is still open. Availability varies by state because funding is limited. HAF may cover:

• Past-due mortgage payments
• Taxes and insurance
• Utilities and some fees

Get free help from a HUD-approved housing counselor. Use the CFPB ZIP-code tool or call HUD at 800-569-4287. Counselors can:

• Review your options
• Help with paperwork
• Talk directly to your servicer

Act quickly if you receive a sale date. Opening mail, keeping records and responding to your servicer preserves protections in the rules. Consider talking with a local attorney about state-specific rights like mediation, reinstatement or redemption.

Best assistance programs for homeowners facing hardship

These programs are for homeowners who may be behind, facing hardship or worried about foreclosure.

These are for homeowners who may be behind, facing hardship or worried about foreclosure.

Homeowner Assistance Fund (HAF)

The Homeowner Assistance Fund (HAF) is a federal program with about $9.96 billion to help homeowners who experienced a Covid-19–related financial hardship. Administered by states, territories and tribes, it can cover mortgage payments, property taxes, insurance, HOA fees, utilities and sometimes essential home repairs.

How it works

• Apply through your state or local housing agency (CFPB’s homeowner assistance portal is a good starting point).
• Funds may go to your mortgage servicer, reduce your loan balance or cover other homeowner costs.
• Programs run until funds are exhausted or through September 30, 2026, but availability varies by state.

Who qualifies

• Homeowners with a pandemic-related hardship who occupy the home as a primary residence.
• Income limits vary by state, often up to 150% of the area’s median income.
• Check your state’s rules and required documentation.

Emergency & state mortgage relief programs

Some states provide mortgage assistance to homeowners affected by Covid-19 or natural disasters. Programs may cover mortgage payments, property taxes, insurance or other housing-related costs. Examples include TEMAP in Texas (≤80% AMI) and California’s legal aid-focused programs.

How it works

• Apply through your state or local housing finance agency.
• Funds may be sent to your mortgage servicer or applied to eligible housing expenses.
• Program details, availability and covered costs vary by state.

Who qualifies

Eligibility is set by each state, often based on income limits, location and documentation of hardship.

Foreclosure avoidance & loss mitigation

These programs help homeowners who are behind or at risk of falling behind on mortgage payments. Options may include temporary payment pauses, repayment plans, loan modifications or partial claims/deferrals.

How it works

• Contact your mortgage servicer and request a loss mitigation review.
• The servicer evaluates which options you qualify for and guides you through the process.

Who qualifies

• Typically, you must be behind or at risk of falling behind on payments.
• Eligibility and program specifics depend on the loan type, servicer and applicable federal or state rules.

Nonprofit counseling & legal help

HUD-approved housing counselors and legal aid organizations provide guidance and advocacy for homeowners. They can review options, help complete paperwork and communicate with your mortgage servicer. Legal aid may also assist with mediation or defending your home in foreclosure.

How it works

• Locate a HUD-approved counselor or nonprofit legal aid provider through HUD’s ZIP-code tool or your state housing agency.
• Sessions may be free or low-cost.

Who qualifies

• Programs are generally open to any homeowner seeking guidance or advocacy.
• Availability may vary by location and organization.

How to apply for assistance programs

Follow these steps to apply for mortgage assistance programs and make sure your application is complete and on time.

1. Prepare your info. Gather pay stubs, tax returns, bank statements, hardship documentation, mortgage statements and proof of home ownership.
2. Research programs in your area. Visit your state housing agency’s website or the US Treasury’s HAF portal. Use HUD’s tool to find local counselors.
3. Contact your mortgage servicer. Tell them you’re applying for assistance. Ask if they participate in relevant programs and request a loss mitigation review if behind.
4. Submit applications. Fill out the forms, attach required documents and meet deadlines.
5. Follow up and stay in touch. Check status, provide requested updates and respond promptly to calls or mail.

Common roadblocks & solutions

Even with the right programs, homeowners often face obstacles. Here are common roadblocks and practical ways to overcome them.

• Missing documentation. Mistakes like outdated pay stubs or missing hardship letters are common. Use a checklist and ask the program for a review before submitting.
• Servicer non-participation. Sometimes your mortgage servicer is not part of a relief program. Ask if there’s an alternate program or forward your application to the servicer.
• Local programs paused or ran out of funds. This happens more than you’d imagine. Ask your housing counselor to track reopenings or alternate options.
• Approval holds or delays. Waiting is stressful, but many programs require processing time. Follow up periodically, but be patient.

Longer-term solutions for homeowners: Lowering payments, refinancing or moving

Some mortgage programs can indirectly benefit current homeowners who are looking to reduce costs, refinance or even buy a different home. Here’s a quick breakdown of how these low-cost, low-down-payment options can help:

• FHA. Streamline Refinance for existing FHA loans — less documentation, sometimes no appraisal, can lower monthly payments.
• VA. Interest Rate Reduction Refinance Loan (IRRRL) lets eligible veterans reduce their rate with minimal paperwork.
• USDA. Streamlined Assist Refinance helps lower payments.
• HomeReady/Home Possible. Can help homeowners buying a new home or moving up, if they meet first-time buyer or income requirements.
• HFA or Nonprofit DPAs. Some state programs allow repeat buyers, so homeowners moving or refinancing may qualify under specific rules.

Considering a fresh start or a lower-payment home

If keeping your current home isn’t feasible, explore selling with equity and buying a smaller or less expensive property. Programs like FHA, VA or HomeReady can help you reenter the market with lower down payments and affordable terms. This can be a longer-term strategy for reducing monthly housing costs while taking advantage of federal or state assistance programs.

Current mortgage rates and will they come down?

As of October 6, 2025, the average 30-year fixed mortgage rate is 6.37%, slightly up from last week. Rates are still below the 7% peak we saw earlier this year.

Could rates drop soon?

Mortgage rates are influenced by the Fed and broader economic conditions. A rate drop below 5.5% could happen, but it would likely require Fed cuts plus a favorable economy.

How fast do changes reach you?

Lenders often adjust rates based on the 10-year Treasury yield. Sometimes changes hit within days, but it can take longer for new rates to show up in mortgage offers.

Mortgage help programs at a glance

These federal, government and program-based options are often your first stop for refinancing or purchasing a different home and are designed to reduce barriers.

Methodology

We reviewed official federal and GSE program pages, HUD’s state resource directories and nonprofit program sites. We prioritized primary sources and place program rules above lender marketing. Where ranges are given, they reflect recent national survey data and program requirements as published.

How to apply for mortgage programs

Follow these steps to navigate homebuying mortgage programs and increase your chances of approval.

1. Check your eligibility. Review credit score, debt-to-income ratio and income limits for programs like FHA, VA, USDA, HomeReady or Home Possible.
2. Compare programs and rates. Use lender websites or GSE tools to see what rates, MI requirements and down payment assistance are available in your area.
3. Gather documentation. Prepare pay stubs, tax returns, bank statements and identification needed for loan application.
4. Get prequalified or preapproved. Talk to lenders to see how much you can borrow and which program fits best.
5. Apply for your mortgage. Submit loan application, attach required documents and follow up with your lender on approval and closing timeline.

What costs to expect

Even with mortgage assistance programs, there are fees and trade-offs to keep in mind:

• Mortgage insurance / PMI. Many low-down-payment options require mortgage insurance until equity builds. FHA has upfront and annual MIP, conventional loans may have PMI that cancels at 20% equity.
• Servicing or guarantee fees. VA and USDA loans may charge funding or guarantee fees. Review your loan documents carefully.
• Forgivable seconds / recapture rules. Some down payment assistance acts like a second loan. Check if it must be repaid or is forgivable.
• Impact on interest rates or terms. Assistance programs can sometimes affect your rate, loan term or monthly payment.

Bottom line

You don’t have to face mortgage struggles alone. Whether you’re trying to get into homeownership or just keep your home, there are federal programs, state funds and nonprofit support systems. Your first step: get educated on your local options, collect your documents, talk to a mortgage servicer or housing counselor and act early.

Frequently asked questions

• What is an FHA loan?

  An FHA loan is a mortgage insured by the Federal Housing Administration that allows 3.5% down with flexible credit standards. Borrowers pay upfront and annual mortgage insurance. FHA can help first-time buyers qualify with lower down payments.

• How do I apply for a VA home loan?

  Check your eligibility on VA.gov, request a Certificate of Eligibility (COE), then apply through a VA-approved lender. You must meet lender credit, income and occupancy rules.

• Who qualifies for USDA loans?

  USDA Guaranteed loans serve low- to moderate-income borrowers buying in eligible rural areas. Income must be under area limits and the property must be in a USDA-eligible location.

• Can I combine down payment assistance with low-down-payment mortgages?

  In many states, yes. Assistance from state housing finance agencies and nonprofits can be layered with FHA, VA, USDA, HomeReady or Home Possible to cover down payment and closing costs.

To make sure you get accurate and helpful information, this guide has been edited by Megan B. Shepherd as part of our fact-checking process.

Written by

Mike Rheaume

Publisher, Loans

Mike Rheaume is the publisher for loans, helping readers get the best deals on borrowing for major life events, debt consolidation and other needs, as well as protecting their assets and providing for their families. He previously worked in travel, helping to provide expert tips that can be seen on sites such as Cheapism and Nomad Paradise. Before Finder, Mike owned and operated online wedding photographer directory SnapKnot. Originally from the Boston suburbs, Mike now enjoys sunny, snowless winters in San Diego. Mike is passionate about personal finance, travel, and Boston sports. See full bio