Facing the possibility of falling behind on mortgage payments or entering foreclosure is one of the most stressful experiences a homeowner can endure. The uncertainty and anxiety can be overwhelming, leaving many Montana families feeling isolated and unsure of where to turn.

It is essential to understand that you are not alone. A robust network of state, federal, and non-profit support systems exists to help you navigate this challenging time. This roadmap provides clear, actionable information to help you understand your options, access financial relief, and secure the stability of your home.

The Importance of Acting Quickly

Before delving into the specifics of various programs, taking immediate, strategic action can significantly alter the outcome of your situation. The most common mistake homeowners make is waiting too long to seek help, often out of fear or uncertainty.

Proactive communication is your most powerful tool. By taking two critical first steps, you can open doors to solutions you may not have known were available and begin to regain control of your financial future.

Critical First Action 1: Contact Your Lender/Servicer

The single most important initial step is to contact the company you send your mortgage payments to each month—your lender or loan servicer. While it may feel counterintuitive to speak with the entity you are struggling to pay, they are a crucial part of the solution. Lenders are often equipped with a range of options to assist homeowners, but they cannot offer help if they are unaware of your situation.

When you call, be prepared to explain your circumstances honestly. Lenders may be able to offer several forms of assistance, including:

• Forbearance: A temporary pause or reduction in your mortgage payments for a specific period.
• Repayment Plan: An arrangement to catch up on missed payments over an extended period.
• Loan Modification: A permanent change to one or more terms of your original loan, such as the interest rate or loan term, to make your monthly payments more affordable.

It is vital to respond to all mail and phone calls from your lender. Keep detailed records of every conversation, including the date, time, and the name of the representative you spoke with.

Critical First Action 2: Contact a HUD-Approved Housing Counselor

Your second critical action is to connect with a U.S. Department of Housing and Urban Development (HUD)-approved housing counselor. These trained, certified professionals provide free, expert, and unbiased guidance to homeowners. They are your personal advocate in this process, equipped to help you understand the complex landscape of mortgage assistance.

A HUD-approved housing counselor will work with you one-on-one to:

• Assess your complete financial situation and create a realistic budget.
• Explain all available options, including state and federal relief programs.
• Help you prepare the necessary documentation for applications.
• Negotiate with your lender on your behalf to find the best possible solution.

In Montana, organizations like NeighborWorks Montana and its statewide network of partners are leading providers of these essential services. You can find a local counselor by using the HUD online search tool or by calling their toll-free hotline at (800) 569-4287.

The Montana Homeowner Assistance Fund (HAF): In-Depth Analysis

The Montana Homeowner Assistance Fund (HAF) is the state's primary mortgage relief program designed to address the economic fallout of the COVID-19 pandemic. Understanding its purpose, eligibility, and application process is crucial for any homeowner whose financial struggles are linked to this period.

What is the Montana HAF Program?

Established through the American Rescue Plan Act (ARPA), the HAF program was created to help homeowners avoid mortgage delinquencies, defaults, and foreclosures. Montana received a $50 million allocation, which is administered by the Montana Department of Commerce. The program's purpose is to mitigate financial hardships associated with the pandemic for homeowners who experienced a loss of income or an increase in living expenses after January 21, 2020.

Current Status: Is HAF Still Accepting Applications?

Yes, the core components of the Montana HAF program remain open and are accepting applications through the official program website. However, it is important to act quickly. The program is funded with a one-time allocation and is scheduled to expire on September 30, 2026, or sooner if the funds are fully expended.

Are You Eligible for HAF? A Detailed Checklist

To qualify for HAF assistance, homeowners must meet a specific set of criteria.

• Financial Hardship: You must have experienced a "material reduction in income or material increase in living expenses" associated with the COVID-19 pandemic after January 21, 2020.
• Income Limits: Your household's gross annual income must not exceed 100% of the Area Median Income (AMI) for your county and household size.
• Property and Occupancy: The property must be your owner-occupied primary residence and located in Montana. Eligible property types include single-family homes, condos, 1-4 unit properties (with owner in one unit), and manufactured or mobile homes.
• Borrower Status: You must be listed as the borrower or co-borrower on the mortgage or loan documents.

Types of Financial Assistance Available Through HAF

HAF assistance is provided as a grant, meaning it does not need to be repaid.

• Mortgage Reinstatement: Receive up to $50,000 to eliminate or reduce past-due mortgage payments and bring your account current. Funds are paid directly to your mortgage servicer.
• Lien Prevention: Get a grant of up to $10,000 to pay delinquent property taxes and avert a tax foreclosure. Funds can also be used for past-due HOA fees, payments on a contract for deed, or mobile home lot rent.
• Utility Payment Assistance: A grant of up to $1,000 is available for households in arrears on utility bills, including electricity and home energy costs.

Discontinued HAF Programs (Important Update)

The Montana HAF program has evolved since its launch in July 2022, adapting to the needs of Montana homeowners. This has led to the discontinuation of certain components to reallocate resources where the need is greatest.

Why Were Some HAF Programs Discontinued?

The shift in program offerings reveals the primary financial pressures on low-income homeowners. For example, the homeowner insurance program ended due to low interest, and funds were redirected to meet a "900 percent increase in expenditures" for property tax assistance. This shows that rising property taxes are a more immediate threat to housing stability.

Similarly, the Home Repairs Program was discontinued after being overwhelmed with nearly double the projected applications in its first year. This highlights a significant underlying issue of aging housing stock and the inability of low-income owners to afford critical maintenance.

As of 2025, the following HAF programs are no longer accepting new applications:

• Home Repairs Program: Discontinued for new applicants due to an unprecedented number of applications that far exceeded available funding.
• Homeowner Insurance Support: Ended for new applicants on May 23, 2025, due to a lack of demand. Funds were reallocated to address the high demand for property tax assistance.

How to Apply for HAF: A Step-by-Step Guide

The application process is managed online through the Montana Board of Housing. Preparing your documentation in advance will ensure a smoother process.

1. Preparation: Connect with a HUD-approved housing counselor. They can help you determine if you meet the HAF eligibility criteria and assist you in gathering the required paperwork.
2. Document Checklist: Before starting the online application, collect the following documents:

• Current Income Verification: Your most recent IRS Form 1040, your two most recent pay stubs, or a profit and loss statement if you are self-employed.
• Mortgage Statement: Your most recent statement showing your account number and amount past due.
• Deed of Trust: A copy of the filed deed of trust for your property.
• Proof of Residency
• Hardship Documentation
• Other Notices: Any tax delinquency notices, HOA letters, or utility shut-off notices.

3. Application Portal: The application must be completed through the official Montana Board of Housing application portal. You will be required to create an account and upload your documentation electronically.

Beyond HAF: A Comprehensive Directory of Montana Housing Assistance

While the Homeowner Assistance Fund is a vital resource, it is a temporary program tied to the COVID-19 pandemic. Many homeowners may face hardship for other reasons or need assistance after HAF ends.

Fortunately, Montana's housing support landscape is a network of interconnected federal, state, and non-profit programs. This directory synthesizes this fragmented information into a single, coherent resource to help you identify the right program for your situation.

Comparison of Montana Homeowner Assistance Programs

For Homeowners Facing Foreclosure

If you have received a notice of default or foreclosure, it is imperative to act immediately. Understanding the process and your rights is the first step toward preventing the loss of your home.

Understanding the Montana Foreclosure Process

In Montana, most home loans use a non-judicial foreclosure process known as a "power of sale," which is generally faster because it does not require a court order. The key steps include:

1. Notice of Default: After you miss several payments, the lender will record a notice of default.
2. Notice of Trustee's Sale: The lender must send you a notice and publish it in a local newspaper at least 120 days before the scheduled foreclosure sale.
3. Trustee's Sale: The property is sold at a public auction to the highest bidder.

Your Rights as a Homeowner

Even when facing foreclosure, you have significant rights under Montana law:

• Right to Reinstate: At any time before the sale, you have the right to stop the foreclosure by paying the full amount of your missed payments, plus any accumulated fees and costs.
• Protection from Deficiency Judgments: If your home sells for less than you owe, the lender generally cannot sue you for the remaining balance.
• Post-Sale Occupancy: If your home is sold, you are typically allowed to remain in the property for 10 days after the sale before eviction proceedings can begin.

Key Resources for Foreclosure Prevention

Several organizations in Montana specialize in providing free assistance to homeowners at risk of foreclosure.

• NeighborWorks Montana: This non-profit network is the state's primary provider of free, certified foreclosure prevention counseling.
• Montana Legal Services Association (MLSA): If you are a low-income homeowner, MLSA may be able to provide free legal advice and representation.
• Homeowner's HOPE Hotline: This national, toll-free hotline (1-888-995-HOPE) can connect you 24/7 with a HUD-approved counselor.

Federal Mortgage and Housing Support Programs

Beyond state-level initiatives, several long-standing federal programs offer assistance to specific populations of homeowners.

• USDA Rural Development Programs: The U.S. Department of Agriculture offers programs specifically for homeowners in designated rural areas.
• Section 502 Direct Home Loans: This program assists low- and very-low-income households by providing a payment subsidy that reduces their monthly mortgage payment.
• Section 504 Home Repair Program: This provides loans of up to $40,000 to repair or improve homes and grants of up to $10,000 for homeowners age 62 or older to remove health and safety hazards.
• VA Home Loan Assistance: For veterans and active-duty service members with a VA-backed loan, the Department of Veterans Affairs offers its own set of foreclosure avoidance options. Contact the VA directly for guidance.
• HUD Programs and Resources: The U.S. Department of Housing and Urban Development oversees a wide range of housing programs, including its critical nationwide network of housing counseling agencies.

Other State-Level Financial Relief

Montana offers additional programs that can provide financial relief, which can indirectly help with mortgage affordability.

Montana Property Tax Rebate Program

Separate from the HAF program, the Montana Department of Revenue administers a property tax rebate program. Eligibility requires that you owned and resided in your Montana property for at least seven months during the tax year. The rebate amount and qualifications can change based on legislative action. 

The application window is typically from August 15 to October 1 each year. Applications are filed directly through the Department of Revenue's website.

Reverse Annuity Mortgage (RAM) Loans for Seniors

This unique program from the Montana Board of Housing is designed to help seniors "age in place". It is available to Montana homeowners who are 68 years of age or older and meet certain low-income limits. A RAM loan allows a senior to borrow against their home's equity.

Instead of making payments, the homeowner receives a monthly, tax-free payment from the loan. The loan is repaid only when the borrower sells the home, moves, or passes away. This provides a crucial source of supplemental income for seniors on a fixed budget.

Essential Support Services for Montana Homeowners

Successfully navigating mortgage hardship requires more than just financial aid; it requires expert guidance and advocacy. The path to resolution is not just a financial one, but also a procedural and legal one.

While programs like HAF address the immediate need for funds, the support services detailed below address the equally critical needs for procedural guidance and legal protection. A comprehensive solution involves leveraging all three pillars of support.

Finding a HUD-Approved Housing Counselor: Your Most Important Ally

A housing counselor is a free, impartial expert whose only goal is to help you achieve the best possible outcome. Their role goes far beyond simply pointing you to a program.

A counselor will:

• Conduct a thorough review of your finances.
• Develop a detailed action plan tailored to your circumstances.
• Explain the pros and cons of every option.
• Help you prepare and submit complex application paperwork.
• Communicate directly with your mortgage servicer to advocate on your behalf.

To find a certified housing counselor in Montana, use the official search tools provided by HUD or the Consumer Financial Protection Bureau (CFPB). Key agencies include the statewide network coordinated by

NeighborWorks Montana, as well as regional organizations like Rural Dynamics, Inc. and various Human Resources Development Councils (HRDCs).

Montana Legal Services Association (MLSA): Accessing Free Legal Help

When facing foreclosure, you are entering a legal process with strict rules and deadlines. The Montana Legal Services Association (MLSA) is a critical resource that provides free civil legal assistance to eligible low-income Montanans.

An attorney from MLSA can help by:

• Reviewing your loan documents and foreclosure notices to ensure your lender is following all laws.
• Representing you in communications with your lender's legal department.
• Advising you on legal options, such as filing for bankruptcy, which can temporarily halt a foreclosure.
• Defending you in an eviction proceeding if your home has already been sold.

To see if you qualify for free legal assistance, contact the MLSA Helpline at 1-800-666-6899 or apply online through their self-help portal, MontanaLawHelp.org.

Local Support Through Community Action Agencies (HRDCs)

Montana is served by a network of 10 regional Community Action Agencies, known as Human Resource Development Councils (HRDCs). These agencies are local hubs for a wide array of anti-poverty programs and are often the first point of contact for families in crisis.

Your local HRDC may be able to provide or connect you with:

• Energy Assistance: The Low Income Home Energy Assistance Program (LIHEAP) can help with heating bills.
• Emergency Services: Some HRDCs offer emergency assistance for housing-related costs.
• Other Support Programs: They can connect you with other vital services, such as food assistance (SNAP) or Temporary Assistance for Needy Families (TANF).

These agencies are deeply embedded in their local communities and can provide crucial on-the-ground support that complements more specific mortgage-related assistance.

Frequently Asked Questions (FAQ)

Will HAF assistance pay off my entire mortgage? No. The HAF Mortgage Reinstatement Program is designed to bring a delinquent mortgage account current. It provides a maximum of $50,000 to cover past-due payments but will not pay off the entire principal balance of your loan.

Do I have to pay back HAF funds? No. The assistance provided through the Montana HAF program is a grant and does not need to be repaid.

What happens if my HAF application is denied? Your HUD-approved housing counselor can help you review the denial notice and determine the next steps. You may be able to appeal the decision or pivot to an alternative program that may be a better fit.

Can I get help if my hardship is not related to COVID-19? Yes. While HAF is specific to the pandemic, many other programs are not. The USDA Section 504 Home Repair Program, the state's Reverse Annuity Mortgage (RAM) loan for seniors, and the annual Montana Property Tax Rebate are available to eligible homeowners regardless of the cause of hardship.

How do I avoid foreclosure prevention scams? Be wary of any person or company that asks for a large upfront fee to help you. Legitimate help from HUD-approved housing counseling agencies is free. Never sign documents you don't understand, and always maintain direct contact with your lender and your housing counselor.

Can I get HAF help for a rental property I own? No. HAF funds and most other homeowner assistance programs are strictly limited to a homeowner's primary residence.

I'm a renter. Is there any help for me? Yes. The primary program for renters is the Montana Emergency Rental Assistance Program. You can find more information through the Montana Department of Commerce or by contacting your local HRDC.

Conclusion: Your Path Forward

Navigating the threat of mortgage delinquency and foreclosure is a daunting journey, but it is one you do not have to take alone. The state of Montana, in partnership with federal and non-profit organizations, has established a multi-layered support system to provide financial relief, expert guidance, and legal protection.

The key to a successful outcome is proactive engagement. The moment you anticipate difficulty making payments, your path forward begins with two powerful actions: contacting your lender and connecting with a free, HUD-approved housing counselor. These steps open the door to a wide range of solutions.

Seeking help is not a sign of failure; it is a sign of strength and a crucial step toward regaining financial stability. By using the resources outlined here, you can take control of your situation, understand your rights, and work toward the goal that matters most: remaining securely in your home.

Consolidated Contact List

• Montana Department of Commerce / Board of Housing (HAF Program)
• Website: housing.mt.gov
• Phone: (406) 841-2840
• HUD-Approved Housing Counselor Locator
• Online Search: www.hud.gov/findacounselor
• Toll-Free Hotline: (800) 569-4287
• NeighborWorks Montana
• Website: www.nwmt.org
• Phone: (866) 587-2244
• Montana Legal Services Association (MLSA)
• Website: www.montanalawhelp.org
• Toll-Free Helpline: (800) 666-6899
• USDA Rural Development (Montana State Office)
• Website: www.rd.usda.gov/mt
• (Check website for local office contact information)
• Montana Department of Revenue (Property Tax Rebate)
• Website: MTRevenue.gov
• Phone: (406) 444-6900

Frequently Asked Questions

Facing financial hardship can be one of the most stressful experiences for a homeowner. The fear of losing your home can feel overwhelming, especially when you are struggling with mortgage payments. It is crucial to know that resources are available to help you stabilize your situation and avoid foreclosure.

While the primary Missouri mortgage relief program from the COVID-19 pandemic has concluded, a strong support network still exists. This network provides expert guidance, financial options, and a sustainable path forward. Understanding these resources is the first step toward regaining control and preserving your homeownership.

The Missouri State Assistance for Housing Relief (SAFHR) Program: A Look Back

To understand the current landscape of mortgage assistance, it is important to first address the program that many Missourians remember: the State Assistance for Housing Relief (SAFHR) for Homeowners. This program was a significant, but temporary, source of aid.

The Federal Initiative Behind the Relief

The SAFHR program was Missouri's implementation of the national Homeowner Assistance Fund (HAF). Established by the American Rescue Plan Act of 2021, the HAF allocated nearly $10 billion to states to help homeowners who experienced financial hardship due to the COVID-19 pandemic. The U.S. Department of the Treasury oversaw the fund, which was designed to prevent mortgage delinquencies, defaults, and foreclosures.

How SAFHR Assisted Missouri Homeowners

Missouri received approximately $138 million from the federal HAF to create the SAFHR for Homeowners program. Managed by the Missouri Housing Development Commission (MHDC), this program provided direct financial assistance to eligible homeowners. The aid was a grant that did not need to be repaid and was sent directly to the mortgage servicer.

The program offered two primary forms of assistance, with a maximum benefit of up to $50,000 per household:

• Mortgage Reinstatement: This was the core of the program, designed to cure delinquent mortgage payments. Funds could be used to cover past-due payments, amounts in active forbearance, and other deferred balances to bring an account current.
• Monthly Mortgage Assistance: For homeowners still facing hardship, the program could provide up to three months of forward mortgage payments.

To qualify, homeowners had to demonstrate a pandemic-related financial hardship after January 21, 2020. Their household income had to be at or below 150% of the area median income (AMI), and the property had to be their primary residence in Missouri.

Important Update: The Current Status of the SAFHR Program

The SAFHR program was a critical but temporary emergency measure. The Missouri SAFHR for Homeowners program is no longer accepting applications. The program has officially closed because the federal funds have been fully expended. The related SAFHR program for rental assistance has also ended, marking the conclusion of this chapter of pandemic-related housing aid.

Your Immediate Action Plan: Two Critical First Steps

When facing a potential mortgage delinquency, time is of the essence. Proactive communication and expert guidance are your most powerful tools. Taking the following two steps immediately can dramatically improve your chances of finding a positive resolution.

Step One: Contact Your Mortgage Servicer Immediately

Your first and most important action is to contact your mortgage lender or servicer as soon as you anticipate trouble making a payment. Lenders are often more willing to work with borrowers who communicate early and honestly. They generally prefer to avoid foreclosure, which is a costly process for them as well.

Do not ignore letters or phone calls from your lender, as they contain vital information and legal deadlines. When you speak with your servicer, be prepared to explain your situation and ask about loss mitigation options, which may include:

• Forbearance: A temporary pause or reduction in your mortgage payments.
• Loan Modification: A permanent change to your loan terms to make payments more affordable.
• Repayment Plan: An agreement to catch up on past-due amounts over time.

Step Two: Engage a Free, HUD-Approved Housing Counselor

After contacting your lender, your next call should be to a HUD-approved housing counseling agency. This is a valuable and underutilized resource for struggling homeowners. The U.S. Department of Housing and Urban Development (HUD) funds these non-profit agencies to provide free or low-cost expert advice.  

A certified housing counselor is a financial professional who can:

• Objectively review your financial situation.
• Explain all your foreclosure prevention options.
• Help you gather the necessary documents for assistance.
• Negotiate directly with your mortgage servicer on your behalf.

These counselors work for you, not the lender. Their goal is to help you find the best possible outcome for your situation.

A Deep Dive into Missouri's Foreclosure Prevention Network

Beyond the two critical first steps, Missouri has a robust network of organizations dedicated to preserving homeownership. Understanding these resources can provide you with the specialized support you need.

The Role and Services of a Housing Counselor

HUD-approved housing counselors provide comprehensive services tailored to your specific needs. They are trained experts in navigating the complexities of the mortgage industry and federal housing regulations.

Their primary services for homeowners at risk of foreclosure include:

• Mortgage Delinquency and Default Resolution Counseling: A counselor will work with you and your lender to find a solution to cure your delinquency.
• Financial Management and Budget Counseling: Counselors can help you create a detailed household budget and prioritize your mortgage payment.
• Program Navigation: They are knowledgeable about various federal programs and can help determine your eligibility.

Finding a HUD-Approved Housing Counseling Agency in Missouri

Locating a certified housing counselor is straightforward. HUD provides an online search tool and a toll-free hotline to connect you with an agency in your area. To simplify this process, here is a list of prominent HUD-approved agencies serving various regions of Missouri.

Legal Assistance for Complex Situations

In some cases, financial counseling alone may not be enough. If your situation involves potential fraud, predatory lending, or significant legal errors, you may need legal assistance. Bankruptcy can also be a viable option to stop foreclosure.

Missouri has four non-profit legal aid programs that provide free legal services to low-income individuals. These organizations can represent homeowners in court, challenge improper foreclosures, and file Chapter 13 bankruptcies to create a repayment plan. The programs are:

• Legal Aid of Western Missouri
• Legal Services of Eastern Missouri
• Legal Services of Southern Missouri
• Mid-Missouri Legal Services

Additional Financial Support for Missouri Homeowners

While there are no current state programs that directly pay your mortgage, other forms of assistance can improve your overall financial stability. Reducing other major household expenses can free up funds to help you afford your mortgage payment.

Home Repair Assistance to Prevent Financial Shocks

A sudden, costly home repair can easily derail a tight budget and lead to a missed mortgage payment. Two programs in Missouri are designed to help homeowners manage these expenses.

• USDA Section 504 Home Repair Program: This federal program provides loans up to $40,000 and grants up to $10,000 to very-low-income homeowners in eligible rural areas. The funds are for removing health and safety hazards. You can check your property's eligibility on the USDA website.
• Missouri's Home Repair Opportunity (HeRO) Program: Administered by MHDC, the HeRO program provides grants to income-qualifying homeowners for necessary home repairs. To apply, homeowners must contact one of the participating local non-profit agencies that administer the program.

Reducing Household Costs with Utility Assistance

High energy bills can strain any household budget. The Low Income Home Energy Assistance Program (LIHEAP) is a federally funded program that helps low-income households pay for heating and cooling costs. This assistance can make a significant difference in your monthly cash flow and is often accessed through local Community Action Agencies.

Warning: How to Identify and Avoid Mortgage Relief Scams

Financial distress can attract predatory companies that seek to profit from a homeowner's desperation. It is vital to recognize the warning signs of a mortgage relief scam.

Be extremely wary of any person or company that:

• Asks for a fee in advance. Legitimate, HUD-approved counseling is free.
• Guarantees to stop a foreclosure. No one can guarantee this outcome.
• Tells you to stop paying your mortgage servicer. Only do this with a formal, written agreement from your lender.
• Instructs you to make mortgage payments directly to them.
• Pressures you to sign paperwork you don't understand.

If you encounter these tactics, report the company to the Missouri Attorney General's Office. Remember, the best help available from HUD-approved counselors is free.

Your Path Forward: Taking Control of Your Situation

Navigating the threat of foreclosure is a difficult journey, but you do not have to face it alone. Although the large-scale Missouri State Assistance for Housing Relief (SAFHR) program has ended, a dedicated and effective support system remains. The key to a successful outcome is taking prompt, informed action.

By focusing on the two most critical steps—contacting your mortgage servicer and engaging a free, HUD-approved housing counselor—you can open the door to viable solutions. These experts provide the guidance and advocacy needed to explore all available options. Taking these proactive steps is the most powerful way to protect your home and work toward a more secure financial future.

Frequently Asked Questions

Accessing free fast food when experiencing homelessness involves connecting with specific government programs and non-profit networks. While restaurants rarely provide direct handouts for safety and logistical reasons, there are established and dignified ways to get hot, prepared meals.

The most effective methods are through programs like the Supplemental Nutrition Assistance Program (SNAP) Restaurant Meals Program. Additionally, many major food chains donate surplus food through partnerships with local food banks and charities. These community organizations are a vital resource for obtaining meals.

Use SNAP Benefits for Hot Meals Through the Restaurant Meals Program (RMP)

The most direct way to get meals from fast-food restaurants is through the federal Restaurant Meals Program (RMP). This program is a state-level option within the Supplemental Nutrition Assistance Program (SNAP), formerly known as food stamps.

What is the Restaurant Meals Program?

The RMP is specifically designed for SNAP recipients who may not have a place to store and cook food, a common challenge for those experiencing homelessness. It allows eligible individuals to use their Electronic Benefit Transfer (EBT) card to buy prepared meals at authorized restaurants, including many popular fast-food chains.

An EBT card functions like a debit card. For RMP participants, the card is specially coded by the state to be accepted at participating restaurants. If a person is not eligible for the RMP, their card will be declined at these locations.

Who is Eligible for the RMP?

To participate, an individual must first be enrolled in SNAP. Eligibility for the RMP is typically automatic if all members of the SNAP household meet one or more of the following criteria:

• Experiencing homelessness: Lacking a fixed or regular nighttime residence.
• Elderly: Age 60 or older (and their spouses).
• Disabled: Receiving government disability payments for a permanent disability (and their spouses).

Because the RMP is a state-run option, not all states participate. However, in states that have adopted it, the program provides a crucial and dignified way to access hot meals.

How to Apply for SNAP and Access the RMP

The first step is to apply for SNAP benefits in your state of residence. If you live in a participating state and meet the RMP criteria, your eligibility is usually updated automatically once you are approved for SNAP. A separate application for the RMP is generally not required.

The SNAP application process varies by state but can typically be completed online, by mail, or in person at a local social services office. The table below provides direct links to official SNAP application portals for states with a Restaurant Meals Program.

How Major Fast Food Chains Donate Surplus Food

Asking a restaurant directly for free food at the end of the day is rarely effective. Due to liability, food safety, and logistical reasons, major chains do not give unsold food directly to individuals. Instead, they have established large-scale corporate programs to donate surplus food to non-profit organizations.

This system is a business-to-non-profit network. Restaurants partner with hunger-relief organizations that have the infrastructure for safe food handling and distribution. Therefore, the best way to access these donations is to connect with local non-profits, not restaurant staff.

Starbucks Food Share Program

Starbucks launched its Food Share program in 2016 with Feeding America, the nation's largest hunger-relief organization. The program rescues 100% of unsold, donatable food from its U.S. stores. Each day, refrigerated vans collect surplus items like salads and sandwiches for delivery to the Feeding America network of food banks and partner agencies.

Since its start, the program has provided millions of meals. To access this food, connect with your local Feeding America-affiliated food bank, which can direct you to pantries and meal sites that receive Starbucks donations.

Panera Bread Day-End Dough-Nation® Program

Panera Bread's Day-End Dough-Nation® program is a long-standing initiative. At the end of each day, bakery-cafes package unsold bread, bagels, and pastries for local non-profits. These partners include homeless shelters, food pantries, and soup kitchens. To receive these items, find and visit local shelters and pantries that partner with a nearby Panera Bread.

Chick-fil-A Shared Table® Program

Over 2,500 Chick-fil-A restaurants participate in the Chick-fil-A Shared Table® program, donating surplus food to local charities. At day's end, team members package extra items like biscuits and nuggets. The program partners with Food Donation Connection to link restaurants with non-profits like food banks and senior centers, which then use the food to create new meals.

Yum! Brands Harvest Program (KFC, Pizza Hut, Taco Bell)

Yum! Brands, parent company of KFC, Pizza Hut, and Taco Bell, runs one of the world's largest prepared-food donation programs, called Harvest. Started in 1992, the program donates safe, surplus food to hunger-relief organizations. In partnership with Food Donation Connection, restaurants freeze and store unsold food for pickup by local non-profits. The program has donated hundreds of millions of pounds of food, reducing waste while feeding people.

Other Chains and Foundations

Some chains support communities through charitable foundations rather than direct food donation programs.

• McDonald's: The Ronald McDonald House Charities (RMHC) is McDonald's primary charity, focusing on support for families with sick children. There is no national surplus food donation program.
• Burger King: The Burger King Foundation focuses on student scholarships and emergency relief for employees. Food donation decisions are made at the local franchise level.
• Taco Bell: The Taco Bell Foundation empowers youth through scholarships and educational grants, funded largely by the "Round Up" program.

Immediate Help: Finding a Hot Meal Right Now

For those in urgent need of food, several resources offer immediate, local assistance. In a crisis, the best strategy is to connect with services that have real-time information about available meal programs.

Call 2-1-1 for Essential Community Services

The most critical first step is to dial 2-1-1. This free, confidential, 24/7 phone service connects callers with professionals who provide referrals to local health and human services. Operators can direct you to the nearest open soup kitchens, meal programs, food pantries, and emergency shelters.

USDA National Hunger Hotline

The USDA National Hunger Hotline helps people connect with emergency food providers in their community.

• Call 1-866-3-HUNGRY (1-866-348-6479)
• Call 1-877-8-HAMBRE (1-877-842-6273) for Spanish The hotline operates Monday through Friday and can help you find meal sites and food pantries.

Feeding America Food Bank Network

Feeding America is a nationwide network of over 200 food banks and 60,000 food pantries and meal programs. It is the primary distribution channel for corporate donations from companies like Starbucks. Use the online food bank locator on the Feeding America website to find nearby food banks and partner agencies by entering your zip code.

Local Soup Kitchens, Shelters, and Mobile Programs

Local non-profits, religious organizations, and community groups provide daily hot meals with no eligibility requirements.

• Mobile Soup Kitchens: Programs like New York City's Grand Central Food Program use vans to deliver hundreds of meals directly to people on the streets every night.
• Soup Kitchens and Meal Sites: Organizations like The Salvation Army and Catholic Charities run soup kitchens that serve free meals daily.
• Emergency Shelters: Many homeless shelters provide meals for residents and sometimes for non-residents through community meal services.

Using Mobile Apps to Access Free and Low-Cost Surplus Food

For those with a smartphone, several apps combat food waste by connecting people with surplus food. It is important to distinguish between apps that offer free food and those that offer it at a low cost.

OLIO (Free Food Sharing)

OLIO is a community-based sharing app where users give away surplus food and other items for free. Volunteers known as "Food Waste Heroes" also collect unsold food from local businesses and list it on the app for anyone to pick up.

• How it works: Browse local listings, request an item, and arrange a pickup.
• Cost: All food on OLIO is completely free.

Too Good To Go (Low-Cost Surplus Food)

Too Good To Go operates on a low-cost model. The app partners with restaurants and stores to sell their surplus food at a significant discount.

• How it works: Purchase a "Surprise Bag" through the app and collect it from the store during a specified time.
• Cost: This app requires payment. Prices typically start around $3 to $5, making it a good way to save money but not a free option.

Restaurant Loyalty Apps (Free Sign-Up Items)

Many fast-food chains offer a free item for joining their loyalty program. While not a sustainable daily source, it can provide a one-time free meal or snack.

• Burger King: The Royal Perks program often provides new members with a free sandwich with a minimum purchase.
• McDonald's: The app frequently offers free large fries with a first-time app order.
• Krispy Kreme: Signing up for rewards typically yields a free doughnut.
• Raising Cane's: Joining the "Caniac Club" results in a coupon for a free Box Combo meal.
• White Castle: The Craver Nation app often gives new members a free combo meal.

Other Resources for Food and Meal Vouchers

There are no large-scale, national fast-food voucher programs that individuals can apply for directly. Food assistance is typically provided as a direct benefit (like SNAP), prepared meals, or groceries.

The Reality of Vouchers and Gift Cards

Distributing fast-food gift cards is not a common practice for most large non-profits. However, some local organizations may provide them as emergency aid.

• Local Charities and Churches: Smaller, community-based organizations like local churches, The Salvation Army, or United Way sometimes have gift cards or discretionary funds for clients in an emergency. Contact these organizations at the local level to inquire.
• Emergency Food and Shelter Program (EFSP): This federal program allocates funds to local non-profits for emergency food and shelter, typically in the form of served meals or groceries, not vouchers.

The Emergency Food Assistance Program (TEFAP)

TEFAP is a federal USDA program that provides American-grown foods to states at no cost. States distribute these foods to local organizations like food banks, which then supply soup kitchens and food pantries. An individual receives TEFAP food by visiting a participating local pantry or meal program, reinforcing the importance of connecting with local community partners.

Frequently Asked Questions

For homeowners facing financial hardship, the search for a Mississippi mortgage relief program often begins with finding a single, state-run source of assistance. It is essential to address this search directly: the primary, federally-funded program for this purpose, the MS Home Saver Plus Program, is now closed and not accepting new applications for COVID-19 related hardships.

This news can feel like a setback, but the program's closure does not mean help is unavailable. A robust network of alternative resources, legal protections, and strategic options remains accessible to Mississippi homeowners. The path to mortgage stability has shifted from a single application to a proactive process, and this resource provides a definitive overview of every effective and currently available avenue for assistance.

The closure of the main state program has created a challenging information landscape. Homeowners may encounter outdated websites or conflicting details, leading to confusion when every day counts. The purpose here is to serve as a current and reliable source of truth, providing a clear, strategic plan. The focus is now on a multi-step process that empowers homeowners to navigate their challenges, starting with engaging expert help, understanding legal rights, and communicating with mortgage servicers.

Understanding the Homeowner Assistance Fund (HAF) in Mississippi

To grasp the current situation, it is helpful to understand the program that recently closed. The Homeowner Assistance Fund (HAF) was a federal initiative under the American Rescue Plan Act of 2021. Its goal was to mitigate financial hardships homeowners experienced due to the COVID-19 pandemic, providing nearly $10 billion to states to prevent mortgage delinquencies, defaults, and foreclosures.

In Mississippi, the state's HAF allocation of approximately $72 million was administered by the Mississippi Home Corporation (MHC). MHC channeled these funds through the "MS Home Saver Plus" program. This program provided direct financial aid for mortgage reinstatement, monthly payments, and delinquent property taxes to eligible homeowners. While this program was critical, the funds were finite, and it has concluded its application phase.

Your First and Most Critical Step: Engaging a HUD-Approved Housing Counselor

Why a Housing Counselor Is Your Most Powerful, Free Ally

In the face of mortgage delinquency, the single most important action a homeowner can take is to contact a HUD-approved housing counseling agency. These organizations are your expert advocates in a complex financial environment. Their services are funded by the U.S. Department of Housing and Urban Development (HUD), meaning they are available to you at little to no cost.

Engaging a counselor is the foundational step that unlocks all other solutions. They serve as a central hub, connecting you to resources and strategies. Many homeowners delay seeking help, which can severely limit their options. Counselors can provide assistance at any stage, even if you are just beginning to worry about a future payment. Their services are preventative as well as reactive.

A HUD-approved housing counselor will:

• Conduct a Confidential Financial Assessment: They will perform a thorough review of your income, expenses, and debt.
• Explain Your Options Clearly: They will demystify complex terms and explain all available loss mitigation strategies, such as forbearance or loan modification.
• Assist with Applications: They will help you gather necessary documentation and prepare an effective application to submit to your mortgage servicer.
• Negotiate on Your Behalf: They can communicate directly with your mortgage servicer, leveraging their expertise to advocate for a sustainable solution for you.

By starting with a counselor, you are immediately placed on the correct path, ensuring you are prepared, aware of your rights, and protected from predatory scams.

Finding a HUD-Approved Housing Counseling Agency in Mississippi

Locating a certified counselor is a straightforward process. Using HUD's official online search tool or calling their national hotline ensures you connect with a legitimate, approved agency.

• National Hotline: Call (800) 569-4287 to be connected to an agency in your area.
• Online Search: Visit the HUD or Consumer Financial Protection Bureau (CFPB) websites to search for local agencies.

HUD-Approved Housing Counseling Agencies in Mississippi

Note: This list is based on available public data and is subject to change. Always verify services and availability directly with the agency.

Foreclosure Prevention: Your Legal Rights and Strategic Options

The Critical First Conversation: Contacting Your Mortgage Servicer

Many homeowners avoid contacting their mortgage servicer out of fear, but this is a mistake. Proactive communication is key to unlocking foreclosure prevention options. Federal regulations managed by the CFPB provide homeowners with significant rights and place legal obligations on servicers to work with struggling borrowers.

Servicers must generally attempt to contact a delinquent borrower within 36 days and send a written notice outlining loss mitigation options by day 45. Furthermore, a servicer usually cannot file for foreclosure until a homeowner is more than 120 days delinquent. This period is a crucial window of opportunity to negotiate a solution.

How to Prepare for the Call

Before you call your servicer, gather the following:

• Financial Information: Have recent pay stubs, tax returns, bank statements, and a list of monthly household expenses ready.
• Hardship Explanation: Be prepared to clearly explain what caused you to fall behind (e.g., job loss, medical emergency).
• Desired Outcome: Think about what a sustainable payment would look like for your household.

Key Questions to Ask Your Servicer

During the call, be direct and ask specific questions. A housing counselor can be invaluable in preparing you for this call.

• "What loss mitigation options are available to me to stay in my home?".
• "Can you explain the difference between a forbearance plan and a loan modification?".
• "What documents do I need to submit for an application, and what is the deadline?".
• "If I am approved for a temporary forbearance, what are my repayment options when the period ends?".

After every conversation, document everything. Keep a log with the date, time, and the representative's name. Follow up important verbal agreements with a written letter sent via certified mail to create a paper trail.

Key Loss Mitigation Strategies Explained

"Loss mitigation" refers to the tools servicers use to help borrowers avoid foreclosure. Understanding these options is essential.

Forbearance

This is a temporary agreement where your servicer allows you to pause or make reduced payments for a limited time. It is not payment forgiveness; the missed amounts must be paid back. Forbearance provides immediate breathing room for homeowners facing a short-term hardship.

Loan Modification

If your financial hardship is long-term, a loan modification may be the most sustainable solution. This is a permanent change to your mortgage terms to make your payment more affordable. A modification could involve:

• Lowering your interest rate.
• Extending the loan term (e.g., from 30 to 40 years).
• Forbearing or deferring a portion of the principal balance.

Repayment Plan

This is an agreement to catch up on delinquent payments over a specified period. You would pay your regular mortgage payment plus an additional amount each month until the past-due balance is paid off. This option is best for those who have recovered from a brief hardship.

Partial Claim (FHA-Insured Loans Only)

If you have an FHA loan, you may be eligible for a partial claim. This is an interest-free loan from HUD that covers the past-due amount to bring your mortgage current. This loan acts as a second lien and only needs to be repaid when you sell the home or pay off the primary loan.

When Staying in the Home Isn't Viable: Alternatives to Foreclosure

In some cases, it may not be feasible to keep the home. These alternatives can help you transition out of the property with less damage to your credit than a foreclosure.

Pre-Foreclosure Sale (Short Sale)

With your lender's approval, you can sell your home for less than the total amount you owe. The lender agrees to accept the sale proceeds as settlement of the debt. This is a complex transaction but avoids a foreclosure on your record.

Deed-in-Lieu of Foreclosure

This involves voluntarily transferring the title of your property to the mortgage lender. In exchange, the lender releases you from your mortgage obligation. This is typically only considered after other options have failed.

Additional Support and Legal Resources in Mississippi

Local and Community-Based Financial Assistance

While the statewide HAF program has closed, local programs may offer limited financial assistance. Your local Community Action Agency (CAA) is a primary resource to explore. These nonprofits may provide short-term mortgage or rental assistance through the Community Services Block Grant (CSBG).

Additionally, programs that assist with other essential expenses can free up funds for your mortgage. The Low-Income Home Energy Assistance Program (LIHEAP), for example, helps eligible households with their heating and cooling costs.

Free Legal Services for Mississippi Homeowners

Having legal representation is critical when facing foreclosure, especially in Mississippi, where the laws can be challenging. The foreclosure process can proceed without direct notification to the homeowner of the sale date, making it easy for an unrepresented homeowner to lose their home.

Fortunately, Mississippi has excellent nonprofit legal aid organizations dedicated to providing free legal assistance. If you have received any legal notices, contact them immediately.

• Mississippi Center for Justice (MCJ): The MCJ provides direct legal representation and advice to help homeowners navigate the foreclosure process. They work to ensure financial hardship does not force a family to lose their home.
• Jackson Office: (601) 352-2269
• Gulfport Office: (228) 435-7284
• Indianola Office: (662) 887-6570
• North Mississippi Rural Legal Services (NMRLS): NMRLS offers services focused on foreclosure prevention, including loan modification assistance and legal advice. They operate a toll-free hotline to provide assistance.
• Toll-Free Foreclosure Prevention Hotline: 1-800-498-1804

Warning: How to Identify and Avoid Mortgage Relief Scams

Red Flags: The Telltale Signs of a Foreclosure Scam

Homeowners in distress are prime targets for mortgage relief scams. These operations exploit fear to steal money or even the title to your home. Knowing the warning signs is your best defense.

Be extremely cautious of any company or individual that:

• Demands Upfront Fees: This is the biggest red flag. It is illegal for a company to charge you any fees until they have provided you with a written offer from your lender that you accept.
• Guarantees a Loan Modification: No one can guarantee this outcome. The decision is up to your mortgage servicer.
• Tells You to Stop Paying Your Mortgage: This is terrible advice that will damage your credit and accelerate foreclosure.
• Asks You to Pay Them Instead of Your Servicer: Your mortgage payments should only ever go directly to your mortgage servicer.
• Pressures You to Sign Over the Deed: Scammers may use tricks to convince you to transfer your property's title to them.
• Claims a Special Relationship with the Government: Scammers often use official-sounding names or logos to appear legitimate.

Common Scam Tactics Explained

To protect yourself, it helps to recognize the common narratives these criminals use.

The Phony Counselor or Law Firm

A scammer will call or send mail claiming to be a housing counselor or attorney. They will offer to negotiate with your lender for an upfront fee, then disappear with your money.

The "Forensic Loan Audit"

The scammer claims your original lender violated the law and offers to perform an "audit" of your loan documents for a fee. These audits are almost always worthless and are just a pretext to collect a fee.

The Bait-and-Switch "Rescue Loan"

This scheme offers a new loan to pay off your delinquency. However, buried in the paperwork is a document that transfers the title of your home to the scammer, leaving you without your home but still responsible for the original mortgage.

How to Report Fraud and Protect Yourself

If you encounter a company that exhibits any of these red flags, report it immediately. This helps law enforcement track and stop these criminals.

You can and should file a complaint with:

• The Federal Trade Commission (FTC): File a report online at ReportFraud.ftc.gov.
• The Consumer Financial Protection Bureau (CFPB): Submit a complaint online at consumerfinance.gov/complaint or by calling (855) 411-CFPB (2372).

The ultimate protection against these scams is to remember that legitimate, expert help is available for free. Never pay for foreclosure prevention assistance. A HUD-approved housing counselor is your safest and most effective resource.

Conclusion: A Strategic Path Forward for Mississippi Homeowners

Navigating mortgage trouble can be one of the most stressful experiences a family can face. While the closure of the primary Mississippi mortgage relief program presents a challenge, it does not leave homeowners without options. A clear, strategic path forward exists for those willing to take proactive steps.

The solution is not a single application, but a deliberate process grounded in expert guidance and self-advocacy. The framework for achieving mortgage stability rests on three critical actions:

1. Act Immediately: The biggest mistake is to ignore the problem. Early action preserves the widest range of options and provides the best chance for a successful outcome.
2. Contact a HUD-Approved Housing Counselor: This is your non-negotiable first call. These free, expert advocates will assess your situation, explain your options, and negotiate on your behalf.
3. Communicate with Your Servicer: With the guidance of your counselor, engage your mortgage servicer directly. Understand that you have federally protected rights in this process.

Facing financial hardship can feel isolating, but you are not alone. A network of legitimate, dedicated professionals is available in Mississippi to help you navigate this challenge. By taking these strategic steps, you can move from a position of uncertainty to one of empowerment, equipped with the knowledge and support needed to secure the best possible future for you and your family.

 Frequently Asked Questions

Facing financial hardship and the worry of making mortgage payments can be one of life's most stressful experiences. The fear of foreclosure often feels overwhelming, leaving you unsure where to turn. If you are struggling with your mortgage, it is crucial to know that you are not alone and that a robust network of support and legitimate mortgage relief options exists for Minnesota homeowners.

The purpose here is to provide a clear, current, and actionable roadmap to the mortgage help and foreclosure prevention resources available in Minnesota. Many homeowners searching for a "Minnesota mortgage relief program" find outdated information, particularly about past pandemic-era programs. This can heighten anxiety and lead to inaction, which is the greatest risk when facing foreclosure.

Instead of confusion, you need a straightforward plan. What follows is a detailed breakdown of the steps you can take, the expert guidance you can receive for free, and the specific programs that can help you achieve housing stability.

The Status of Home Help MN: What Homeowners Need to Know

To move forward, it is essential to first address the most common point of confusion for Minnesota homeowners seeking assistance: the Home Help MN program.

Program Closure

Stated unequivocally, the Home Help MN program is closed and is no longer accepting applications. This program was a temporary, federally funded initiative created as an emergency response to the COVID-19 pandemic. Its closure has created an information vacuum, leaving many homeowners at a frustrating dead end.

It is critical to understand that the end of this single program does not mean the end of available support. The statewide infrastructure for homeowner assistance remains strong. The key is shifting focus from this defunct program to the durable, ongoing resources available to help you right now.

Original Purpose of Home Help MN

The program's goal was to provide direct financial aid to homeowners who experienced a qualifying financial hardship due to the pandemic, such as lost income or increased expenses. The aid, which did not need to be repaid, provided up to $50,000 per household to help homeowners get current on past-due housing costs.

Assistance covered expenses such as:

• Mortgage payments
• Contract for deed payments
• Property taxes
• Homeowner's insurance
• Homeowner association (HOA) fees
• Manufactured home loans and lot rent

Your First Action: Contacting Your Mortgage Servicer

Before exploring any other option, the most critical step is to contact your mortgage servicer—the company you send your monthly payments to. Proactive communication is your most powerful tool. Delaying this conversation can severely limit your options as late fees accumulate and the foreclosure process moves forward.

If you are unsure who your servicer is, you can use the online tool provided by the Consumer Financial Protection Bureau (CFPB) to identify them.

Key Workout Options to Discuss

When you contact your servicer, you are opening a negotiation to find a sustainable solution. Lenders have a structured set of "workout options" designed for homeowners in your situation. Understanding these terms will help you have a more productive conversation.

• Forbearance: This is a temporary agreement where your servicer allows you to pause or make smaller payments for a limited time. It is not forgiveness; you will have to repay the skipped payments later. Forbearance is designed to help you manage a short-term financial crisis.
• Repayment Plan: If you have fallen behind but can now resume your regular payments, a repayment plan may be an option. This allows you to catch up on the past-due amount by adding a portion of it to your regular monthly payments over a set period.
• Loan Modification: For homeowners facing a long-term financial change, a loan modification is often the most sustainable solution. This permanently changes one or more of your mortgage terms to make your monthly payment more affordable. A modification could involve reducing your interest rate, extending the loan term, or adding the past-due amount to your loan balance.
• Other Options: If keeping the home is not feasible, your servicer may discuss alternatives like a short sale (selling the home for less than you owe) or a Deed-in-Lieu of Foreclosure (voluntarily giving the property to the lender). These options have significant credit implications and should be a last resort.

Free Expert Guidance: Minnesota's Non-Profit Housing Counselors

You do not have to navigate this process alone. The single most important resource for a Minnesota homeowner facing foreclosure is a HUD-approved housing counselor. These services are provided by non-profit organizations and are always free, confidential, and non-judgmental.

State and federal agencies consistently direct distressed homeowners to these counselors because they are trusted, expert intermediaries. A housing counselor is your advocate, working solely on your behalf to bridge the gap between you and your lender.

What a Housing Counselor Can Do for You

A certified foreclosure prevention counselor will:

• Conduct a thorough review of your financial situation to understand the root cause of the hardship.
• Clearly explain the Minnesota foreclosure process and all available options in simple, easy-to-understand language.
• Help you gather the necessary documents and prepare a complete and effective application for a loan modification or other relief.
• Communicate and negotiate directly with your mortgage servicer on your behalf to achieve the best possible outcome.

How to Connect with a Counselor

The primary hub for connecting with certified counselors is the Minnesota Homeownership Center (HOCMN). This statewide non-profit maintains a network of trusted, local counseling agencies that provide free foreclosure prevention services.

• Phone: 651-659-9336 or Toll-Free: 866-462-6466
• Website: hocmn.org

You can also find a U.S. Department of Housing and Urban Development (HUD) approved agency directly through the official search tools provided by HUD and the CFPB. Prominent providers in Minnesota include LSS Financial Counseling and Twin Cities Habitat for Humanity.

Key Foreclosure Prevention Resources and Programs in Minnesota

Beyond direct mortgage modification, Minnesota offers a multi-layered safety net of programs designed to promote housing stability. Addressing other financial pressures, such as utility bills or property taxes, can free up the resources needed to get your mortgage back on track.

State and County-Level Support

• Minnesota Attorney General's Office: This office provides crucial information on homeowner rights and is the main entity for reporting mortgage relief scams. Their "Facing Mortgage Foreclosure" publication is an essential resource.
• Minnesota Housing: As the state's housing finance agency, Minnesota Housing's ongoing role is to refer distressed homeowners to expert resources like the Minnesota Homeownership Center.
• County and Tribal Human Services Offices (Emergency Assistance): Low-income families facing a crisis may qualify for a one-time cash grant through the Emergency Assistance (EA) program. You can begin the application process online at MNbenefits.mn.gov or by contacting your local office.
• Community Action Agencies: These local non-profits provide a wide range of services, including housing counseling, energy assistance, and food support, to help stabilize your entire financial situation. 

Property Tax and Utility Assistance

• Property Tax Relief: Minnesota offers property tax deferral programs, especially for seniors, which allow eligible homeowners to postpone paying their property taxes. Contact your county property tax department for information.
• Energy and Utility Assistance: Minnesota's Energy Assistance Program (EAP) helps eligible households pay their heating and electricity bills. Additionally, the state's Cold Weather Rule protects customers from disconnection between October 1 and April 30 if they have a payment plan.

Quick Reference: Key Contacts for Mortgage Assistance

How to Identify and Avoid Mortgage Relief Scams

During times of financial distress, homeowners become prime targets for predatory scams. These fraudulent operations prey on fear and desperation, promising quick fixes while often making the situation much worse.

The Most Important Rule

The single most important rule to remember is: Legitimate foreclosure prevention assistance from non-profit, HUD-approved agencies is always free. You should never have to pay an up-front fee for help modifying your mortgage or avoiding foreclosure.

Scammers don't just steal your money; they steal your most valuable asset—time. While you are paying a scammer for a promised solution that will never materialize, the legal clock on the foreclosure process is ticking. By the time you realize you have been defrauded, you may have missed critical deadlines.

Common Red Flags of a Scam

Be on high alert for these common warning signs:

• Guarantees or Promises: Scammers often guarantee they can stop a foreclosure. No legitimate organization can make such a promise.
• Demands for Up-Front Fees: This is the most blatant sign of a scam. Under Minnesota law, foreclosure consultants cannot collect fees until after they have provided the service.
• Official-Sounding Names: Scammers use names with words like "Federal," "National," or "HUD" to sound like a government agency. Always verify an organization's legitimacy.
• High-Pressure Sales Tactics: You may be pressured to sign paperwork immediately without time to read it. A legitimate counselor will give you time to understand everything.
• Instructions to Pay a Third Party: A scammer may tell you to stop paying your mortgage servicer and pay them instead. Never send your mortgage payment to anyone other than your servicer.

If you encounter a mortgage relief scam, report it immediately to the Minnesota Attorney General's Office at 800-657-3787 and the Consumer Financial Protection Bureau (CFPB).

Your Step-by-Step Action Plan for Mortgage Stability

Feeling overwhelmed is normal, but it can lead to inaction. The key to successfully navigating this challenge is to break it down into a clear, manageable set of steps.

1. Don't Panic. Act Now. Acknowledge the situation, but do not let fear paralyze you. The sooner you take action, the more options will be available. Doing nothing is not an option.

2. Gather Your Key Financial Documents. To have a productive conversation, you will need your financial information organized. Gather the following:

• Your most recent mortgage statement.
• Proof of income for your household (pay stubs, W-2s, tax returns).
• A list of your average monthly household expenses.

3. Call Your Mortgage Servicer. With your documents in hand, call the number on your mortgage statement. Explain your situation and ask about your eligibility for workout options like a forbearance, repayment plan, or loan modification.

4. Contact a Free Foreclosure Prevention Counselor. This is your most important step. Call the Minnesota Homeownership Center at 866-462-6466 to be connected with a free, certified counselor in your area. They will guide you through every subsequent step.

5. Explore Additional Community Support. Based on your counselor's advice, investigate other layers of the financial safety net. Contact your local county or Tribal Nation office to inquire about Emergency Assistance or other local housing programs.

Facing mortgage trouble is a daunting challenge, but it is one you do not have to face alone. Minnesota has a strong network of free, expert resources ready to help. By taking these decisive, informed steps, you are moving from a position of uncertainty to one of empowerment, giving yourself the best possible chance to achieve long-term housing stability.

 Frequently Asked Questions

Securing grants for homeless people involves navigating two distinct pathways: direct financial assistance for individuals in crisis and funding programs for the organizations that serve them. For those facing homelessness, the immediate goal is finding emergency shelter, rental assistance, or a housing voucher. For the nonprofit and government agencies on the front lines, the focus is on securing federal, state, and private grants to sustain their vital services.

This resource provides a clear roadmap for both individuals in need and service providers. It outlines the financial aid, housing programs, and grant opportunities available to build a foundation of stability and support.

Immediate Emergency Assistance: Your First Steps to Safety and Shelter

When experiencing or on the brink of homelessness, the first priority is securing safety, shelter, and essential resources. The support system is accessed locally, with national hotlines serving as the primary entry point to connect you with nearby help.

National and Local Hotlines: The Fastest Way to Get Help

The most effective first step is to contact a service that can connect you with local experts. These confidential hotlines are staffed by trained specialists who assess your situation and provide referrals to agencies in your community.

• 211: Your Universal Point of Contact In most U.S. areas, dialing 211 is the most important action to take in a housing crisis. The 211 service is a central hub for social services, connecting you with specialists who can identify local organizations for emergency shelter, food, and utility assistance. In 2024, the 211 network made 8.5 million referrals for housing and utility aid, highlighting its critical role. If you can't reach them by phone, visit   https://www.211.org/ to find your local office.
• Specialized Hotlines for Specific Needs Dedicated national hotlines offer tailored support for specific populations:
• Veterans: The Department of Veterans Affairs (VA) has a 24/7 National Call Center for Homeless Veterans at 1-877-4AID-VET (1-877-424-3838) for immediate assistance and connection to VA programs.
• Youth: The National Runaway Safe line (1-800-RUNAWAY) offers free, confidential support and can arrange transportation to a safe location.
• Survivors of Domestic Violence: The National Domestic Violence Hotline provides safety planning and shelter referrals. Call 1-800-799-SAFE (7233) or text "START" to 88788 for help.

Finding Local Shelters and Transitional Housing

While hotlines are the best starting point, you can also directly identify local shelter options. Federal agencies like the U.S. Department of Housing and Urban Development (HUD) provide funding, but services are delivered by local government and nonprofit partners.

• HUD's Local Resources: HUD offers a directory of local homeless assistance organizations, including shelters and Public Housing Agencies (PHAs).
• Community-Based Organizations: National organizations like The Salvation Army are a primary source of emergency shelter, providing over 8 million nights of lodging annually. Their facilities offer a bed, a meal, and holistic support.
• Disaster and Emergency Response: In a natural disaster, the Federal Emergency Management Agency (FEMA) coordinates shelter. You can find nearby options by texting SHELTER and your zip code to 4FEMA (43362).

Accessing Emergency Food and Other Essential Services

Housing crises often come with other urgent needs, especially food insecurity. Many of the same agencies that provide shelter also offer food assistance.

• FEMA's Emergency Food and Shelter Program (EFSP): This program funds local social service organizations that provide emergency food and shelter.
• Connecting to Food Assistance: Your local 211 operator can direct you to food banks and soup kitchens. They can also help you apply for federal nutrition programs like SNAP and WIC.

Financial Aid and Housing Vouchers: Securing Your Path to Stability

Beyond emergency shelter, various programs offer direct financial aid and long-term housing subsidies. These are not competitive grants but forms of assistance for which individuals must meet specific eligibility criteria related to income, family status, and housing situation.

Federally-Funded Housing Assistance Programs

The largest housing assistance programs are funded by HUD and administered by local Public Housing Agencies (PHAs). To apply, you must contact your local PHA directly.

• Public Housing: This program provides affordable rental housing for low-income families, older adults, and people with disabilities. Rent is typically set as a percentage of household income.
• Housing Choice Vouchers (HCV/Section 8): The HCV program, or Section 8, provides a voucher to subsidize rent in the private market. This allows you to choose your own rental unit from a landlord who accepts the voucher, offering greater flexibility.
• Emergency Housing Vouchers (EHV): This specialized voucher assists individuals who are homeless, at risk of homelessness, or fleeing domestic violence. You cannot apply directly; instead, you must be referred by your local Continuum of Care's (CoC) coordinated entry system.

State and Local Emergency Cash Assistance

Many state and local governments offer emergency financial assistance programs. These often provide one-time cash payments to cover security deposits, rent, or utility arrears.

• Examples of State Programs:
• California: The CalWORKs Homeless Assistance (HA) Program helps eligible families with temporary shelter costs and security deposits.
• Pennsylvania: The Emergency Shelter Allowance (ESA) is a one-time payment to resolve a housing crisis for those who meet income guidelines.
• Wisconsin and Minnesota: Both states offer Emergency Assistance (EA) programs that provide cash payments to families with children facing a housing emergency.
• Emergency Rental Assistance Program (ERA): Authorized during the pandemic, the U.S. Treasury's ERA program distributed over $46 billion to help renters. Some localities may still have funds available.

Preparing to Apply: Documents You Will Need

Applying for assistance requires documentation to verify your eligibility. Gathering these documents in advance can speed up the process.

• Identification: A valid, government-issued ID for the head of household.
• Proof of Housing Crisis: An official document like an eviction notice, utility shutoff notice, or a letter from a shelter.
• Proof of Current Housing: A copy of your current lease or mortgage statement.
• Income Verification: Recent pay stubs, a tax return, or benefit letters. A Certification of Zero Income form may be needed if you have no income.
• Immigration Status: Proof of U.S. citizenship or eligible immigration status may be required for certain federal programs.

Specialized Support for Vulnerable Populations

Homelessness affects different populations in unique ways. Federal and state governments have developed specialized programs that combine housing with supportive services to address the specific needs of veterans, youth, individuals with disabilities, and families with children.

For Veterans and Their Families

Veterans are particularly vulnerable to homelessness due to service-related challenges. Several key programs provide comprehensive support.

• HUD-Veterans Affairs Supportive Housing (HUD-VASH): This program combines a HUD Housing Choice Voucher with intensive case management and clinical services from the VA.
• Supportive Services for Veteran Families (SSVF): The VA awards grants to nonprofits to provide services like case management and temporary financial assistance to prevent homelessness or rapidly re-house veteran families.
• Grant and Per Diem (GPD) Program: This program funds organizations to operate transitional housing and provide supportive services like job training to help veterans achieve stability.
• Legal and Case Management Services: The VA also funds organizations that offer legal services to veterans facing issues like eviction or child support disputes.

For Youth and Young Adults

Youth experiencing homelessness often lack family support and are at high risk. Programs for this population focus on safe, age-appropriate shelter and services that build a bridge to independence.

• Runaway and Homeless Youth (RHY) Programs: Administered by the U.S. Department of Health and Human Services (HHS), this program funds a range of services:
• Basic Center Program (BCP): Provides short-term emergency shelter for youth under 18.
• Transitional Living Program (TLP): Offers longer-term residential services for youth aged 16 to 22 to develop independent living skills.
• Street Outreach Program (SOP): Funds organizations to connect with youth living on the streets and offer a path to safety.
• Youth Homelessness Demonstration Program (YHDP): This HUD program helps communities develop and implement coordinated systems to prevent and end youth homelessness.

For Individuals with Disabilities or Chronic Health Conditions

For individuals whose homelessness is complicated by a disability or chronic health condition, these programs integrate healthcare and supportive services into the housing model.

• Section 811 Supportive Housing for Persons with Disabilities: This HUD program funds nonprofits to develop affordable rental housing for very low-income adults with significant disabilities, ensuring they have access to supportive services.
• Housing Opportunities for Persons With AIDS (HOPWA): HOPWA is the only federal program dedicated to the housing needs of low-income people living with HIV/AIDS. It provides grants for housing assistance and services to ensure housing stability.
• Housing and Disability Advocacy Program (HDAP): This California state program assists individuals experiencing homelessness who are likely eligible for federal disability benefits. It provides both housing support and advocacy to help them navigate the application process.

For Families with Children

These programs provide resources to keep families together and prevent separation due to housing instability.

• Family Unification Program (FUP): FUP provides Housing Choice Vouchers to families where a lack of adequate housing could lead to a child's placement in foster care, and to youth aging out of the foster care system.
• Temporary Assistance for Needy Families (TANF): TANF provides federal block grants to states for programs that offer cash assistance and other services to low-income families with children, which can be used for housing assistance.

Major Federal Grants for Homeless Service Providers

The organizations providing direct support rely on a complex ecosystem of federal grants. These grants fund everything from street outreach and shelter operations to permanent supportive housing. This section is for nonprofit organizations, state agencies, and local governments seeking to fund their homeless assistance programs.

The federal strategy is designed to shape local policy, compelling communities to move toward a coordinated, data-driven system. This ensures that federal dollars build effective, community-wide responses to homelessness.

Overview of Major Federal Homelessness Assistance Grants for Organizations

Department of Housing and Urban Development (HUD) Grants

HUD is the primary federal agency addressing homelessness, and its grant programs are the largest source of funding for these services.

• Continuum of Care (CoC) Program The CoC Program is HUD's flagship initiative, requiring a community-wide planning process for funding. Each year, communities form a CoC planning body to assess local needs and submit a single, collaborative application. This ensures a strategic and coordinated approach. CoC funds support a variety of interventions with an emphasis on permanent housing solutions.
• Emergency Solutions Grants (ESG) Program The ESG program provides formula grants to states and large cities to support emergency and short-term assistance. These funds are then sub granted to local nonprofits. ESG funding is flexible and intended to address immediate needs through five components: street outreach, emergency shelter, homelessness prevention, rapid re-housing, and data management.

Substance Abuse and Mental Health Services Administration (SAMHSA) Grants

SAMHSA's programs are critical for serving individuals with serious mental illness or substance use disorders.

• Grants for the Benefit of Homeless Individuals (GBHI) This competitive grant program helps communities expand treatment and services for individuals experiencing homelessness. GBHI funds support outreach, mental health and substance use treatment, case management, and benefits enrollment.
• Projects for Assistance in Transition from Homelessness (PATH) PATH is a formula grant distributed to states to support services for people with serious mental illness who are experiencing homelessness. Funded services include outreach, case management, and treatment.
• Treatment for Individuals Experiencing Homelessness (TIEH) This competitive grant program is designed to increase access to evidence-based treatment, peer support, and recovery services, with a strong focus on connecting individuals to permanent housing.

Other Key Federal Funding Streams

Several other federal agencies provide grants to organizations serving specific homeless populations.

• Department of Veterans Affairs (VA): The VA provides significant grant funding to community-based organizations through the SSVF and GPD programs to serve homeless veterans.
• Department of Health and Human Services (HHS): HHS funds youth-serving organizations through the Runaway and Homeless Youth (RHY) grant programs. HHS also administers the Title V Surplus Property Program, which allows organizations to acquire unused federal properties at no cost to assist people experiencing homelessness.

Navigating the System: How to Find and Secure Funding

The homeless assistance network is organized around a central local entity: the Continuum of Care (CoC). For both individuals seeking help and organizations seeking funding, engaging with the local CoC is the most important step.

For Individuals: The Role of Coordinated Entry

For a person in a housing crisis, the CoC is the gateway to the most intensive housing resources available in the community.

• What is a Continuum of Care (CoC)? A CoC is a regional planning body that coordinates housing and services funding for homeless individuals and families. There are over 400 CoCs across the U.S., each responsible for a specific geographic area.
• Finding Your Local CoC HUD provides an online tool to find the contact information for your local CoC. This is crucial for accessing programs like Emergency Housing Vouchers (EHVs) and permanent supportive housing.
• How Coordinated Entry Works Every CoC operates a Coordinated Entry system, which is a single access point for all homeless services in a community. An individual can contact this access point, undergo a standardized assessment, and be placed on a community-wide priority list for the most appropriate housing resource available.

For Organizations: The Grant Application Process

For nonprofit organizations and local governments, understanding the different funding pathways is key to securing resources.

• Federal Grant Cycles (NOFAs) For competitive grants, federal agencies release an annual Notice of Funding Availability (NOFA) that announces the competition and provides application details. Organizations should monitor websites like the HUD Exchange and SAMHSA.gov for these announcements.
• State-Administered Funds For formula grants like ESG and PATH, the federal government allocates funds to state agencies. These agencies then run their own application processes to distribute the funds to local governments and nonprofits.
• Private and Corporate Funding Beyond government sources, private philanthropy is a vital source of support.
• Private Foundations: Many family and community foundations, such as The George and Sarah Buchanan Foundation and the RNP Foundation, prioritize homelessness in their giving.
• Corporate Grants: Corporations like Wells Fargo and State Farm often provide grants to nonprofits in the communities where they operate.
• Finding Opportunities: Organizations can use grant search databases like Grant Watch or Instrumental to identify private and corporate funders.

Conclusion

The landscape of grants and financial assistance for people experiencing homelessness is vast, covering immediate aid, long-term subsidies, and large-scale funding for service organizations. For individuals in crisis, the most critical action is to connect with local help by dialing 211, the primary gateway to community-based providers. For longer-term solutions, the local Public Housing Agency and Continuum of Care are essential contacts.

For the nonprofit and government entities that form the backbone of this support system, success depends on pursuing a diverse portfolio of funding. This includes federal sources like HUD and SAMHSA, state-administered programs, and private philanthropy. While the system's complexity can be daunting, it is built on dedicated resources designed to move people from crisis to stability. The first step is always to connect with the local experts who can provide a path forward.

Frequently Asked Questions

For homeowners facing financial hardship, the search for a Michigan mortgage relief program can be a source of significant stress and uncertainty. Navigating the possibility of delinquency or foreclosure requires clear, accurate, and up-to-date information.

While major statewide programs have evolved, a robust and accessible network of support remains available to help Michigan residents protect their homes. The key is understanding the current landscape of assistance and knowing precisely where to turn for effective, expert guidance.

An Important Update on the Michigan Homeowner Assistance Fund (MIHAF)

The most prominent recent relief effort was the Michigan Homeowner Assistance Fund (MIHAF). Established using federal funds from the American Rescue Plan Act of 2021, MIHAF was a direct response to the economic impact of the COVID-19 pandemic. The program was administered by the Michigan State Housing Development Authority (MSHDA).

MIHAF was designed to mitigate financial hardships by providing grants of up to $25,000 per household. These funds were paid directly to servicers to cover a wide range of delinquent expenses, including: 

• Mortgage payments and escrow shortages
• Property taxes
• Land contract payments
• Condominium and homeowners' association fees
• Homeowner's insurance
• Utilities and internet services

To qualify, homeowners needed to demonstrate a pandemic-related financial hardship that occurred on or after January 21, 2020. They also had to occupy the property as their primary residence and have a household income at or below 150% of the Area Median Income (AMI).

MIHAF Program Closure

Crucially, the Michigan Homeowner Assistance Fund (MIHAF) is officially closed as it has exhausted all available funds. MSHDA is no longer accepting new applications for this program. This marks a transition away from the large-scale, temporary emergency aid created for the pandemic back toward the state's established, long-term support infrastructure.

This shift is not new; a prior program, the Step Forward Michigan Program, which was part of the Hardest Hit Fund, also concluded its operations in 2021. Homeowners must now engage with these permanent systems of support to find solutions.

Where to Turn for Immediate Mortgage Help in Michigan

With the closure of MIHAF, homeowners need a clear path to the resources that are currently active and available. The state’s support system is now centered on connecting residents with local and federal programs through expert navigators and counselors.

Your First Connection: 211 of Michigan

In its official announcement about the closure of MIHAF, MSHDA directs homeowners to a primary resource: 211 of Michigan. This is the most critical first step for anyone seeking assistance. Michigan 2-1-1 is a free, confidential, and comprehensive information and referral service, not a direct funding source. It functions as a central hub, connecting individuals to a vast network of local non-profits and government programs.

A single call or visit to 211 can help a homeowner identify organizations in their specific area that offer mortgage delinquency counseling, rent payment assistance, and other housing-related support. In a complex system, 211 acts as the essential navigator, saving homeowners the stress of finding the right program on their own.

You can connect with Michigan 2-1-1 in several ways:

• Dial: Simply dial 2-1-1 from any phone.
• Text: Text your ZIP code to 898211.
• Online: Visit the website at mi211.org to search for resources or use their live chat feature.

Expert Guidance at No Cost: HUD-Approved Housing Counselors

The single most powerful proactive step a homeowner facing foreclosure can take is to contact a HUD-approved housing counselor. These counselors are certified by the U.S. Department of Housing and Urban Development (HUD) and are specially trained to provide expert, independent advice. For homeowners seeking foreclosure prevention assistance, these services are provided free of charge.

A housing counselor acts as a crucial advocate, helping to balance the power dynamic between an individual homeowner and a large mortgage servicer. Their assistance is highly effective; according to MSHDA, more than 60% of people who work with a housing counselor are able to find a solution for their mortgage.

A counselor can:

• Assess your financial situation: They will review your income, debts, and mortgage information to understand the full picture.
• Explain your options: They will clearly explain foreclosure alternatives like loan modifications, forbearance plans, deferments, and repayment plans.
• Help with applications: They can assist in preparing and submitting a loss mitigation application to your mortgage servicer.
• Negotiate with your lender: Counselors can facilitate communication with your servicer and help negotiate a workable solution.
• Protect you from scams: They can help you identify and avoid potential foreclosure scams.

To find a certified housing counselor, you can use the official search tools provided by federal agencies:

• HUD's Office of Housing Counseling: https://www.hud.gov/program_offices/housing/sfh/hcc/hcc_home
• Consumer Financial Protection Bureau (CFPB): https://www.consumerfinance.gov/find-a-housing-counselor/

State and Federal Financial Relief Programs

Beyond referral services and counseling, some direct financial aid programs remain available for eligible Michigan residents.

Michigan's State Emergency Relief (SER) Program

The State Emergency Relief (SER) program, administered by the Michigan Department of Health and Human Services (MDHHS), provides immediate, limited financial assistance to low-income households experiencing an emergency that threatens their health or safety. SER can help with mortgage payments, property taxes, or utility bills to prevent foreclosure or shut-off.

Eligibility is determined by both income and asset tests. The current non-cash asset limit is $15,000, but crucial assets like a primary home and one vehicle are excluded from this calculation. Homeowners can apply for SER online through the MI Bridges website or by visiting their local MDHHS office.

USDA Programs for Rural Homeowners

For homeowners in designated rural areas, the U.S. Department of Agriculture (USDA) Rural Development offers the Section 504 Home Repair program. This program is specifically designed to help very-low-income homeowners repair or modernize their homes or remove health and safety hazards.

The program provides two types of aid:

• Loans: Up to $40,000 can be borrowed to repair or improve a home.
• Grants: For homeowners aged 62 or older, grants of up to $10,000 are available to remove health and safety hazards.

These funds are not for direct mortgage payment assistance but can alleviate financial pressure by covering the cost of critical repairs. Applications are accepted year-round through local USDA Rural Development offices.

Proactive Foreclosure Prevention Resources

A variety of non-profit organizations and local government agencies across Michigan are dedicated to foreclosure prevention. Engaging with these resources early can significantly increase a homeowner's options.

• Green Path Financial Wellness: This statewide non-profit offers free, confidential foreclosure prevention counseling with HUD-certified experts who can assess a homeowner's situation, explain options, and communicate with lenders.
• United Community Housing Coalition (UCHC): In Detroit, UCHC runs a robust Tax Foreclosure Prevention program that combines financial counseling, legal representation, and assistance with applying for property tax exemptions.
• County Governments: Counties such as Eaton and Ottawa collaborate with local non-profits to provide residents with information and strategies to prevent foreclosure.
• Michigan Legal Help: This organization provides free legal information and resources for homeowners to understand the foreclosure process, their rights, and potential legal defenses.

Understanding Other MSHDA Housing Programs (A Critical Clarification)

When exploring MSHDA's website, homeowners may encounter programs like the MI Home Loan and the MI 10K DPA Loan. It is vital to understand the purpose of these programs to avoid confusion.

These MSHDA programs are designed exclusively for homebuyers, not existing homeowners facing delinquency. Their purpose is to make homeownership more accessible by providing down payment assistance (DPA) and favorable mortgage terms to low- and moderate-income individuals purchasing a home. They are not relief funds available to help a current homeowner catch up on missed mortgage payments.

A Clear Path to Protecting Your Home

While the Michigan Homeowner Assistance Fund (MIHAF) has concluded, a powerful and accessible network of support is available to every Michigan homeowner facing mortgage challenges. The focus has shifted from a single emergency fund to a personalized approach that leverages the state's permanent support systems.

By taking proactive steps, homeowners can find the expert guidance and resources needed to navigate their situation and work toward a sustainable solution. The most effective strategy involves two clear, immediate actions:

1. Make the first connection: Dial 2-1-1 or visit mi211.org to get a personalized referral to housing assistance resources in your local community.
2. Engage an expert advocate: Use the HUD or CFPB locator tools to find a free, certified housing counselor who can assess your situation and guide you through every available option to protect your home.

Frequently Asked Questions

Searching for a Massachusetts mortgage relief program often happens during a period of significant financial stress. If you are having difficulty making your mortgage payments, it is critical to know that help is available.

While the primary pandemic-era assistance program has concluded, substantial state-funded mortgage help and foreclosure prevention resources remain. The central, active program for homeowners is the Residential Assistance for Families in Transition (RAFT) program.

RAFT provides a direct path to understanding the current landscape of support. It connects homeowners with vital services to help them stay in their homes.

The prospect of foreclosure can be overwhelming, but it is a process with manageable solutions. The Commonwealth of Massachusetts provides support built on three key pillars:

• Direct financial assistance to help you catch up on payments.
• Free professional foreclosure prevention counseling to help you negotiate with your lender.
• Specific legal protections that give you time to find a solution.

Understanding these options is the first step toward regaining control and securing your housing stability.

The RAFT Program: State-Funded Mortgage Assistance for Homeowners

The Residential Assistance for Families in Transition (RAFT) program is the primary source of state-funded emergency financial aid for low-income homeowners at risk of foreclosure. Originally focused on renters, this program was expanded to provide a crucial safety net for homeowners facing a housing crisis.

What RAFT Provides for Homeowners

The RAFT program is a short-term emergency fund designed to prevent foreclosure and other housing emergencies. For eligible homeowners, the program can provide up to $7,000 within a 12-month period to be used for overdue mortgage payments.

This assistance helps reinstate a delinquent loan. If your application is approved, the funds are not paid to you directly. Instead, the payment is sent straight to your mortgage servicer—the company that collects your payments—to be applied to your account.

Determining Your Eligibility for RAFT

Eligibility for the RAFT program is based on your housing situation and your household income.

Housing Crisis Requirement

You must be at risk of foreclosure. This is typically verified with documents showing you are behind on your mortgage, such as a mortgage statement indicating arrears or a formal default notice from your lender.

Income Limits

Your household's gross income must meet the following criteria:

• Be at or below 50% of the Area Median Income (AMI) for your city or town.
• An exception exists for households at risk of domestic violence, where the income limit is raised to 60% of the AMI.

The state provides an online eligibility checker to help you determine if your income qualifies.

How to Apply for RAFT: A Step-by-Step Process

The application process is centralized through a single state portal to make it as straightforward as possible.

Step 1: Gather Your Documents Preparing your documentation beforehand will speed up the process. You will need the following items:

• Identification for Head of Household: A state-issued ID, driver's license, or passport.
• Verification of Housing Crisis: A recent mortgage statement showing you are past due is the most common document.
• Income Verification: The system will first try to verify your income automatically. If it cannot, you will be asked to upload documents like recent paystubs.

Step 2: Submit Your Application Online Applications must be submitted through the official state portal, the Emergency Housing Payment Assistance Portal, also known as the Housing Help Hub. The online application typically takes 20 to 30 minutes to complete.

If you cannot use the online portal, you can get help by calling the state's 2-1-1 hotline. You can also contact one of the Regional Administering Agencies (RAAs) that manage the program across the state.

After You Apply: The Review Process and Timeline

Once your application is submitted, it will be reviewed by a Regional Administering Agency (RAA) or the central Rental Assistance Processing (RAP) Center. It is crucial to monitor your email, as this is how the agency will contact you if any information is missing.

Responding promptly will prevent delays or a potential timeout of your application.

Checking Your Application Status

You can check the status of your application at any time by logging back into the Housing Help Hub. The portal will show you which agency is assigned to your case and its current status.

Approval and Denial

The official timeline for a response is typically fewer than 30 days, but complete applications are often processed more quickly. If your application is approved, payment is generally sent to your mortgage servicer within 14 business days. Should your application be denied, you will receive an email explaining the decision and the steps for requesting a review.

Understanding the Closed Massachusetts Homeowner Assistance Fund (Mass HAF)

Many homeowners may still be searching for the Massachusetts Homeowner Assistance Fund (Mass HAF). It is essential to understand that this program was a temporary initiative and is no longer active.

Purpose and History of the Mass HAF Program

Mass HAF was a federally funded program established under the American Rescue Plan Act (ARPA) of 2021. Its purpose was to help homeowners who experienced a financial hardship directly related to the COVID-19 pandemic.

The program was highly effective, providing grants of up to $50,000 per household and pausing nearly 330 foreclosure sales. However, the Mass HAF program stopped accepting new applications on June 30, 2023, and has since concluded.

Key Differences Between HAF and RAFT

The transition from HAF to RAFT as the primary source of aid is a significant shift. HAF was a large-scale, temporary federal program for a specific crisis, while RAFT is an ongoing, state-funded safety net.

This distinction is critical for managing expectations. The $7,000 from RAFT is a valuable tool but is best viewed as one component of a broader foreclosure prevention strategy.

Beyond RAFT: Foreclosure Prevention Strategies and Your Rights

Because RAFT assistance may not cover the entire amount you owe, it is vital to pursue other foreclosure prevention strategies simultaneously. Proactive communication with your lender and a clear understanding of your rights are your most powerful tools.

The First and Most Important Call: Your Mortgage Servicer

The single most important step is to contact your mortgage servicer. Do not wait until you are several months behind. Servicers have loss mitigation departments specifically to work with borrowers in financial distress.

You do not have to be delinquent to qualify for certain types of assistance. You only need to demonstrate that you are at risk of an imminent default to be considered for options like a loan modification.

Understanding Your Options: Loan Modifications, Forbearance, and Repayment Plans

When you speak with your servicer, they will likely discuss several options.

• Loan Modification: A permanent change to your loan terms, such as the interest rate, to create a more affordable monthly payment. This is a long-term solution.
• Forbearance Plan: A temporary agreement to pause or reduce payments for a limited time. This is not forgiveness; missed amounts are due at the end of the period.
• Repayment Plan: An agreement to catch up on past-due amounts over time by paying an extra amount in addition to your regular mortgage payment.

Know Your Legal Protections in Massachusetts

Massachusetts law provides homeowners with specific rights during the pre-foreclosure process.

The 90-Day "Right-to-Cure"

Before your lender can accelerate your loan and begin foreclosure, they must send you a default notice and give you a 90-day "right-to-cure" period. This window is a critical opportunity to pay the past-due amount or apply for a loan modification.

Servicemembers Civil Relief Act (SCRA)

Federal law protects active-duty military personnel. Under the SCRA, lenders are prohibited from foreclosing on a service member's home during their active duty and for a specific time afterward without a court order.

When Staying in Your Home Isn't an Option

If it is not financially feasible to keep the home, there are options to avoid foreclosure that are less damaging to your credit.

• Short Sale: Your lender allows you to sell the property for less than the total amount you owe on the mortgage.
• Deed-in-Lieu of Foreclosure: You voluntarily transfer the title of the property back to the lender in exchange for being released from your mortgage obligation.

Both options have serious financial and tax implications. It is strongly recommended to consult with a HUD-approved housing counselor, a lawyer, or a tax professional before making a decision.

Essential Free Resource: HUD-Approved Housing Counseling Agencies

A housing counselor is the single most valuable resource for a homeowner facing financial hardship. They provide expert guidance at no cost.

Why You Should Contact a Housing Counselor Immediately

Housing counseling agencies are non-profit organizations certified by the U.S. Department of Housing and Urban Development (HUD). Their services are free.

These legitimate, trained professionals stand in stark contrast to for-profit "foreclosure rescue" companies that often charge illegal upfront fees. Counselors provide unbiased, expert advice tailored to your unique financial situation.

How a Housing Counselor Can Help You

A certified housing counselor is your advocate and guide through every step of the process. They can:

• Assess Your Situation: Review your finances, create a budget, and help you understand your options.
• Navigate Programs: Help you determine your eligibility for programs like RAFT and guide you through the application.
• Negotiate with Your Lender: Communicate directly with your mortgage servicer on your behalf to negotiate a solution.
• Explain Your Rights: Ensure you understand the foreclosure process and your legal rights in Massachusetts.

Directory of HUD-Approved Housing Counseling Agencies in Massachusetts

You can find a complete list of agencies through the official search tools provided by HUD at https://www.hud.gov/program_offices/housing/sfh/hcc/hcc_home or the Consumer Financial Protection Bureau at consumerfinance.gov/mortgage help. Below are some key agencies serving major regions.

• Greater Boston:
• Action for Boston Community Development (ABCD): (617) 348-6449, bostonabcd.org
• Metro Housing Boston: (617) 859-0400, metrohousingboston.org
• Asian Community Development Corporation: (617) 482-2380, asiancdc.org
• Central Massachusetts / Worcester County:
• Central Massachusetts Housing Alliance (CMHA): cmhaonline.org
• RCAP Solutions, Inc.: (800) 488-1969, rcapsolutions.org
• Western Massachusetts:
• Valley Community Development Corporation (Northampton): (413) 586-5855, valleycdc.org
• Cambridge Credit Counseling Corp. (Agawam): (800) 757-1788, cambridge-credit.org

Protecting Yourself from Mortgage Relief Scams

Unfortunately, financial distress can attract predatory scams. Recognizing the warning signs is essential to protecting yourself from further financial harm.

Red Flags of a Foreclosure Rescue Scam

Be wary of any company or individual who engages in the following practices:

• Asks for a Fee in Advance: It is illegal to charge a fee before providing any services. Legitimate housing counselors do not do this.
• Guarantees to Stop a Foreclosure: No one can guarantee they will stop a foreclosure. The outcome depends on your situation and your lender.
• Tells You to Stop Paying Your Mortgage: Never stop making payments based on a third party's advice. Only do so if you have a formal, written agreement from your mortgage servicer.
• Pressures You to Transfer Your Deed: Scammers may try to trick you into signing over the title to your home. This is almost always a scam to steal your property.
• Demands Unconventional Payment: Scammers often prefer payment via wire transfer or mobile payment apps because it is very difficult to get your money back.

Remember: Legitimate Help is Free

The most powerful defense against scams is knowing that HUD-approved housing counseling agencies provide expert foreclosure prevention services for free. There is no reason to pay a private company for help that is available at no cost.

Where to Report Fraudulent Activity

If you believe you have been targeted by a mortgage relief scam, you should report it immediately to the following authorities:

• Massachusetts Attorney General's Consumer Hotline: (617) 727-8400
• Federal Trade Commission (FTC): https://reportfraud.ftc.gov/

Frequently Asked Questions

When facing the loss of a loved one, the significant costs of a funeral, burial, or cremation can add immense financial strain. For Indiana residents, several support systems exist to help alleviate this burden. The primary resource is the official Indiana burial assistance program from the Family and Social Services Administration (FSSA), which aids certain Medicaid recipients.

This is not the only option, however. Local Township Trustees offer aid for indigent residents as a last resort, and crucial federal benefits are available through the Social Security Administration and the Department of Veterans Affairs (VA). Understanding these distinct state, local, and federal programs is the first step toward securing the financial support needed for a dignified farewell.

The Indiana FSSA Burial Assistance Program: State-Level Medicaid Support

The main state-level program is a specific benefit tied directly to the deceased's Medicaid status. It is not a general fund for all residents but a targeted form of assistance with a clear, provider-led application process.

Program Definition and Purpose

The Indiana Burial Assistance Program is managed by the Family and Social Services Administration (FSSA) through its Division of Family Resources (DFR). Its purpose is to help pay for the final arrangement costs for deceased individuals who were enrolled in specific, eligible categories of Indiana Medicaid at the time of their death. This program provides direct reimbursement to funeral homes and cemeteries, not to the families of the deceased.

Eligibility: Who Qualifies for FSSA Assistance?

Eligibility for the FSSA Burial Assistance Program is determined entirely by the deceased person's Medicaid status at the time of death.

Eligible Medicaid Categories

To qualify, the individual must have been enrolled in one of the following specific Medicaid categories :  

• MA A: Medicaid for the Aged
• MA B: Medicaid for the Blind
• MA D: Medicaid for the Disabled
• MA DW: Medicaid for the Disabled Working
• MA R: Medicaid for Room / Board Nursing Home
• MA SI: Medicaid for Supplemental Security Income (SSI) recipients

How Eligibility is Verified

Families do not need to navigate state bureaucracy to prove their loved one’s status. The system is designed for the funeral provider to handle this step. Funeral homes, cemeteries, and township trustee offices call the FSSA directly to confirm eligibility before making arrangements. Providers can use a dedicated phone line (800-403-0864, prompt #7) to get the necessary case number and assistance category.

This provider-led verification means the most important first step for a family is to select a funeral home experienced in filing for the Indiana FSSA Burial Assistance Program. Asking a potential funeral director, "Do you have experience with the state's Medicaid burial assistance?" can prevent procedural errors.

Financial Benefits: What the Program Covers

If the deceased is confirmed to be eligible, the program provides a set amount of financial assistance paid directly to the service providers. The state does not reimburse family members.

The maximum reimbursement amounts are:

• Up to $1,200 for funeral expenses.
• Up to $800 for cemetery expenses.

Families and friends are permitted to contribute additional funds. The FSSA officially states there is no limit on contributions. However, some providers indicate there may be a practical limit on the total contract value; one source notes families can contribute up to an additional $2,600. Families should confirm the total allowable cost with their provider to ensure private contributions do not jeopardize the state's payment.  

The Application Process: A Provider-Led System

Families cannot apply for this assistance directly. The funeral home or cemetery is solely responsible for completing and submitting the claim using  

State Form 35937, Medicaid Recipients Claim to Defray Burial Costs.  

The provider follows these steps:

1. Verify Eligibility: The provider calls the FSSA at 800-403-0864 to confirm the deceased's Medicaid case number and category.
2. Complete Form 35937: The form is filled out with the deceased's information, a breakdown of expenses, and a list of any contributions from other sources.
3. Submit the Claim: The completed packet is sent to the DFR Burial Unit via fax (317-234-5075) or email (IndianaBurialClaims@fssa.in.gov).
4. Meet the Deadline: The claim must be filed within 90 days of the individual's date of death.

The FSSA no longer requires documents like the death certificate or funeral contract with the initial claim. However, providers must keep this documentation on file in case of an audit.

Township Trustee Burial Assistance: Local Aid for Indigent Residents

Separate from the state's Medicaid-based program, Indiana law tasks over 1,000 locally elected Township Trustees with providing essential services for the poor, including burial for indigent residents. This aid functions as a critical safety net but operates under different rules.

The Role and Legal Duty of the Township Trustee

A Township Trustee is an elected official responsible for administering emergency assistance to residents in crisis. This duty is legally mandated by state law.

Indiana Code § 12-20-16-12 requires the trustee to oversee the funeral and burial or cremation of an individual who dies within the township without assets to cover final expenses.

Eligibility: The "Last Resort" Standard

Township Trustee assistance is strictly defined as aid of the "last resort". This means all other potential funding sources must be exhausted first. Eligibility is based on indigence, not Medicaid status. Indiana law requires a Medicaid eligibility check before applying for township assistance, so the first step is always to have a funeral home check for FSSA eligibility.

Core Eligibility Requirements

The primary eligibility requirements for trustee burial assistance include:

• Residency: The deceased must have been a resident of the township at the time of death.
• Indigence: The deceased must have left no liquid assets, such as bank funds, real estate, vehicles, or other valuables.
• No Financially Capable Family: Trustees may investigate the financial status of relatives. If family members are found to have the means to pay, assistance can be denied.

How to Apply for Township Assistance

The application process for township assistance is intensive and must be handled by the family or next-of-kin.

Step 1: Locate Your Township Trustee

Indiana has over 1,000 townships. To find the correct office, check the official website for the county where the deceased resided or call the County Clerk's office for guidance. County government sites often provide directories of their township trustees.

Step 2: Apply Before Making Arrangements

It is crucial that the application is filed before making any funeral arrangements. Many trustee offices require an appointment to apply using Indiana's official Township Assistance Application, Form TA-1.

Step 3: Gather Extensive Documentation

Applicants should be prepared to provide significant documentation, including:

• The completed and signed application form (TA-1).
• Proof of the deceased's residency (e.g., a lease, utility bill, or state ID).
• Proof of the deceased’s financial status, demonstrating a lack of assets (e.g., bank statements).
• Proof of household situation (e.g., Social Security numbers and birth certificates for all household members).
• Documentation showing denial of aid from other sources.

The Decision Process

Once a completed application is submitted, the trustee has 72 hours (excluding weekends and holidays) to make a decision. If assistance is denied, the trustee must provide a written denial slip explaining the reason and the applicant's right to appeal within 15 days.

Nature of Assistance and Critical Trade-Offs

Township assistance is not cash. The trustee issues a voucher or makes a direct payment to a funeral home. Accepting this aid involves a significant trade-off: the family often cedes control over the final arrangements.

The trustee's legal duty is to provide a dignified disposition in the most economical manner. Under Indiana Code § 12-20-16-12(h), the cost cannot exceed that of the least expensive funeral available. This typically means a direct cremation with no viewing, unless the deceased had a pre-existing, signed objection to cremation.

Federal Programs for Funeral and Burial Support

In addition to state and local aid, federal programs offer benefits that can be pursued by eligible Indiana residents. These are independent of the FSSA and township programs.

Social Security Lump-Sum Death Payment

The Social Security Administration (SSA) provides a one-time, lump-sum death payment of $255. This benefit is not a general funeral grant.

• Eligibility: The payment is made only to a surviving spouse who was living with the deceased. If there is no qualifying spouse, it can be made to a surviving child who meets certain requirements.
• Application: The benefit is not automatic. The eligible survivor must apply by calling the SSA at 1-800-772-1213 within two years of the date of death.

VA Burial Benefits for Indiana Veterans

The U.S. Department of Veterans Affairs (VA) offers valuable burial benefits to honorably discharged Veterans.

Monetary Benefits (Burial Allowance)

The VA provides a burial allowance to help with funeral costs. The amount depends on whether the Veteran's death was service-connected.

• For a Service-Connected Death: The VA will pay a burial allowance of up to $2,000.
• For a Non-Service-Connected Death: The VA pays a burial and funeral expense allowance and a plot-interment allowance, with amounts adjusted for inflation.

To apply, a family member or funeral director must submit VA Form 21P-530EZ, Application for Burial Benefits, with a copy of the death certificate and proof of military service (DD Form 214). Some Indiana counties also offer a supplemental burial allowance of up to $100 for veterans.

Burial and Memorial Benefits (Non-Monetary)

The VA also provides several non-monetary benefits at no cost to the family, including;

• Burial in a VA National Cemetery: Includes the gravesite, opening and closing of the grave, and perpetual care.
• Government Headstone or Marker: For any eligible Veteran in any cemetery worldwide.
• U.S. Burial Flag: To drape the casket or accompany the urn.
• Presidential Memorial Certificate: A certificate signed by the current U.S. President.
• Military Funeral Honors: Includes the folding and presentation of the flag and the playing of "Taps."

A Clear Path Forward: Comparing Your Options

Navigating these programs during a time of grief can be overwhelming. The FSSA program is for specific Medicaid recipients and is handled by the funeral director. Township Trustee assistance is a last resort for the indigent and requires an intensive application. Federal benefits have their own eligibility related to work history and military service.

Frequently Asked Questions

For homeowners facing financial hardship, finding a reliable Maryland mortgage relief program is a critical step toward securing their homes. While the most prominent recent source of aid, the Maryland Homeowner Assistance Fund (HAF), has concluded, a robust network of support and numerous alternatives remain available.

Navigating these options begins with understanding the current landscape of mortgage assistance in the state. Taking proactive, informed steps is the key to preventing foreclosure and finding a sustainable path forward.

The Current State of Mortgage Relief in Maryland

Understanding the Closure of the Homeowner Assistance Fund (HAF)

The primary state-level program many homeowners sought for assistance, the Maryland Homeowner Assistance Fund (HAF), is now closed. The program is no longer accepting new applications because all of its funds have been fully reserved or spent.

The HAF was a temporary relief program established under the federal American Rescue Plan Act of 2021. Maryland received approximately $248 million to provide grants and loans to homeowners who experienced financial hardship due to the COVID-19 pandemic. The fund helped cover delinquent mortgage payments, property taxes, and other housing-related costs.

What HAF's Closure Means for Homeowners

The closure of this large-scale emergency fund marks a significant change, signaling a return to a more traditional ecosystem of support. This landscape includes mortgage servicers, non-profit housing counselors, county-specific programs, and legal aid services.

While the end of HAF removes a major safety net, it is crucial to recognize that its closure does not mean help is unavailable. A strong framework of assistance still exists, and understanding how to access it is the key to finding a solution.

Navigating the New Economic Landscape

Today's economic environment presents unique challenges. Higher interest rates can make traditional solutions like loan modifications more difficult to obtain, as a modified loan might result in a higher monthly payment.

Additionally, rising home values can complicate last-resort options like Chapter 13 bankruptcy due to Maryland's limited homestead exemption. This combination of factors makes it more important than ever for homeowners to proactively engage with all available resources.

Your First and Most Important Call: Communicating with Your Mortgage Servicer

Before exploring any external programs, your first action should be to communicate directly with your mortgage servicer. This is the company you send your monthly payments to, and it is legally responsible for evaluating your options to avoid foreclosure. The sooner you make contact, the more options will be available.

Lenders are often motivated to work with homeowners to find a solution, as the foreclosure process is costly and time-consuming for them. When you call, ask specifically for the "loss mitigation" department, which specializes in alternatives to foreclosure.

Primary Loss Mitigation Options

Your servicer will likely discuss several potential solutions, depending on your specific situation. These may include:

• Forbearance: A temporary agreement to pause or reduce your payments for a limited time. The skipped payments must be repaid later.
• Repayment Plan: An agreement to catch up on delinquent payments by adding a portion of the past-due amount to your regular payments over several months.
• Loan Modification: A permanent change to your original loan terms to make your payments more affordable. This could involve lowering your interest rate or extending the loan term.

A Checklist for a Successful Call

To ensure a productive conversation with your servicer, be prepared.

1. Gather Your Documents: Have your loan number, proof of income, and a clear explanation of your financial hardship ready.
2. Be Honest and Direct: Explain why you are having trouble making payments and when you expect your situation to improve.
3. Take Detailed Notes: Record the date, time, representative's name, and a summary of what was discussed.
4. Follow Up: Send a letter or email summarizing the conversation and any agreement that was reached to create a written record.

Under Maryland law, you have rights. Your servicer must provide timely answers and inform you of all available options. However, it is vital to avoid common mistakes like stopping payments if you can afford them or sending a partial payment without a written agreement.

Free, Expert Guidance: Why You Must Contact a HUD-Approved Housing Counselor

You do not have to navigate this process alone. The single most effective action a homeowner in distress can take is to contact a free, HUD-approved housing counseling agency. These non-profit organizations employ certified counselors who work for you at no cost.

A housing counselor is your personal expert and advocate. Their role is to:

• Assess your complete financial situation.
• Explain your options in clear, simple terms.
• Communicate and negotiate directly with your mortgage servicer on your behalf.
• Help you prepare and submit the required financial paperwork.
• Identify any state or local assistance programs you may be eligible for.

This advocacy is invaluable. A housing counselor levels the playing field, managing communication objectively and ensuring your case is presented effectively. Research confirms that homeowners who work with a counselor are significantly more likely to avoid foreclosure.

To connect with a local, approved agency, call the Maryland HOPE Hotline at 877-462-7555. This statewide hotline will refer you to a reputable non-profit organization in your area.

Understanding Maryland's Foreclosure Process: A Homeowner's Timeline

Understanding the legal timeline of foreclosure in Maryland highlights why early action is so important. Each stage represents a deadline where your options may narrow.

1. Default: A loan is typically considered in default after 90 to 120 days of missed payments. This pre-foreclosure period offers the most flexibility.
2. Notice of Intent to Foreclose (NOI): The lender must mail you an NOI at least 45 days before filing a foreclosure action in court. This is a serious warning that legal proceedings are imminent.
3. Order to Docket: This is the formal lawsuit filed in Circuit Court to begin the foreclosure case.
4. Foreclosure Mediation: Maryland law gives you the right to mediation. You have only   25 days after the Order to Docket is filed to request mediation and pay a $50 fee. This is often your last, best chance for a structured negotiation.
5. Foreclosure Sale: If no solution is reached, the court will authorize the lender to sell your home at a public auction.

The legal timeline acts as a series of closing doors. The earlier you act, the more doors remain open. Waiting until you receive court papers severely limits your options.

Active Mortgage Assistance Programs in Maryland

With the federal HAF program closed, assistance is now available through a network of state, county, and non-profit programs. A housing counselor is your best guide to these resources.

State-Level Resources

The Maryland Department of Housing and Community Development (DHCD) continues to fund a statewide network of non-profit housing counseling and legal service agencies. Additionally, the Homeowners' Property Tax Credit Program can lower a household's property tax burden based on income, helping to reduce overall housing costs.

County and City-Level Programs

Many local jurisdictions offer their own foreclosure prevention and emergency assistance programs.

Note: This table is a summary of key programs. Contact a housing counselor for a complete assessment of options in your area.

When You Need More Than a Counselor: Legal Aid and Non-Profit Support

While a housing counselor is a financial guide, some situations require legal advice. A lawyer can defend your rights in court, represent you at mediation, and explore options like bankruptcy.

When to Seek Legal Help

You should seek legal assistance if:

• You have received an Order to Docket or other court papers.
• You need legal representation for your foreclosure mediation session.
• You believe your servicer has violated the law.
• You are considering filing for bankruptcy to stop a foreclosure sale.

Free and Low-Cost Legal Services

Many homeowners assume they cannot afford an attorney. However, Maryland has a strong network of non-profits that provide free or low-cost legal services to eligible households. This support system is a critical resource.

Key providers include:

• Maryland Legal Aid: Offers free civil legal services to low-income Marylanders.
• St. Ambrose Housing Aid Center: Provides both housing counseling and legal services.
• Maryland Volunteer Lawyers Service: Connects low-income residents with volunteer attorneys.
• Civil Justice, Inc.: A network of attorneys providing reduced-fee legal services.

A Critical Warning: How to Identify and Avoid Foreclosure Scams

Homeowners in crisis are prime targets for predatory "foreclosure rescue" scams. These companies prey on fear, making false promises and charging high fees for services that are either ineffective or available for free.

Red Flags of a Scam

Be extremely wary of any person or company that:

• Asks for a large fee upfront. Legitimate, HUD-approved housing counseling is always free.
• Guarantees they can stop your foreclosure. No one can guarantee this outcome.
• Tells you to stop paying your mortgage servicer and pay them instead.
• Pressures you to sign over the deed to your home. This is a common tactic to steal your home's equity.
• Uses high-pressure sales tactics or claims to be from a government agency.

If you suspect a scam, report it immediately to the Maryland Office of the Commissioner of Financial Regulation. You can submit a complaint on their website or by calling 410-230-6077.

Your Maryland Mortgage Relief Action Plan

Facing mortgage trouble can feel overwhelming, but a clear plan can restore a sense of control. The Maryland Homeowner Assistance Fund may be closed, but a path forward exists.

Take these steps immediately to protect your home:

1. DO NOT PANIC. A solution is possible, and a strong support network is available to help you.
2. CALL YOUR MORTGAGE SERVICER IMMEDIATELY. Ask for the "loss mitigation department" and explain your situation.
3. CALL THE MARYLAND HOPE HOTLINE AT 877-462-7555. This is your most important call. It will connect you with a free, expert housing counselor.
4. GATHER YOUR DOCUMENTS. Collect your mortgage statement, pay stubs, and other financial documents.
5. OPEN ALL YOUR MAIL. Do not ignore letters from your lender or the court. They contain critical deadlines and information.
6. NEVER PAY FOR HELP. Remember that legitimate housing counseling is free. Reject any company that demands an upfront fee.

By taking these proactive steps, you are moving from a position of uncertainty to one of action. You are accessing the robust support systems Maryland has in place to help homeowners keep their homes.

 Frequently Asked Questions