Florida Mortgage Relief Program: Real Options Now That HAF Is Over

What happened to the Florida mortgage relief program?

Florida has run two large federal mortgage programs since the housing crash. The first was the Florida Hardest Hit Fund, run by Florida Housing Finance Corporation. Florida Housing’s Hardest Hit Fund page says every program under it has closed and it is not taking new applications or updates. Former recipients with questions about their HHF loans can still use the call center listed on that page.

The second was the Florida Homeowner Assistance Fund, paid for by the American Rescue Plan Act of 2021. The Treasury HAF plans table lists the State of Florida as the recipient of $676,102,379. The program was run by the state’s commerce agency (formerly the Department of Economic Opportunity, now FloridaCommerce), and it helped owners catch up on mortgage payments and some related housing costs.

Florida stopped taking new HAF applications long ago. We could not load the FloridaCommerce HAF page to confirm the exact closing date, because that site blocks automated checks, so we are not listing one. The deciding fact is federal. The Treasury Homeowner Assistance Fund page says the period of performance for all HAF awards ended on September 30, 2026, and recipients may no longer give homeowners financial help from HAF funds.

Help by situation for Florida owners

With no single state fund to apply to, the best first call depends on where you are. This table points you to a starting place.

Free housing counseling in Florida

HUD-approved counselors are trained to read servicer letters, build a realistic budget, and package a complete application. Their help is free or very low cost. You can find agencies through the HUD housing counselor page or by calling 800-569-4287. Florida Housing’s Hardest Hit Fund page also tells owners to contact a HUD-approved counseling agency for foreclosure prevention.

When you call, ask for “default” or “foreclosure prevention” counseling, since some agencies only teach homebuyer classes. Ask whether the agency has staff who speak your language. Bring your last two statements, any court papers, proof of income, and your homeowners insurance declarations page.

Local governments also get state housing money through the SHIP program, which reaches all 67 counties and many cities. SHIP can pay for emergency repairs and rehabilitation for income-eligible owners. Each local plan is different, so ask your county or city housing office what it funds this year.

Your servicer’s duties under federal rules

Most Florida home loans fall under Regulation X. Under 12 CFR 1024.41, a servicer generally cannot file the foreclosure lawsuit until you are more than 120 days behind. If you send a complete application before then, the servicer must review it first. If the case is already filed, a complete application received more than 37 days before a sale must still get a decision before the servicer asks for a judgment or holds the sale.

Common outcomes include forbearance, a repayment plan, a payment deferral that moves missed payments to the end of the loan, a loan modification, or a short sale or deed in lieu when keeping the home is not realistic. Keep a log of every call. Send papers in a way you can track, and ask for all decisions in writing. If the servicer loses documents or ignores you, file a complaint with the CFPB and tell your counselor.

Options for FHA, VA, USDA, and GSE loans

VA loans. Florida has one of the largest veteran populations in the country. The VA page on trouble making payments lists repayment plans, special forbearance, several kinds of modification, and the VA partial claim. Under the partial claim, VA pays the missed amount to bring the loan current, and you repay VA later. You must first finish a 3-month trial payment plan. VA says servicers have until November 28, 2026, to put the partial claim in place. VA loan technicians at 877-827-3702 can step in with your servicer.

FHA loans. FHA servicers follow a HUD order of options that can include an FHA partial claim, a zero-interest second lien for the past-due amount. The rules were rewritten in 2025, so ask what you qualify for now.

USDA loans. Owners in rural Florida with a USDA guaranteed loan should ask the servicer for USDA loss mitigation. Direct loan borrowers can call USDA Rural Development.

Fannie Mae and Freddie Mac. Both offer payment deferral and Flex Modification. Each has a free online lookup to see if it owns your loan.

Insurance costs and escrow shortages

Many Florida owners fall behind not because of the loan itself but because homeowners and flood insurance premiums jumped. When the servicer pays a higher premium from escrow, it can create a shortage and raise the monthly payment. Under 12 CFR 1024.17, if a shortage equals one month’s escrow payment or more, the servicer may either let it stand or spread it in equal payments over at least 12 months. It cannot demand the whole shortage in 30 days in that case.

Ask for a copy of the escrow analysis and check the premium and tax figures against your own bills. Shopping for coverage, raising a deductible you can afford, or confirming that your homestead exemption is on the tax bill can lower the next analysis. A counselor can help you weigh these choices.

How a Florida foreclosure moves through court

Florida lenders must file a lawsuit in circuit court to foreclose. That means a judge oversees each step. Here is the usual order.

1. Complaint. Under s. 702.015, a residential foreclosure complaint must be verified and must show that the plaintiff has the right to enforce the note.
2. Your response. The summons states your deadline to file a written response, which is usually 20 days after you are served. Filing keeps you in the case and entitled to notice of hearings.
3. Fast-track requests. A lender may ask for an order to show cause under s. 702.10. The hearing cannot be sooner than 20 days after you are served with that order or 45 days after the complaint was served, whichever is later. The separate order requiring payments during the case does not apply to owner-occupied homes.
4. Final judgment. If the lender wins, the judgment states the amount owed and sets a sale date.
5. Sale. Under s. 45.031, the sale is set 20 to 35 days after judgment, unless the lender agrees to a later date. Many Florida clerks run these auctions online. The high bidder pays a 5% deposit.
6. Certificate of sale and title. The clerk files a certificate of sale. Anyone may object within 10 days. If no objection is filed, the clerk issues a certificate of title, and the buyer can then ask for a writ of possession.

Your right of redemption is short. Section 45.0315 lets you pay the amount in the judgment and stop the sale until the clerk files the certificate of sale, or a later time if the judgment says so. After that, the statute says there is no right of redemption.

Deficiency judgments and time limits

If the home sells for less than the debt, the lender may seek a deficiency judgment for the difference. Florida’s statute of limitations, s. 95.11, gives the lender only one year to bring a separate action for a deficiency on a one- to four-family home. That year starts the day after the clerk issues the certificate, or the day after the lender accepts a deed in lieu. The same law sets five years for an action to foreclose a mortgage. Before you agree to a short sale or deed in lieu, ask in writing whether the lender will waive any deficiency.

Homestead and property tax relief

Property taxes are part of most Florida mortgage payments, so lowering them helps. Each benefit below is handled by your county property appraiser, and the Florida Department of Revenue exemptions page links to guides for each one.

Homestead exemption

Under s. 196.031, a permanent Florida resident who owns and lives in the home can exempt the first $25,000 of assessed value from all property taxes. A second exemption of up to $25,000 applies to assessed value above $50,000 for non-school taxes, and that second amount is adjusted each January 1 for inflation. You must apply by March 1 (s. 196.011). If you miss it, you may still file within 25 days after the property appraiser mails the yearly notice of proposed taxes and show a good reason.

Save Our Homes cap and portability

Once a home has homestead status, s. 193.155 limits each year’s increase in assessed value to 3% or the change in the Consumer Price Index, whichever is lower. If you move to a new Florida homestead, you can carry up to $500,000 of that built-up savings with you.

Senior exemption

Counties and cities may give owners 65 or older an extra exemption of up to $50,000 under s. 196.075. Household income must stay under a limit that started at $20,000 and is adjusted every year. Some places also fully exempt homes worth less than $250,000 owned by seniors who have lived there at least 25 years. Ask your property appraiser whether your county or city offers either one.

Tax deferral

Homestead owners can defer part of their property taxes under s. 197.252. Taxes above 5% of household income can be deferred, or above 3% for owners 65 or older. The full bill can be deferred if household income is under $10,000. Deferred taxes become a lien, so talk it through with a counselor first. Apply with the county tax collector.

Free legal help across Florida

Florida has many legal aid offices, each covering a group of counties. The fastest way to find yours is FloridaLawHelp.org, which lists offices by county and explains what to do when you are sued. Legal aid groups screen for income and case type, and many give priority to homeowners facing a sale date.

A lawyer can check whether the plaintiff proved it owns the note, whether the servicer followed the review rules, and whether a deficiency is likely. Many courts also have self-help centers that explain the forms for filing an answer.

Spotting foreclosure rescue scams

Homeowners with equity are common targets, and the end of HAF gives scammers a fresh story. The CFPB guide to foreclosure relief scams describes the usual setups. Walk away from anyone who:

• Charges a fee before doing any work on your loan.
• Tells you to stop paying the servicer or to pay them instead.
• Asks you to sign your deed over so you can “rent it back.”
• Promises to stop the auction no matter what.

You can report a scam to the Florida Attorney General. Our scam warnings guide lists more red flags.

First steps this week

1. Day 1: look for any court papers. If you were served, write down the response deadline and call legal aid.
2. Day 2: call the servicer for a loss mitigation package, and book a HUD-approved counselor.
3. Days 3 to 5: gather pay stubs or benefit letters, bank statements, your tax return, insurance bills, and a short hardship letter. Our document checklist helps.
4. Day 6: send the complete package by a tracked method and keep copies.
5. Day 7: check your tax bill for the homestead exemption and ask the property appraiser about senior benefits.

Cutting other bills frees up money for the mortgage. Our Florida hardship program guide covers cash, food, and utility help, and relatives who rent can use our Florida rent relief program guide.

Related guides

• Government assistance for homeowners
• Foreclosure assistance for veterans
• Foreclosure assistance grants for seniors
• Florida debt relief programs

Frequently asked questions

This guide is general information, not legal or financial advice. Talk to a HUD-approved counselor or a lawyer about your own loan. National Relief Program is an independent website, not a lender, Florida Housing, FloridaCommerce, or any government agency.