West Virginia Mortgage Relief and Foreclosure Prevention Options

For homeowners seeking the West Virginia mortgage relief program, it is essential to know that the West Virginia Homeowners Rescue Program (WVHR) is now closed to new applications. This program, which operated as the state's Homeowner Assistance Fund (HAF), has fully committed all its funds. This federal initiative was a one-time measure to address hardships related to COVID-19.

While this news may be disheartening, it is not the end of the road. Numerous effective mortgage relief and foreclosure prevention alternatives remain available to West Virginia homeowners. The key to securing housing stability has shifted from applying for a grant to proactively engaging with lenders and leveraging state and federal support systems. This resource provides a clear path forward, outlining the immediate steps to take, the specialized help available, and the long-term strategies to protect your home.

An Important Update: The West Virginia Homeowners Rescue Program

The West Virginia Homeowners Rescue Program was a critical lifeline for many. It provided over $31 million to help more than 6,300 homeowners with past-due mortgages, utilities, property taxes, and even critical home repairs.

Administered by the West Virginia Housing Development Fund (WVHDF), this program was funded by the U.S. Department of the Treasury's Homeowner Assistance Fund. It was established to help homeowners who experienced financial hardship after January 21, 2020. As a temporary emergency measure, its closure marks a return to more traditional, but still highly effective, methods of mortgage assistance.

Status of Existing Applications

For individuals who submitted a complete application before the portal closed, the process is not over. The WVHDF is continuing to process all fully submitted claims to a final decision. Eligible claims will be paid as funding allows.

Homeowners in this situation can track their application's status through the official online portal. For specific questions about a submitted application, you can call (844) 542-0035 or dial 211 for assistance.

Your First Step: Contact Your Mortgage Servicer

With the closure of the state's primary grant-based relief program, the single most important action a homeowner can take is to communicate directly with their mortgage servicer. The servicer is the company that collects your monthly payments, and they are equipped with tools to help borrowers avoid foreclosure.

Why Immediate Communication is Crucial

Delaying this conversation is the most significant mistake a homeowner can make, as options become more limited over time. Lenders and servicers prefer to find a solution rather than proceed with a costly and time-consuming foreclosure. Federal regulations often require them to explore loss mitigation options with struggling borrowers.

By initiating contact, you open the door to these solutions. The servicer can provide a clear picture of what options are available based on your loan type, the extent of your delinquency, and your financial situation. Ignoring communication from your lender will accelerate the foreclosure process, while engaging with them can often pause it while a resolution is sought.

How to Prepare for the Call

A productive conversation with your mortgage servicer requires preparation. Being organized shows you are serious about resolving the issue and helps the servicer quickly identify the best options. Before calling, gather the following:

• A Clear Hardship Explanation: Be ready to explain what caused you to fall behind, such as a job loss, income reduction, medical expenses, or divorce.
• Supporting Documentation: Have documents that back up your explanation, like termination letters, medical bills, or pay stubs showing reduced hours.
• Detailed Financial Information: Create a comprehensive list of your current monthly household income and all your monthly expenses.
• Recent Financial Records: Have your most recent pay stubs, the last two months of bank statements, and your last two years of federal tax returns available.

During and after every conversation, keep detailed notes. Record the date, time, the representative's name, and a summary of what was discussed, including any proposed solutions or required next steps.

Understanding Common Loss Mitigation Solutions

Your servicer will evaluate your situation to determine your eligibility for various "loss mitigation" programs. Understanding them ahead of time will empower you during your conversation.

Reinstatement

This is an option for homeowners who have overcome a temporary financial setback. It allows you to pay the entire past-due amount, including any late fees, by an agreed-upon date to bring the loan current.

Repayment Plan

If you have recovered from a short-term hardship but cannot afford a lump-sum reinstatement, a repayment plan may be an option. This plan allows you to resume your regular monthly payment plus an additional amount each month to gradually catch up on missed payments.

Forbearance

Forbearance provides temporary relief by allowing you to pause or make smaller payments for a limited time (e.g., 6 to 12 months). It is designed to give you breathing room to resolve a temporary financial issue. At the end of the forbearance period, you will need to repay the missed amounts.

Loan Modification

This is a long-term solution for homeowners who can no longer afford their current mortgage payment. A modification permanently changes one or more terms of your original loan, such as the interest rate or term length, to make the monthly payment more affordable.

Specialized Help for WVHDF Borrowers

Homeowners whose mortgage is held directly by the West Virginia Housing Development Fund (WVHDF) have access to a dedicated assistance channel. The WVHDF is a direct lender to thousands of West Virginians and has its own internal processes to help its customers.

A Direct Lifeline for WVHDF Customers

If your mortgage statements come from the WVHDF, your first call should be to their Loss Mitigation department at 1-800-933-1272. They have a specific team and application designed to help their borrowers find solutions, which can be more direct than processes at large national banks.

How to Complete the WVHDF Mortgage Assistance Application

WVHDF borrowers can request a review of their financial situation to determine eligibility for mortgage relief options.

1. Obtain the Application: The "Mortgage Assistance Application" is available for download on the WVHDF website or by calling their office.
2. Gather Required Documents: The application requires detailed information, including proof of income, your two most recent federal tax returns, and documentation of your financial hardship.
3. Submit the Application: The completed application and supporting documents must be returned directly to the WVHDF.

• Mail: The West Virginia Housing Development Fund, c/o Loss Mitigation, 5710 Mac Corkle Ave. SE, Charleston WV 25304.
• Other Methods: The application form also lists options for submission via fax or through the WVHDF website's contact portal.

The WVHDF will review the information to identify what assistance you may be eligible to receive.

Free, Expert Guidance: HUD-Approved Housing Counseling

Navigating financial hardship can be intimidating. Fortunately, West Virginia homeowners do not have to do it alone. The U.S. Department of Housing and Urban Development (HUD) sponsors a network of non-profit housing counseling agencies that provide free, expert, and unbiased guidance.

Your Advocate in a Complex Process

A HUD-approved housing counselor acts as your personal financial advocate at no cost. A counselor will:

• Review your entire financial situation.
• Explain the loss mitigation options available from your servicer.
• Help you create a realistic household budget.
• Assist you in gathering documents and completing applications.
• In some cases, join you on calls with your servicer to help negotiate a solution.

Organizations like the Home Ownership Center, Inc. have a proven track record in the state, having previously partnered with the WVHDF to provide foreclosure counseling.

Warning: Avoid Foreclosure Rescue Scams

When you are facing financial distress, you become a target for predatory scams. These companies promise to save your home for a large upfront fee but often do nothing, leaving you in a worse position.

Legitimate help is always free. Be wary of any person or company that:

• Guarantees they can stop a foreclosure: No one can make this promise.
• Charges high upfront fees: HUD-approved counselors provide their services for free.
• Tells you to stop paying your mortgage servicer: Never send your payment to anyone other than your servicer.
• Pressures you to sign documents you don't understand: Be cautious of any document that transfers the title or deed of your property.

If you are unsure about a company, check the HUD-approved agency list or contact one of the agencies below directly.

Directory of HUD-Approved Housing Counseling Agencies in West Virginia

Understanding the West Virginia Foreclosure Process

Facing the possibility of foreclosure is frightening, but understanding the process can reduce anxiety and reveal opportunities to stop it.

How Foreclosure Works in West Virginia

West Virginia law allows for both judicial and non-judicial foreclosures, but the vast majority are non-judicial. This is because most home loans are secured by a Deed of Trust, which contains a "power of sale" clause. This clause pre-authorizes a trustee to sell the property to repay the loan if the borrower defaults.

The non-judicial process is typically very fast. Once formal proceedings begin, a foreclosure can be completed in approximately 60 days if it is uncontested. The process usually starts after several missed payments, when the lender sends a formal "breach letter" giving you a period to cure the default.

Your Rights as a Homeowner

Even within this expedited process, homeowners have significant legal rights and protections:

• Right to Notification: You must receive proper notification before the foreclosure process begins and notice of the scheduled sale date.
• Right to Apply for Loss Mitigation: Federal law provides time to submit a loss mitigation application. If a complete application is submitted more than 37 days before a sale, the servicer generally cannot proceed with foreclosure until the application is evaluated.
• Right to Reinstate the Loan: West Virginia law gives you the right to "reinstate" the loan at any time before the sale by paying all past-due amounts, plus fees and costs.
• Protections for Service Members: The Servicemembers Civil Relief Act (SCRA) provides federal legal protections to military members, which can include postponing foreclosure proceedings.

Where to Find Legal Assistance

While a housing counselor is an excellent resource for financial guidance, some situations may require legal advice. If you believe your servicer has made an error or is violating your rights, consider contacting an attorney.

• Legal Aid of WV: Provides legal assistance to low-income individuals. They can be reached at (866) 255-4370.
• WV Senior Legal Aid: Offers legal services for West Virginians aged 60 and over. Their phone number is (800) 229-5068.

Additional Housing and Financial Resources

Beyond direct mortgage assistance, a variety of programs can help reduce a household's overall financial burden, freeing up resources to meet mortgage obligations. The West Virginia Housing Development Fund is a central hub for many of these initiatives.

Other WVHDF Programs

While not direct mortgage relief, other WVHDF initiatives can help homeowners manage significant expenses:

• On-Site Septic Systems Loan Program: Provides financing to help eligible households repair or replace failing septic systems.
• Affordable Housing Fund: Supports non-profits and government entities in meeting local housing needs, which can include home repair projects for low-income homeowners.

Federal and Specialized Programs

Specific populations may qualify for targeted assistance through federal agencies:

• For Veterans: The U.S. Department of Veterans Affairs (VA) offers robust assistance to veterans with VA-backed loans. Veterans can contact a VA loan technician directly at 877-827-3702.
• For Rural Homeowners: The USDA's Section 502 Direct Loan Program assists low- and very-low-income families in eligible rural areas. Existing borrowers should contact the USDA at 1-800-414-1226 to discuss options.
• General Assistance: For help with other financial needs, such as utility bills or food assistance, all West Virginians can call 211. This service connects individuals with local resources.

Proactive Steps for Long-Term Housing Stability

Overcoming a period of financial hardship is a significant achievement. The final step is to build a more resilient financial foundation to prevent future crises. The WVHDF provides several key recommendations for all homeowners.

Building a Stronger Financial Foundation

Adopting proactive financial habits can provide a crucial buffer against unexpected life events.

• Increase Savings: Aim to save an amount equal to at least two to three months of essential living expenses, including your mortgage payment.
• Track Monthly Expenses: Gaining a clear understanding of where your money goes is the first step toward controlling it.
• Reduce Consumer Debt: High-interest debt can consume a large portion of your income. Create a plan to pay down these balances as aggressively as possible.
• Be Proactive with Creditors: Always open and read mail from your creditors. If you anticipate having trouble making any payment, call the creditor before you are late.

Frequently Asked Questions