Emergency foreclosure checklist

Sale date within 30 days? Do these six things today.

The closer you get to the sale date, the fewer options remain — many disappear in the final days before the auction. Work through this list in order, starting now. None of it costs you anything.

One piece of good news before you start: in California, you have the right to reinstate your loan — pay the past-due amount and stop the foreclosure — until 5 business days before the sale. Late is not the same as over.

Call your loan servicer right now

This is the most important step, and only you can take it. Call the number on your mortgage statement and ask to be transferred to the loss mitigation department.

What to say: "My name is [NAME], my loan number is [NUMBER]. I have a foreclosure sale scheduled and I want to be reviewed for all available options."

Document everything: write down the representative's name, ID, direct number, and a reference number for the call. Under California's Homeowner Bill of Rights you're entitled to a single point of contact — ask for one.

Ask for every option by name

Ask specifically about: reinstatement (the exact amount to bring the loan current), forbearance, a repayment plan, a loan modification, and short sale review. Say clearly: "I want to keep my home and I'm asking to be reviewed for loss mitigation."

If they say it's too late: ask for a supervisor, and ask them to state in writing which options are still open at your stage. A complete loan modification application generally must be reviewed before the sale can proceed — that's California law, not a favor.

Call the free HUD counseling line

Call (800) 569-4287 for a free, government-approved housing counselor. They can advocate for you with your servicer at no cost — and servicers take their calls seriously.

Why this works: HUD counselors know the procedures and the deadlines, and having one on your file makes it harder for anything to slip through the cracks. More free resources are on the resources page.

Gather your paperwork in one place

Every option requires roughly the same file: the Notice of Trustee's Sale and Notice of Default, your two most recent mortgage statements, proof of income, and a short hardship letter explaining what happened. Get it into one folder today.

Why this matters: a modification application only gets legal protection once it's complete. Half-finished applications don't pause anything. My free guide walks through the file step by step.

Know what your home is worth

Look up your home's rough value on Zillow, Redfin, or Realtor.com and compare it to what you owe. If there's equity, that money is yours — and a sale you control protects it far better than an auction does.

Important: if your home is worth more than you owe, don't let it go to auction without exploring a sale first. Even close to a sale date, a pending sale is a common reason trustees postpone. More on this: selling a house in foreclosure in California.

Call or text me

If you're stuck on any step — or just want a second set of eyes on what the servicer told you — call or text me at (949) 565-5285. Days-away situations are the ones I prioritize first.

What I actually do: help you understand your stage and deadlines, help you get the paperwork complete, and connect you with a licensed professional or attorney when your situation calls for one. I can't guarantee any outcome — no one honestly can — but postponements happen every week when the right file is in front of the right person in time.

Every hour counts — but panic doesn't help

Start with step 1 right now, then work down the list today. And keep this in mind: anyone who contacts you promising to stop the sale for an upfront fee is running a scam — legitimate help is free, and California law prohibits upfront fees for foreclosure assistance.

Overwhelmed? Start with one call.

Tell me your sale date and what notices you have. I'll help you figure out what's still possible — free, private, no pressure.

Call (949) 565-5285 Text me instead