HUD Housing Counseling
Last updated August 2026
A HUD-approved housing counselor is a certified expert who sits on your side of the table. Behind on the mortgage? Facing eviction? Buying a first home, or weighing a reverse mortgage? Find one near you at hud.gov/counseling, or call 800-569-4287 and a live operator finds an agency for you.
Here is the fee rule, because scammers live in this space. Help with foreclosure, eviction, and homelessness is always free. Other services may carry a small fee, and agencies must waive it if you cannot pay. Facing foreclosure right now? The HOPE Hotline at 888-995-4673 answers around the clock.
Now the scam warning, straight from HUD. Never pay an upfront fee to a company promising to fix your mortgage. The same work those firms charge months of payments for is done free by HUD counselors and by your own lender. Red flags: promised results, upfront fees, being told to sign over title or stop paying.
Every counselor at a participating agency has passed HUD's written exam. That is federal law, not a marketing claim. Many agencies help by phone or video, and the search tool can filter for remote help and languages.
One case where counseling is required: a reverse mortgage. Federal rules say you must finish counseling with an independent HUD counselor, and get a certificate, before the loan can move. That counselor works for you, not the lender.
Phone 1-800-569-4287
Updated August 2026 Program details can change — confirm with the program directly.
Who qualifies
- Available to everyone
You may qualify. The program makes the final decision.
How to apply
- 1
Find an agency at hud.gov/counseling, or call 800-569-4287 and ask for one near you.
- 2
Say what you are facing: foreclosure, eviction, buying, credit, or a reverse mortgage. Agencies differ in what they offer.
- 3
Ask about cost up front. Crisis help is always free, and other fees must be waived if you cannot pay.
- 4
Gather your papers: mortgage statements, any lender letters, income proof, your budget.
- 5
Behind on the mortgage tonight? Call the HOPE Hotline at 888-995-4673. It answers around the clock.
- 6
Never pay an upfront fee to a rescue company. If someone demands one, walk away and report it.
What the application looks like
Common questions
Is HUD housing counseling free?
Foreclosure, eviction, and homeless counseling are always free. Other services may have a small fee, which must be waived if you cannot afford it.
How do I find a HUD-approved counselor?
Search hud.gov/counseling or call 800-569-4287. A live operator can locate a participating agency near you. TTY: 202-708-1455.
Can a counselor really stop my foreclosure?
They negotiate with your lender, lay out your options, and handle the same loan-modification work rescue companies charge thousands for. No one can guarantee an outcome; anyone who does is a scammer.
Do I need counseling for a reverse mortgage?
Yes, it is required by federal rule. A HECM cannot proceed until you complete counseling with an independent HUD-approved counselor and give the lender the certificate.
How do I spot a foreclosure rescue scam?
Upfront fees, guaranteed modifications, pressure to sign over title, or advice to stop paying your mortgage. HUD counselors do the real version of this work free.
Not sure this is the right program for your situation?
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