Protect Your Home.
Understand Your Options.
Take Action Early.
Foreclosure in California moves on statutory deadlines, not on how long you need. We help homeowners identify exactly where they stand, assemble a complete loss mitigation package, and act before a trustee sale closes the window. A 501(c)(3) nonprofit, at no cost to you.
501(c)(3) Public Charity
IRS-recognized nonprofit, EIN 39-4924253
No borrower fees
We never charge homeowners for loss mitigation assistance
Same-day triage
Cases with a sale inside 10 business days are escalated first
Where are you in the foreclosure process?
Select the option that matches what you have received. Your answer determines which deadlines apply to you and which options are still open.
Select whichever line matches what you have actually received. If nothing matches, choose the last option and we will help you establish the facts of record.
The five stages
Every stage has different deadlines and different options
California foreclosure is a sequence of recorded events. Each one narrows what is available to you and shortens the time to act. Find your stage and work the guide.
Missed Payments / Pre-Foreclosure
You are behind on one or more mortgage payments but no Notice of Default has been recorded. This is the widest window of opportunity and the least expensive stage at which to resolve arrears.
Guide, deadlines, checklist and intake
Notice of Default Recorded
A Notice of Default has been recorded with the county. In California this starts a three-month statutory period before a Notice of Trustee Sale can be recorded. You still hold a statutory right to reinstate.
Guide, deadlines, checklist and intake
Notice of Trustee Sale Recorded
A sale date has been set. In California the sale may occur no sooner than 20 days after the Notice of Trustee Sale is recorded and posted. This is the most time-critical stage and requires same-day action.
Guide, deadlines, checklist and intake
Postponed Trustee Sale
The trustee has postponed the auction. A postponement is temporary and can be short. Confirm the new date in writing and use the extension to close a permanent resolution.
Guide, deadlines, checklist and intake
Post-Sale or Unknown Status
The auction may already have occurred, or you cannot determine where your loan stands. The first task is to establish the facts of record before deciding anything.
Guide, deadlines, checklist and intake
Not sure what stage you are in?
Use the sale-status verification worksheet to establish the facts of record with your trustee and the county recorder.
Verify my status
Eight loss mitigation options
Some options keep you in the home. Others protect your equity on the way out.
The right choice depends on your income, your equity, and how much time remains. Each page covers eligibility, required documents, realistic timelines, and the traps.
Loan Modification
Permanently change your loan terms to create an affordable payment
Details
Keep the homeRepayment Plan
Spread your arrears across future payments without changing the loan
Details
Keep the homeForbearance
Temporarily pause or reduce payments during a short-term hardship
Details
Keep the homeReinstatement
Pay all past-due amounts in one payment and restore the loan
Details
Keep the homePayoff & Refinance
Replace the existing loan with new financing that clears the default
Details
Exit with protectionProperty Sale
Sell before the auction, pay off the loan, and protect your equity
Details
Exit with protectionShort Sale
Sell for less than the loan balance with servicer approval
Details
Exit with protectionDeed in Lieu of Foreclosure
Voluntarily transfer title to the lender to resolve the debt
Details
Immediate-action checklist
Six things to do this week, regardless of your stage
These steps cost nothing, preserve your options, and build the documentation record that determines outcomes when a dispute arises later.
- 1
Find your trustee and call them today
The trustee named on your notice controls the sale calendar, not your servicer. Confirm whether a sale is calendared and write down who told you.
- 2
Request written reinstatement and payoff figures
Ask for both at the same time, itemized, with good-through dates. Never rely on a verbal number.
- 3
Open a loss mitigation review in writing
A phone call is not a record. Completeness is what triggers servicer review obligations and dual-tracking protections.
- 4
Gather 60 days of income and bank records
Two months of pay stubs and complete bank statements, every page. Documents older than 60 days are commonly rejected.
- 5
Keep proof of everything you send
Fax confirmations, certified mail receipts, portal screenshots. Most disputes come down to who can document what and when.
- 6
Never transfer title to stop a foreclosure
No legitimate remedy requires you to deed your home to a private party. This is the most damaging scam in foreclosure.
Free help beyond this program
Use these in parallel with us. A HUD-approved housing counselor costs nothing, and a California attorney is essential where a sale is imminent or a servicing violation appears.
The earlier you start, the more options remain open
A complete application submitted early receives fuller review, leaves room to correct deficiencies, and can trigger protections that an eleventh-hour filing cannot. If a sale is already calendared, work the emergency track and the application track at the same time.