Stage 1 of 5 · Foreclosure Help
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.
What this stage means
Your servicer has recorded late payments and is likely assessing late fees. Collection calls and demand letters are common at this point.
In California, a servicer generally must make contact — or attempt contact with due diligence — to assess your financial situation and explore alternatives before recording a Notice of Default, and must then wait 30 days after that contact.
Nothing has been recorded against your title yet, so your credit damage is limited to the reported late payments and no foreclosure costs have been added to your balance.
Because no statutory foreclosure clock has started, you can usually pursue any of the eight loss mitigation options without racing a sale date.
Key dates and deadlines
Write these on a calendar today. Business days exclude weekends and holidays, which compresses your window more than a calendar count suggests.
| Milestone | What it governs |
|---|---|
| Day 1–15 after the due date | Grace period defined in your note. A payment posted in this window normally avoids a late fee and is not reported delinquent. |
| Day 16–30 | Late fee assessed. Call your servicer now and ask to open a loss mitigation review. |
| Day 30–90 | Delinquency is reported to credit bureaus each cycle. Servicer must attempt live contact to assess your situation and discuss alternatives. |
| Day 120 | Federal servicing rules generally bar the first legal filing until the loan is more than 120 days delinquent. A Notice of Default may be recorded after this point. |
Options that fit this stage
These are the options most commonly workable at this point. Others may still apply depending on your equity, income, and how much time remains.
Repayment Plan
Spread your arrears across future payments without changing the loan
Eligibility and documents
Keep the homeLoan Modification
Permanently change your loan terms to create an affordable payment
Eligibility and documents
Keep the homeForbearance
Temporarily pause or reduce payments during a short-term hardship
Eligibility and documents
Keep the homeReinstatement
Pay all past-due amounts in one payment and restore the loan
Eligibility and documents