Call your mortgage servicer
Ask for the loss mitigation department, confirm how far behind the loan is, request a reinstatement quote, and ask for all available options and deadlines in writing.
Start with home retention
Options to explore before giving up your home.
If staying is your goal, act early. Your mortgage servicer and a HUD-approved housing counselor are the appropriate first contacts for loan-retention options.
Time-sensitive: If you have received a foreclosure notice or sale date, contact a Georgia attorney, your mortgage servicer, and a HUD-approved housing counselor immediately. This page is education, not legal advice.
A private conversation
We begin with what you want to accomplish.
We can help you organize the property situation, identify important deadlines, and compare the questions you may need to ask. If your goal is to remain in the home, that comes first. If selling becomes your preferred path, we can explain what an as-is offer may look like.
Contact a HUD-approved counselor
A HUD-approved housing counselor can help you organize documents, understand options, and work with the mortgage company. Foreclosure counseling is available at no cost.
Complete the application
A partial application can create delay. Ask what is missing, keep copies of everything, use trackable delivery, and follow up until the servicer confirms completion in writing.
Protect your backup plan
While pursuing retention, obtain a realistic home value, payoff statement, lien information, and repair estimate so you understand whether a sale could preserve equity.
Possible servicer programs
Ask about every option available for your loan.
Availability and eligibility depend on the loan owner, loan type, servicer rules, payment history, hardship, income, and documentation.
Reinstatement
Pay the full past-due amount plus applicable fees by the quoted deadline.
Repayment plan
Add portions of the past-due balance to regular payments over an agreed period.
Forbearance
Temporarily pause or reduce payments; ask exactly how skipped amounts will be repaid.
Loan modification
Change one or more loan terms to create a different payment structure.
Payment deferral or partial claim
For eligible loans, move certain arrears to a later payoff point or subordinate balance.
Refinance
Replace the current loan if credit, equity, income, timing, and costs make it feasible.
Verified help
Free, independent foreclosure counseling
Use the official HUD and CFPB counselor locators. HUD’s housing counselor line is 800-569-4287. You can also call 888-995-HOPE (4673).
Scam warning
Do not pay anyone upfront to “guarantee” a loan modification or foreclosure stop. Do not transfer title or sign unfamiliar documents without independent review.
Georgia homeowner resource
Georgia Homeowner Pre-Foreclosure Options & Action Guide
Get the questions, document checklist, verified resources, scam warnings, and immediate-action steps in one practical guide.
Early action creates more options.
Do not wait for the property situation to become an emergency before gathering information and requesting help.
Let’s talk through the next right step.
Request a private, no-obligation homeowner options call or contact Diamond Doors Management directly.