If you’re having trouble keeping up with your mortgage, you’re not alone—and free help is available.

This guide walks you through what housing counseling is, how it works, and what you can expect from start to finish.

What is a housing counselor?

Housing counselors are trained professionals certified by the U.S. Department of Housing and Urban Development (HUD). They provide independent, unbiased guidance on a wide range of housing topics.

These counselors work through HUD-approved agencies across the country and have been helping individuals and families navigate housing challenges for more than 50 years.

Who can use housing counseling services?

Housing counseling is available to everyone—regardless of age, income, or housing situation.

Counselors regularly work with:

  • Homeowners who are behind on payments
  • Renters
  • First-time homebuyers
  • Individuals experiencing homelessness

How much does it cost?

If you’re at risk of foreclosure, housing counseling is free.

HUD provides funding to approved agencies so they can offer these services at no cost to homeowners who need help.

What’s the goal of housing counseling?

The goal is simple: help you make informed decisions about your housing.

A housing counselor won’t tell you what to do—but they will:

  • Explain your options
  • Walk through the pros and cons
  • Help you understand what each path means for your situation

How does the process work?

Housing counseling typically happens in three stages:

1. Getting started

You’ll begin by contacting a housing counseling agency.

A counselor will:

  • Ask questions about your situation
  • Open a case file
  • Request documents like your mortgage statement, bank statements, and a budget worksheet

2. Creating a plan

Next, you’ll work together to build a plan of action—either in person, by phone, or virtually.

If you’re behind on payments, your counselor will guide you to:

  • Contact your loan servicer
  • Request a Request for Mortgage Assistance (RMA) application
  • Submit a complete RMA
  • Stay in regular communication with your servicer

With your permission, your counselor may also:

  • Check in with your servicer on your behalf
  • Help ensure your application is being reviewed properly
  • Assist with communication or negotiation if needed

They’ll also walk you through all available options, explaining the benefits and trade-offs of each so you can decide what’s best for you.

If your chosen solution involves a new agreement with your servicer, your counselor will help guide you through the next steps.

3. Follow-up and closure

Once you’ve chosen a path forward, your counselor will follow up to make sure everything is clear and on track.

When you feel confident moving ahead, your file will be formally closed with a letter or email.

What support can (and can’t) a counselor provide?

Housing counselors are there to guide—not manage everything for you.

They can:

  • Answer questions
  • Provide expert housing guidance
  • Connect you with helpful resources

They don’t:

  • Arrange social services on your behalf
  • Provide direct financial assistance
  • Guarantee eligibility for programs or specific outcomes

Their role is to make sure you understand your options—not to make decisions for you.

Is there a lot of paperwork?

There is some paperwork, but it’s important.

Documents like pay stubs, bank statements, and your mortgage statement help your counselor give you accurate, personalized advice. You may also complete agreements or action plans to keep everything on track.

How long does counseling take?

It depends on your situation.

Some homeowners find solutions quickly, while others need more time—especially if their situation is more complex.

As long as you stay engaged and follow your action plan, your counselor will continue working with you.

Housing counseling offers free, trusted support when you need it most.

No matter your situation, you’re eligible to speak with a certified professional who can help you:

  • Understand your options
  • Make informed decisions
  • Work toward a stable housing solution

While counselors don’t provide financial assistance, they play a critical role in helping you navigate challenges and move forward with confidence.

Need help? We’re just a call or click away.
800.526.7145
support@homeloanserv.com