Falling behind on mortgage payments can feel overwhelming—but foreclosure isn’t your only path. In many cases, homeowners have multiple ways to stop foreclosure, reduce payments, buy time, or exit the home without the long-term damage a foreclosure can cause.

This page walks you through real, actionable foreclosure avoidance tips and the most common options homeowners use to protect their credit, keep their home when possible, or sell before the bank takes over.

If you’re facing a foreclosure notice in Maryland, you have options—even if you’re behind, in forbearance, or already received a sale date.

First: Know Where You Are in the Foreclosure Process

Foreclosure timelines vary by state, but most situations fall into one of these stages:

• Missed payments (30–60 days late): Late fees begin; lender contacts you.
• Default (90+ days late): Notice of default may be filed; risk increases.
• Foreclosure filed / sale date set: Timeline accelerates; options still exist.
• Auction / bank takeover: Harder to stop, but not always impossible.

Tip: Don’t wait for the sale date. The earlier you act, the more options you’ll have.

10 Foreclosure Avoidance Tips That Actually Help

1) Open every letter and document the dates

It’s easy to ignore the mail when you’re stressed, but foreclosure is a legal process. Track every notice, deadline, and contact.

2) Call your lender and ask for the “loss mitigation” department

The standard customer service line often can’t help. Ask specifically for loss mitigation—that’s the team that discusses payment relief and workout options.

3) Request a complete list of relief options in writing

Ask what you qualify for: repayment plan, loan modification, forbearance extension, partial claim, or other programs.

4) Don’t rely on verbal promises

If it isn’t in writing, assume it can change. Keep notes from every call: date, name, and summary.

5) Prioritize the mortgage first (when possible)

If funds are limited, protecting the mortgage can buy time and preserve options. Many lenders will work with you if you show consistent effort.

6) Know your hardship story and your numbers

Most solutions require a clear explanation and basic documentation:

• Proof of income
• Monthly expenses
• Hardship letter (job loss, medical, divorce, tenant issues, etc.)

7) Avoid “foreclosure rescue” scams

Red flags include:

• Upfront fees
• Pressure to sign quickly
• Requests to sign over title
• Promises to “guarantee” results

If someone wants you to deed your home to them, slow down and get advice.

8) Consider selling before foreclosure (often the cleanest exit)

If keeping the home isn’t realistic, selling before foreclosure can:

• Protect your credit more than a foreclosure
• Help you avoid legal costs and fees
• Potentially put cash in your pocket (depending on equity)

9) If you have little equity, ask about a short sale

A short sale is when the lender accepts less than what’s owed. It can be a solid alternative to foreclosure in some situations.

10) Get help early—even if you feel behind

Many homeowners wait because they’re embarrassed or unsure. But foreclosure avoidance is a decision-making process, not a moral failure. The earlier you talk to someone, the more leverage you have.

Your Main Options to Stop or Avoid Foreclosure

Option A: Loan Modification

A loan modification changes the terms of your mortgage to make payments more affordable (e.g., lower rate, extended term, or capitalizing arrears).

Best for: Homeowners who want to keep the home and have enough income to sustain a modified payment.

Option B: Repayment Plan

A repayment plan spreads missed payments over a set period while you resume regular payments.

Best for: Temporary setbacks (short-term hardship) and stable income now.

Option C: Forbearance (or Extension)

Forbearance pauses or reduces payments for a period of time, though missed payments still have to be addressed later.

Best for: Temporary hardship with clear future recovery (return to work date, settlement, etc.)

Option D: Refinance (If You Still Qualify)

If your credit and income are still strong enough—and you have equity—refinancing can replace the loan with new terms.

Best for: Early-stage trouble with decent credit/equity.

Option E: Sell the Home Before Foreclosure

Selling can stop the foreclosure process, prevent further fees, and give you more control over timing.

Best for: Homeowners who don’t want (or can’t afford) to keep the home.

Good to know: Many homeowners can still sell even with missed payments or a pending foreclosure date—timing matters.

Option F: Short Sale

If the home is worth less than the mortgage balance, a short sale may be possible.

Best for: Low/no equity situations where selling traditionally won’t pay off the loan.

Option G: Deed in Lieu of Foreclosure

You voluntarily transfer ownership to the lender to avoid foreclosure. Not always available, but sometimes an option.

Best for: Homeowners with little equity who want to exit quickly and avoid auction.

If You’re Trying to Keep the Home: What to Do This Week

If keeping the home is your goal, focus on these steps immediately:

1. Call your lender’s loss mitigation department
2. Ask if there’s an active foreclosure timeline or sale date
3. Request the full application packet (loan mod / repayment / forbearance)
4. Gather income + hardship documentation
5. Submit everything quickly and keep proof of submission

Delays can cost you options.

If Keeping the Home Isn’t Realistic: How to Exit Without Foreclosure

If the payment isn’t sustainable, you still have control in many cases. A proactive sale can reduce stress and protect your next chapter.

Common “sell-before-foreclosure” situations include:

• Divorce or separation
• Job loss or income reduction
• Medical bills
• Unmanageable repairs
• Problem tenants / vacant rental
• Inherited property with debt
• Adjustable rates or rising payments

If that’s you, the key is speed and clarity: understand what you owe, what the home could sell for, and your timeline.

FAQs About Avoiding Foreclosure

Can I stop foreclosure once it starts?

Often yes—especially if you act quickly. Many solutions are still available after foreclosure begins, but deadlines matter.

Is selling before foreclosure better for my credit?

In most cases, yes. A foreclosure is typically more damaging than a sale, but your outcome depends on your situation and lender reporting.

Can I sell my house if I’m behind on payments?

Usually yes. Missed payments don’t prevent a sale. The key is understanding payoff and timing, especially if a sale date is set.

What if I have no equity?

You may still have options like a short sale, deed in lieu, or other loss mitigation solutions.

Talk With a Local Foreclosure-Help Team in Maryland.

If you’re facing foreclosure, you don’t need to figure it out alone. We help homeowners understand their options and choose the path that protects them most—whether that means stopping foreclosure or selling before it gets worse.

Get a confidential, no-pressure conversation:

• We’ll review your timeline and notices
• Estimate payoff and equity
• Explain the fastest paths to stop foreclosure
• Help you decide whether keeping or selling makes the most sense

Want more information on how to avoid foreclosure?

So, are you in foreclosure and want to learn how to avoid foreclosure now?  We’ve created free online guides to help homeowners just like you find out your options on getting out of the sticky situation you’re in right now.

You aren’t the first person to go through a foreclosure… and won’t be the last.  So don’t feel ashamed. It happens. We can help you avoid foreclosure!

The best thing you can do right now is educate yourself on your options.  For some people selling your home is the best option (we’ll make a fair all cash offer on your house today, just let us know about your situation here <<), sometimes we’re able to help homeowners AVOID FORECLOSURE completely, and sometimes there are other options.  So, click one of the buttons above to get your free foreclosure guide.