Are You Behind on Your Payments?
Calm, confidential information about your options if you have fallen behind on your mortgage, anywhere in the Valley.
If you are behind on your mortgage payments, you have options
Falling behind on your mortgage payments in Phoenix, Scottsdale or anywhere in the Valley can happen to anyone. A job change, a medical bill, a divorce, a payment that went up. Most people keep it to themselves, hope the next month will be better and put off opening the mail. That is completely understandable, and it is also the point where the most options are still available.
The first step should not be panic, and selling should never be presented as the only answer. Depending on where you are and what you want, there may be several paths: catching up, working something out with your lender, selling on your own terms or, in some cases, a short sale. Which ones are open to you depends on your loan, your lender and your timing.
This page is here to help you understand those options calmly and confidentially, so you can make a decision instead of having one made for you.
Where are you right now?
"I'm a month or two behind." This is the earliest stage and usually the one with the most options. Your lender may offer ways to catch up or adjust your payments, and a housing counselor approved by the U.S. Department of Housing and Urban Development (HUD) can help you understand them, often at no cost. If your home has equity, selling on your own schedule may also be an option worth understanding, even if you decide not to use it.
"I got a notice from my lender." A formal notice usually means the timeline has started to matter. Arizona sets rules for how and when the foreclosure process moves forward, and your exact dates depend on your loan and the notices you have received. An approved housing counselor or an attorney can explain what applies to you. On the real estate side, I can help you understand what your home is worth and what a sale could look like in the time you have.
"I think I might need a short sale." A short sale is a sale where the lender agrees to accept less than what is owed. It requires the lender's approval, it takes paperwork and patience, and it can have tax and credit consequences that a CPA or attorney should explain. I hold the Certified Distressed Property Expert (CDPE) and Short Sales and Foreclosure Resource (SFR) designations, and I can walk you through how the process works and what the lender will want to see.
How the Home Equity Protection Program works
Through my Home Equity Protection Program, I help homeowners understand the real estate options that may be available to them before they are forced to make a rushed decision. It begins with information: what is happening, what you are trying to protect, what questions need to be answered and which qualified professionals may need to be involved.
The approach is designed to educate rather than frighten. I do not promise to stop a foreclosure. I do not provide legal or financial advice, and I am not a housing counselor, attorney or lender. I also do not assume that selling is the right answer. My role is to help you understand the real estate side of your situation, protect your confidentiality, evaluate possible paths and help you make an informed decision based on your own goals and circumstances.
What you share with me stays private. You will never receive a sales pitch disguised as help, and you are free to take what you learn and decide to do nothing at all.
What to do this week
If you are behind on your payments, a few steps this week can protect your options, whatever you decide later.
- Open the mail. Every notice from your lender contains dates and information that matter. Keep them together in one place.
- Write down the dates. When you last paid, what notices you have received and any deadlines they mention.
- Call your lender. Ask what options they offer homeowners who are behind, and write down who you spoke with and what they said.
- Talk with an approved housing counselor. They can review your situation and explain options, often at no cost.
- Be careful who you trust. Be wary of anyone who asks for money up front to "save" your home, tells you to stop talking to your lender or asks you to sign over your deed. Those are common signs of a foreclosure rescue scam.
- Understand your equity. Knowing what your home is worth tells you whether a sale could protect some of your equity, even if you decide not to sell.
You do not need to have everything figured out before you ask for help. The earlier you start, the more paths stay open.
Help is available across the Valley
The Home Equity Protection Program is available to homeowners throughout Maricopa County, including Phoenix, Scottsdale, Mesa, Glendale and the surrounding cities.
A good first step for anyone behind on payments is an approved housing counselor. You can find one through the U.S. Department of Housing and Urban Development's website or by calling the number on the department's housing counseling page.
If you would like to understand the real estate side of your options, send me a private message. There is no cost for the conversation and no obligation. You can read more about how I approach every decision on my page about keeping clients informed.
Frequently Asked Questions
Will talking to you mean I have to sell my home?
No. Selling is only one possible path, and it may not be the right one for you. The conversation is about understanding your options so you can decide.
Can you stop my foreclosure?
No one can responsibly promise that. I help you understand the real estate side of your options. An approved housing counselor or an attorney can explain your legal timeline and the options your lender may offer.
What is a short sale?
A sale where the lender agrees to accept less than the amount owed. It requires lender approval, and it can have tax and credit consequences that a CPA or attorney should explain before you decide.
Is our conversation confidential?
Yes. What you share with me stays private, and I will never contact you about your situation unless you ask me to.
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