Facing foreclosure? Know your timeline — and your rights.
Missing a mortgage payment doesn't mean you lose your home next week. Federal law gives you time, and your state sets the rest of the clock. ForeclosureCalc lays out the steps, the deadlines, and the free help available — in clear English, with no signup.
You have more time than the letters make it feel like
A missed payment is the start of a process, not the end. Federal mortgage-servicing rules give most homeowners a buffer before any official foreclosure can begin, and your state adds its own steps, notices, and deadlines on top. The hard part is knowing exactly where you are on that clock and what you can still do. That's what this site is for: a clear map of the timeline, your legal rights, and the free help that already exists — without selling you anything.
Four things every homeowner in distress should check
These are the pieces that decide how much time and how many options you really have. Start with whichever one matches your question right now.
The 120-day rule, in one sentence
Under Regulation X, your mortgage servicer generally cannot make the first official foreclosure filing until you are more than 120 days behind on payments. That window exists so you can apply for a loan modification, forbearance, or other relief before anything is filed. It is a federal rule that applies in every state, on top of whatever your state requires. There are limited exceptions, so treat it as a starting point and confirm your own case with a HUD-approved counselor or attorney.
Is help still available in your state?
The federal Homeowner Assistance Fund (HAF) helped homeowners catch up on past-due mortgage payments after the pandemic. Many state programs are now winding down or have exhausted their funds, and the program's authority is set to end in 2026. Status changes fast and varies by state, so we track where things stand and point you to current alternatives. Always verify a program is still open and funded before you rely on it.
FAQ
What is the federal 120-day foreclosure rule?
Under federal mortgage-servicing rules (Regulation X, 12 CFR 1024.41(f)), your servicer generally cannot make the first official foreclosure filing until you are more than 120 days behind on payments. That window is meant to give you time to apply for help, a loan modification, or another option. Some exceptions apply, so confirm your situation with a HUD-approved counselor.
How long does foreclosure take?
It depends heavily on your state. Non-judicial states (where there is no court case) can move in a few months; judicial states (where the lender must sue) often take a year or more. The ForeclosureCalc timeline tools and state pages show the typical range for your state.
Is ForeclosureCalc free, and do you give legal advice?
Everything on ForeclosureCalc is free and there is no signup. We are an independent information service, not a law firm or lender, and nothing here is legal or financial advice. For advice on your specific situation, talk to a HUD-approved housing counselor (free) or a licensed attorney in your state.
Can a lender still come after me after foreclosure?
Sometimes. In some states a lender may pursue a deficiency judgment for the shortfall between what you owed and what the home sold for, while other states limit or bar it — especially on a primary residence or a purchase-money loan. The rules are condition-specific, so check your state and confirm with an attorney.