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How to Find a Free HUD-Approved Housing Counselor

HUD-approved housing counselors provide free, professional help to homeowners facing financial difficulty. They can help you avoid foreclosure, modify your mortgage, or understand your options, all at no cost.

If you're facing foreclosure, talk to a HUD counselor BEFORE you talk to any company offering to help you sell. They can often help you save your home, for free.

What is a HUD-approved counselor?

The U.S. Department of Housing and Urban Development (HUD) approves and trains housing counseling agencies that provide free or low-cost help to homeowners and renters. There are over 2,000 HUD-approved agencies nationally.

What can they help with?

  • Loan modification applications
  • Negotiating with your lender
  • Understanding foreclosure timelines and options
  • Financial counseling and budgeting
  • Applying for forbearance or hardship programs
  • Connecting you to state-specific assistance programs
  • Avoiding foreclosure rescue scams

How to find one near you

Two free official ways:

Option 1: HUD's official online tool

Visit HUD's housing counselor search. Enter your zip code and choose "Foreclosure Prevention." You'll get a list of HUD-approved counselors in your area.

Option 2: Call the HUD hotline

1-800-569-4287 (toll-free, available in English and Spanish)

They'll connect you with a local agency.

What to expect from a HUD counselor

  • Initial consultation is typically 30-60 minutes
  • They'll review your financial situation, mortgage documents, and recent correspondence with your lender
  • They'll help you identify which programs you qualify for
  • They may help you apply for loan modifications, contact your lender on your behalf, or refer you to legal aid
  • Most agencies are free; some have nominal fees for specific services (always optional)

Red flags for fake "counselors"

Some scams pose as housing counselors. Real HUD-approved counselors:

  • NEVER charge upfront fees for foreclosure help
  • NEVER tell you to stop talking to your lender
  • NEVER ask you to transfer your home title to them
  • NEVER guarantee specific outcomes
  • Will provide their HUD approval certificate on request

If a "counselor" does any of the things in the "NEVER" list, they're not a real HUD counselor, they're a scammer.

If selling becomes the right answer

Sometimes, even after exhausting loan modification and forbearance options, selling is the right path forward. If that's where you land:

  • If you have time and equity: list with a traditional agent for highest price
  • If you're short on time or the house needs work: a cash sale to a local investor may be best

Orrindale can connect you with local buyers at that point. We never recommend selling if a HUD counselor's solution would work for you.

Ready to see your options?

Tell us your situation. We'll connect you with local buyers who specialize in it, or connect you with free HUD counseling if that's better. No commitment, no cost.

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