Money Help Center: Housing, Bills, Debt, and Business Funding

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When Your Housing Costs Keep Rising

For most families, the problem isn't one missed payment. It's a payment that keeps creeping up while paychecks don't. Even with a fixed-rate mortgage, your monthly bill can rise when property taxes or homeowners insurance go up, because those costs are usually collected through your escrow account. Start by finding out exactly what changed.

Why Did My Mortgage Payment Go Up?

Source: CFPB: Why did my monthly mortgage payment go up?

Escrow Shortage Rules

Under federal rules, if your escrow shortage is equal to or more than one month's escrow payment, your servicer can't demand a lump sum; it can either leave the shortage alone or spread repayment over at least 12 months. For smaller shortages, it may also ask for repayment within 30 days. Paying the shortage off only removes the catch-up amount. If your taxes or insurance went up, your payment will still rise to cover future bills (CFPB Mortgage Servicing FAQs).

Rising Cost Action Checklist

• I compared this year's escrow statement with last year's, line by line.
• I checked my property assessment and know the appeal deadline.
• I applied for every property tax exemption, freeze, or rebate I qualify for.
• I got at least three homeowners insurance quotes before renewal.
• I asked my servicer to re-run my escrow analysis after any tax or insurance savings.
• I rebuilt my monthly budget around the new payment.
• If the new payment isn't affordable, I called my servicer before missing a payment to ask about "imminent default" options.

Property Tax Relief in Every State

Every state offers some form of property tax relief, but most programs don't apply automatically. You usually have to apply once through your county assessor or state revenue department, and some programs require a new application every year.

• Homestead exemptions: These reduce the taxable value of the home you live in. Only six states (Arizona, Delaware, Kansas, Missouri, Oregon, and Wyoming) have no general statewide homestead exemption, and even there, local or age-based relief may exist (WFTV).
• Senior, disability, and veteran exemptions: Many states and counties offer bigger exemptions starting around age 61 to 65, for people with disabilities, and for disabled veterans.
• Assessment or tax freezes: Some states lock your assessed value or tax bill so it doesn't rise, usually for seniors within income limits.
• Circuit breakers: About 29 states and the District of Columbia have income-based programs that give money back when property taxes are high compared with your income. Some include renters (Ownwell).
• Deferrals: Some states let seniors postpone property taxes until the home is sold. The deferred amount becomes a lien on the home, often with interest.
• Assessment appeals: If your assessment rose more than similar homes nearby, you can appeal. Check the deadline on your assessment notice; it's often only 30 to 60 days.
• Installment plans: Many counties let you pay property taxes in smaller pieces if a lump sum is out of reach.

To find your programs, search for your county assessor or tax collector's website, or call 211. If you have an escrow account, send any approved exemption to your servicer and ask for a new escrow analysis.

Lower Your Other Housing Costs

• Heating and cooling bills: The federal LIHEAP program helps homeowners and renters with energy bills in every state. Each state sets its own rules, and funding can run out, so apply early. To find where to apply, call the National Energy Assistance Referral line at 1-866-674-6327 or see USAGov.
• Utility payment plans: Ask your gas, electric, and water companies about income-based payment plans and hardship grants.
• Refinancing: Only worth it if the new rate and closing costs actually lower your total cost. Be cautious about stretching your loan term or taking cash out to cover bills.

Help for Renters Facing Rising Rent

Renters feel rising costs just as sharply, often with less warning. If your rent went up or you've fallen behind, act before an eviction notice arrives.

Renter Action Checklist

• I read my lease to see when and how my rent can be raised, and how much notice is required.
• I talked with my landlord early, in writing, about a payment plan or a smaller increase.
• I'm keeping receipts or records for every rent payment.
• I checked whether my state offers a renter's tax credit or rebate (many circuit breaker programs include renters).
• I applied for utility help (LIHEAP and utility payment plans) to free up cash for rent.
• I called a tenant hotline before signing anything or moving out under pressure.
• If I received a Notice of Diversion Rights or eviction papers, I called for help the same day.

Find Renter Help Anywhere in the U.S.

• Emergency rental assistance: Search the CFPB's rental assistance finder for programs in your state or area, or call 211.
• Public housing and vouchers: Contact your local public housing agency about Housing Choice Vouchers and other programs through HUD rental assistance. Waitlists can be long, so apply even if you don't need it today.
• Eviction diversion: Many cities, counties, and courts now run free eviction diversion or mediation programs that can include back-rent help. Ask your local court or 211.
• Free legal help: Find a legal aid office through the Legal Services Corporation. In most states, only a court can order an eviction, and a landlord can't lock you out or shut off utilities to force you out.
• Local charities: Search findhelp.org by ZIP code for rent, utility, and food help near you.
• HUD-approved housing counselors help renters too: (800) 569-4287.

Behind on Your Mortgage? Your First 48 Hours

1. Don't ignore mail or calls from your servicer. Open every letter. Deadlines in those letters protect your rights.
2. Find your latest mortgage statement. It lists your servicer's name, loss-mitigation phone number, and loan number.
3. Figure out your loan type (FHA, VA, USDA, Fannie Mae, Freddie Mac, or private). Your options depend on it. See the next section.
4. Call your servicer and ask for the "loss mitigation" or "mortgage assistance" department. Use the call script below.
5. Contact a free HUD-approved housing counselor. They can review your budget, explain options, and even join calls with your servicer.
6. Keep paying what you can, unless a counselor or your servicer advises otherwise in writing. Partial payments can reduce the gap you'll need to close later.

Step One: Identify Your Loan Type

Your mortgage "servicer" (the company you send payments to) is often not the "owner" of your loan. The owner or insurer sets the rules for relief. Here's how to find out who's behind your loan:

• Check your closing documents. FHA loans list an FHA case number; VA loans show a VA loan guaranty; USDA loans reference Rural Development.
• Use the free lookup tools: the Fannie Mae Loan Lookup (1-800-732-6643) and the Freddie Mac Loan Look-Up Tool (1-800-373-3343).
• Search the free MERS ServicerID registry to confirm your servicer and investor (not all loans are listed).
• Just ask. Your servicer must tell you who owns your loan if you request it.

Borrower Eligibility Checklists

Use these checklists to see which programs you may qualify for. Checking a box doesn't guarantee approval; your servicer makes the final decision based on your full financial picture.

General Readiness Checklist (All Borrowers)

• The home is my primary residence (most programs require this).
• I've had a financial hardship, such as job loss, reduced income, illness, disability, divorce, death in the family, a disaster, or a big increase in expenses.
• I'm behind on payments, or I expect to fall behind soon ("imminent default").
• I know who my servicer is and have my loan number.
• I can document my income (pay stubs, benefits letters, profit-and-loss statement if self-employed).
• I've listed my monthly household expenses.
• I can write a short hardship letter explaining what happened and whether it's temporary or long-term.
• I know whether I want to keep the home or am open to leaving it gracefully.

FHA-Insured Loan Checklist

• My loan is FHA-insured (I have an FHA case number).
• I'm behind on payments or facing imminent default.
• I can resume my regular payment, or I need a lower payment to make it work.
• I haven't received another permanent FHA home-retention option in the last 24 months (exceptions apply for presidentially declared disasters).
• I'm ready to complete a trial payment plan (usually 3 months) before the permanent option is finalized.

VA-Guaranteed Loan Checklist

• My loan is VA-guaranteed and the home is my primary residence.
• My hardship has been resolved or stabilized, and I can make regular payments going forward.
• I can complete a 3-month trial payment plan.
• I have not already received a VA Partial Claim or a COVID-era partial claim on this loan (this can limit eligibility).

Fannie Mae / Freddie Mac (Conventional) Checklist

• The lookup tool shows Fannie Mae or Freddie Mac owns my loan.
• My loan was originated at least 12 months ago.
• For a payment deferral: I'm 2 to 6 months behind, my hardship is resolved, and I can afford my full regular payment again.
• For a Flex Modification: I'm at least 60 days behind (or facing imminent default), have a long-term hardship, and have stable income to support a reduced payment.
• My loan hasn't been modified three or more times before.

USDA Rural Development Loan Checklist

• Guaranteed loan: I'll contact my private mortgage servicer, which handles all workouts.
• Direct loan: USDA is my servicer, and my income has dropped (by more than 10 percent may qualify for added payment assistance) or I face hardship such as job loss or uninsured medical bills.

State Homeowner Program Checklist

Many state housing finance agencies run their own mortgage help, such as emergency loans, foreclosure mediation, or down-payment-style "rescue" funds. Requirements vary, but most ask for:

• The home is my primary residence in that state.
• I'm behind on payments or have a notice of default or foreclosure.
• My hardship was outside my control (job loss, medical problems, disability, death, divorce, or disaster).
• My household income is within the program's limits.
• I can show I'll be able to afford payments again within a set time.
• I've met with, or will meet with, a HUD-approved housing counselor.
• I'm watching for state-specific deadlines in any foreclosure notice I receive.

Federal Relief Programs

FHA Loss Mitigation (HUD)

For FHA-insured mortgages, servicers must evaluate you through FHA's permanent loss-mitigation options, which apply regardless of the reason for your hardship. Updated rules took effect in 2026.

Most permanent FHA options require a 3-month trial payment plan. Under 2026 rules, making the first trial payment counts as accepting the plan, and you can make trial payments early. Sources: HUD FHA Loss Mitigation; HUD Mortgagee Letter 2026-08.

VA Home Loan Help and the New VA Partial Claim Program

In 2026, the VA launched its Partial Claim Program, created by the VA Home Loan Program Reform Act. After you complete a 3-month trial payment plan, your servicer brings your loan current and the VA reimburses them. The amount becomes an interest-free subordinate lien with no monthly payment, repaid when you sell, refinance, or pay off the loan. It's generally capped at 25% of your unpaid principal balance.

Other VA options include repayment plans, special forbearance, traditional, 30-year, and 40-year loan modifications, and disaster modifications. Servicers have until November 28, 2026 to fully build the Partial Claim into their systems, so ask your servicer whether they're processing them yet.

Stuck with your servicer? VA loan technicians can step in: 877-827-3702, option 6 (TTY 711), Monday to Friday, 8 a.m. to 6 p.m. ET. Sources: VA.gov; VA News.

Fannie Mae and Freddie Mac Options

If Fannie Mae or Freddie Mac owns your loan, your servicer follows their guidelines:

• Forbearance: Reduced or paused payments, typically up to 6 months initially, with possible extensions.
• Repayment plan: Catch up gradually over several months.
• Payment deferral: Moves 2 to 6 months of missed principal and interest to a non-interest balance due when the loan ends, you sell, or you refinance. Your regular payment stays the same.
• Flex Modification: Permanently changes your loan terms (rate, term up to 40 years, or principal forbearance), targeting a 20% principal-and-interest payment reduction. Requires a trial period plan.
• Short sale or deed-in-lieu: Exit options if staying isn't realistic.

Sources: Fannie Mae Retention Options; Freddie Mac Flex Modification.

USDA Rural Development Loans

• Guaranteed loans: USDA doesn't offer workouts directly; contact your mortgage servicer right away to review options such as modifications.
• Direct (Section 502) loans: USDA services these loans. Payment assistance and moratorium options may be available. Call USDA Customer Service at 800-414-1226.

Source: USDA Rural Development.

Disaster-Related Relief

If a natural disaster damaged your home or income, special forbearance and modification rules may apply to FHA, VA, USDA, Fannie Mae, and Freddie Mac loans. Tell your servicer the hardship is disaster-related, and see FHFA Disaster Assistance. Call HUD at (800) 569-4287 and press 5 for disaster counseling.

Private, Lender, and Nonprofit Relief

Not every loan is government-backed. If yours is held by a bank, credit union, or private investor, help still exists:

• Lender hardship programs: Most large banks and servicers run their own ("proprietary") forbearance, repayment, and modification programs. Ask specifically: "What in-house hardship programs do you offer?"
• Credit unions and community banks: Often more flexible because they keep loans in-house. Ask about skip-a-payment, term extensions, or rate modifications.
• Second mortgages and HELOCs: Call that lender separately; relief on your first mortgage doesn't automatically cover them.
• Nonprofit housing counselors: HUD-approved agencies, the HOPE Hotline, and NeighborWorks organizations provide free counseling, help you complete applications, and can negotiate alongside you.
• Legal aid: If you've received foreclosure papers, free or low-cost attorneys can review your case for servicer errors and defenses.
• Reverse mortgage help: If you're behind on taxes or insurance on a reverse mortgage, a HUD-approved counselor can help you explore repayment plans.
• Budget and debt help: Freeing up cash elsewhere can make a modification work. That's where financial coaching and nonprofit credit counseling can help.

Find Help in Your State

Federal programs work the same everywhere, but many of the most useful programs are run by states, counties, and cities. Here's how to find yours, wherever you live.

How Foreclosure Works Depends on Your State

• Judicial states: The lender must sue you in court. You'll be served court papers with a deadline to respond. Many of these states offer free court foreclosure mediation, often with a short window to request it.
• Non-judicial states: The lender can foreclose without a lawsuit by following steps in your state's law, which can move faster. Read every notice and call a counselor right away.
• Either way: The federal 120-day rule and loss-mitigation protections described in Know Your Rights still apply to most loans.

Step-by-Step Lender Contact Guide

Step 1: Gather Your Documents

• Most recent mortgage statement (loan number, servicer contact info)
• Last 30 days of pay stubs, or two months of benefit statements
• Last two federal tax returns (with all schedules if self-employed)
• Year-to-date profit-and-loss statement (self-employed)
• Last two months of bank statements, all pages
• List of monthly expenses and other debts
• Hardship letter (see template below)
• Proof of hardship: layoff notice, medical bills, divorce decree, death certificate, disaster claim
• Property tax and homeowners insurance statements; HOA statements if applicable
• Any foreclosure, Act 91, or court notices you've received

Step 2: Make the Call

1. Call the number on your statement and ask for Loss Mitigation or Mortgage Assistance.
2. Write down the date, time, representative's name, ID number, and a reference number for every call.
3. Ask for your single point of contact, the person assigned to your case.
4. Explain your hardship briefly and say whether it's temporary or long-term.
5. Ask the questions below.
6. Ask them to send the full application (sometimes called a Borrower Response Package) and the deadline to return it.

Questions to Ask Your Servicer

• Who owns or insures my loan (FHA, VA, USDA, Fannie Mae, Freddie Mac, or private)?
• Which options am I being reviewed for, and in what order?
• What documents do you need, and what's the deadline?
• Is a foreclosure sale scheduled? If so, when?
• Will you pause foreclosure while my application is reviewed?
• For VA loans: Are you processing VA Partial Claims yet? If not, when?
• Will there be a trial payment plan? What's the amount and due date for each payment?
• How will this affect my escrow, credit reporting, and late fees?
• Can I authorize a housing counselor to speak with you on my behalf?

Step 3: Submit a Complete Application

1. Send everything at once, by the deadline. Use the servicer's portal, fax with confirmation, or certified mail with return receipt.
2. Keep copies of everything you send.
3. Within about 5 business days, you should get a written notice saying whether your application is complete or what's missing.
4. Send any missing items right away; a complete application triggers your strongest protections.

Step 4: Follow Up and Review the Decision

1. Call weekly to check status, and note each call.
2. If your application is complete more than 37 days before a scheduled foreclosure sale, the servicer generally must respond in writing within 30 days.
3. Read any offer line by line: the new payment, trial dates, escrow, interest rate, term, and any lien created.
4. If denied, the servicer must tell you why. Ask about appeal rights; you may have an appeal if you applied at least 90 days before a scheduled sale.
5. Make every trial payment on time, by the last day of the month it's due, and keep paying the trial amount until you receive the final signed documents.

Step 5: Escalate if Needed

• Ask for a supervisor or your servicer's escalation team.
• Send a written "notice of error" or "request for information" if you believe the servicer made a mistake.
• Bring in a HUD-approved housing counselor.
• VA borrowers: call VA at 877-827-3702, option 6.
• File a complaint with the Consumer Financial Protection Bureau or call (855) 411-2372.
• If you've been served foreclosure papers, contact legal aid immediately.

Phone Script

"Hello, my name is [Your Name], and my loan number is [Loan Number]. I'm calling because I'm having a financial hardship and I'm [behind / about to fall behind] on my mortgage. I'd like to be reviewed for all available loss-mitigation options. Can you tell me who owns my loan, who my single point of contact is, and what documents you need from me? Please also confirm whether any foreclosure activity is scheduled."

Hardship Letter Template

[Date]
[Servicer Name], Loss Mitigation Department
Re: Loan #[Number], Property at [Address]

To whom it may concern:

I am writing to request a review for mortgage assistance. On or around [date], I experienced [briefly describe hardship: job loss, reduced hours, medical expenses, etc.]. As a result, my household income [decreased from $___ to $___ per month / my expenses increased by $___].

This hardship is [temporary and expected to end by ___ / long-term]. My current situation is [describe: new job, benefits, budget changes]. I want to [keep my home / explore my options], and I believe I can afford a monthly payment of about $___.

I've enclosed documents supporting my request. Please contact me at [phone] or [email].

Sincerely,
[Your Name]

Know Your Rights

Federal mortgage servicing rules from the Consumer Financial Protection Bureau give most borrowers these protections:

• Early contact: Servicers generally must try to reach you within 36 days of a missed payment and send written information about options by day 45.
• 120-day rule: Except in rare cases, a servicer can't start foreclosure until you're more than 120 days behind.
• No "dual tracking": If you submit a complete application before foreclosure starts, the servicer generally can't start foreclosure until it decides on your application and any appeal.
• Written decisions: If you're denied a loan modification, you must be told the specific reasons.
• Trial plan protection: While you make trial payments on time, the servicer may not start a new foreclosure or complete a foreclosure sale.

Sources: CFPB; CFPB servicer obligations. Some rules don't apply to small servicers, and state laws add their own timelines.

Avoid Foreclosure Rescue Scams

Scammers target homeowners in trouble. Walk away if anyone:

• Asks for money upfront. Under the FTC's MARS Rule, companies can't charge until you've accepted a written offer from your lender.
• Guarantees a loan modification or promises to "stop foreclosure."
• Tells you to stop paying your mortgage or stop talking to your lender.
• Asks you to send payments to anyone other than your servicer.
• Asks you to sign over your deed or sign papers with blanks.
• Wants payment only by wire, cashier's check, or payment app.
• Pressures you to sign immediately, or offers a "forensic loan audit."
• Uses government-looking logos to claim official status.

Report scams to the FTC at ReportFraud.ftc.gov or 1-877-382-4357, to your state attorney general, or to the HOPE Hotline at (888) 995-4673. Sources: FTC; CFPB.

Small Business Funding

For many business owners, a mortgage problem and a cash-flow problem are the same problem. Before you borrow against your home or put business costs on personal credit, look at funding built for businesses. Here are the main legitimate options available right now.

Business Funding Readiness Checklist

• My business is registered and licensed, and I have an EIN.
• I'm current on business taxes, or on an approved payment plan.
• I have the last two years of business tax returns.
• I have a current profit-and-loss statement and balance sheet.
• I have a debt schedule listing every business loan, card, and lease.
• I know my personal credit score, and every owner with 20% or more can authorize a credit check.
• I can explain exactly how much I need, what it's for, and how it will be repaid.
• I have a simple business plan or growth plan with 12 to 24 months of projections.
• My business and personal bank accounts are separate.

SBA-Backed Loans

The U.S. Small Business Administration doesn't usually lend directly. It guarantees loans made by banks, credit unions, and nonprofit lenders, which makes it easier for small businesses to qualify.

Since July 4, 2026, qualified borrowers can combine a 7(a) loan and a 504 loan for up to $10 million in total SBA-backed financing. Use the SBA's free Lender Match tool to connect with interested lenders. Sources: SBA 7(a) loans; SBA 504 loans; SBA Microloans; SBA announcement.

SBA Disaster Loans

If your business is in a declared disaster area, SBA Economic Injury Disaster Loans (EIDL) provide working capital of up to $2 million, even without physical damage. Recent terms: 4% interest for small businesses, terms up to 30 years, and no payments or interest for the first 12 months. Physical damage loans cover repairs. Apply at sba.gov/disaster or call (800) 659-2955. Source: SBA Disaster Assistance.

Community Lenders (CDFIs) and Credit Unions

Community Development Financial Institutions are mission-driven lenders that often work with newer businesses, lower credit scores, or owners turned down by banks. Many pair loans with free coaching. Search by ZIP code with the Federal Reserve Bank of Minneapolis CDFI Finder, which uses the Treasury CDFI Fund's list of certified CDFIs.

State and Local Business Programs

• State economic development agencies: Every state has one. Many offer low-interest loans, loan guarantees, microloans, and grants, often for businesses that create or keep jobs.
• City and county programs: Many cities offer storefront improvement grants, small forgivable loans, and lender-matching networks for local businesses.
• SBA district offices: Your local SBA office can point you to state programs, SBA lenders, and free counseling. Find it with the SBA local assistance finder.
• Utility and corporate programs: Some utilities and large companies run small business grant or energy-efficiency rebate programs in their service areas.

Grants: What to Know

Business grants are real but competitive, usually tied to a specific purpose, and rarely cover rent, payroll, or past-due bills. Look for grants from your city, state, utility companies, and established corporate or nonprofit programs. Never pay a fee to "unlock" a grant; legitimate grant programs don't charge you to receive money.

Funding to Approach With Caution

• Merchant cash advances (MCAs): Fast, but often very expensive, with daily or weekly withdrawals that can drain cash flow. Ask for the total payback amount and an estimated APR before signing.
• "Guaranteed approval" offers: No legitimate lender guarantees approval before reviewing your finances.
• Upfront-fee brokers: Be wary of anyone who charges large fees before you're funded.
• Personal guarantees and confessions of judgment: Understand exactly what you're signing; have an attorney review it if you're unsure.

Free Business Advisors

• Small Business Development Centers (SBDCs): Free consulting on loan packages, business plans, and financial projections.
• SCORE: Free mentoring from experienced business owners.
• SBA local assistance: Find SBDCs, SCORE chapters, Women's Business Centers, and Veterans Business Outreach Centers through SBA Local Assistance.

If You Lost Your Job or Income

1. File for unemployment right away. Apply through your state's unemployment office; find yours with the CareerOneStop state finder. Keep filing your weekly or biweekly claim, even while you wait for a decision. Your local American Job Center offers free help with job searches and training.
2. Apply for benefits you may now qualify for, such as SNAP (food assistance), Medicaid, LIHEAP, and childcare help. Use the USA.gov Benefit Finder to see what you may qualify for, and the SNAP state directory to apply for food help. Many local nonprofits will help you fill out applications for free; call 211.
3. Call your mortgage servicer or landlord now, before you miss a payment. Job loss is a recognized hardship for nearly every relief program on this page.
4. Call your other lenders. Car lenders, credit card companies, and student loan servicers often have hardship programs, but you usually have to ask.
5. Keep your health coverage. If you lost job-based insurance, check Medicaid and HealthCare.gov (or your state's marketplace) right away; losing coverage opens a special enrollment period.
6. Don't cash out retirement accounts in a panic. Early withdrawals can trigger taxes and penalties. Talk with a counselor first.

Can't Pay Every Bill? Budget Triage

When money runs short, pay bills in order of what keeps you safe, housed, and working. This is a general guide; a counselor can tailor it to you.

Monthly Money Checklist

• I listed every source of household income, after taxes.
• I listed every bill, its due date, and the minimum payment.
• I canceled or paused subscriptions and services I can live without for now.
• I called each provider I can't pay in full to ask for a due-date change, payment plan, or hardship program.
• I checked my eligibility for SNAP, LIHEAP, utility assistance, and tax rebates.
• I set aside even a small amount toward an emergency fund.
• I'm tracking spending weekly (the free Happy Dollar app can help).

Credit Card Debt and Debt Collectors

Your Rights With Debt Collectors

• Validation notice: A collector must send you details of the debt in its first contact or within five days. You then have 30 days to dispute it in writing; once you do, the collector must pause collection until it verifies the debt (CFPB).
• Call limits: A collector is presumed to be breaking the law if it calls you about a particular debt more than seven times in seven days, or within seven days after speaking with you about it (CFPB).
• You can tell a collector to stop contacting you, in writing. This doesn't erase the debt, but it stops the calls.
• Never ignore a lawsuit. If you're sued, respond by the deadline or you could face a default judgment and wage garnishment. Contact legal aid right away.

Options for Getting Out of Debt

Free help: the National Foundation for Credit Counseling at 800-388-2227. Many cities also run free Financial Empowerment Centers with one-on-one money counseling; ask 211 if there's one near you.

Check and Protect Your Credit

• Get your free credit reports every week from Equifax, Experian, and TransUnion at AnnualCreditReport.com or by calling 1-877-322-8228. It's the only site authorized by federal law, and checking never hurts your score (AnnualCreditReport.com FAQ).
• Dispute errors directly with the credit bureau and the company that reported them. Keep copies.
• Beware "credit repair" companies that charge upfront or promise to remove accurate negative information. You can dispute errors yourself for free.
• Identity theft? Report it and get a recovery plan at IdentityTheft.gov, and consider a free credit freeze with each bureau.

Medical Bills

• Ask for financial assistance (charity care) first. Federal law requires nonprofit hospitals to have a written financial assistance policy, publicize it, and make reasonable efforts to see if you qualify before credit reporting, lawsuits, liens, or wage garnishment (The Philadelphia Inquirer).
• Apply even if the bill is in collections. Nonprofit hospitals generally must accept applications for at least 240 days after the first post-discharge bill, and must pause extraordinary collection actions while your application is pending (Black Health).
• Request an itemized bill and check it for errors, duplicate charges, and services you didn't receive.
• Ask for an interest-free payment plan directly with the provider before it goes to collections.
• Credit reports: The federal rule that would have removed medical debt from credit reports was vacated by a court in July 2025. The three major credit bureaus still voluntarily exclude paid medical collections and medical debts under $500 (GetOutOfDebt.org).

Federal Student Loans

Federal student loan repayment changed significantly in 2026. A court order ended the SAVE Plan in March 2026. If you were on SAVE, your servicer will notify you, and you'll have 90 days to choose another plan; if you don't, you'll be automatically placed in a fixed-payment plan (Federal Student Aid).

• Repayment Assistance Plan (RAP): A new income-driven plan available since July 1, 2026. Payments are 1% to 10% of your adjusted gross income, reduced by $50 per month for each dependent, with a $10 minimum and forgiveness after 30 years of qualifying payments (Federal Student Aid).
• Income-Based Repayment (IBR): Still available for loans disbursed before July 1, 2026.
• Be careful about new loans or consolidation: Taking out a new loan or consolidating on or after July 1, 2026, limits all your Direct Loans to RAP or the Tiered Standard Plan (Federal Student Aid).
• Use the free tools at StudentAid.gov, including the Loan Simulator. You never have to pay a company to change plans.

Taxes: Free Filing and Payment Help

• Free tax preparation (VITA/TCE): IRS-certified volunteers prepare returns for free, generally for people earning about $70,244 or less, people with disabilities, and limited-English speakers (IRS).
• IRS Free File: If your adjusted gross income is $89,000 or less, you can use guided tax software for free, as long as you start from IRS.gov (IRS).
• Claim every credit: The Earned Income Tax Credit and Child Tax Credit can add up to thousands of dollars for working families.
• Owe the IRS? File on time even if you can't pay, then set up a payment plan. Penalties for not filing are usually larger than penalties for not paying.
• Behind on property taxes? Ask your county tax office about installment plans, and see the property tax relief section.

Need Cash Fast? Safer Options

• Ask first: Your employer (paycheck advance), your landlord or utility (due-date change), and local charities or 211 for emergency grants.
• Credit union small-dollar loans: Federal credit union Payday Alternative Loans (PALs) cap APRs at 28% (Finder).
• Know your state's payday loan rules. About 21 states and the District of Columbia have interest rate caps strong enough to effectively prohibit high-cost payday loans; elsewhere, APRs can run into the hundreds of percent (Experian). Your home state's law generally applies even to online, out-of-state lenders (MoneyLion). Active-duty service members and their families are protected by a 36% federal cap under the Military Lending Act. Report unlicensed lenders to your state consumer protection office.
• Avoid title loans, rent-to-own, and "advance fee" loans. If someone wants money before giving you a loan, it's a scam.
• Be cautious with cash-advance apps and buy-now-pay-later. Tips, fees, and stacked payments add up quickly.

Nationwide Resource Directory

Free Counseling and Hotlines

Federal Agencies and Loan Programs

State and Local Help Finders

Income, Benefits, Debt, and Credit

Small Business Funding

Complaints and Fraud Reporting

Frequently Asked Questions

My payment went up but I haven't missed one yet. Can I still get help?

Yes. Many servicers can review you for "imminent default" options before you fall behind, including Fannie Mae and Freddie Mac Flex Modifications. Call as soon as you know the new payment won't fit your budget.

My rent went up and I can't afford it. What should I do first?

Talk to your landlord in writing right away, apply for any rebates and utility help you qualify for, and call a tenant hotline before you sign a new lease or agree to move out.

Should I use a debt settlement company?

Start with a free nonprofit credit counselor instead. Settlement can work for some people, but it often means stopping payments, paying fees, damaging your credit, and risking lawsuits.

Will asking for help hurt my credit?

Missed payments hurt credit more than asking for help does. How a forbearance, trial plan, or modification is reported varies, so ask your servicer exactly how it will be reported before you agree.

Can I still get help if a foreclosure sale is scheduled?

Often, yes. Submit a complete application as soon as possible. Applications completed more than 37 days before a sale receive stronger federal protections. Contact a housing counselor or legal aid immediately.

Is a partial claim or payment deferral "free money"?

No. These are interest-free balances you'll repay when you sell, refinance, or pay off your mortgage. They don't add to your monthly payment, but they do reduce your equity.

Do I need to pay someone to help me apply?

No. HUD-approved housing counselors help for free. Your servicer can't charge you to apply for loss mitigation.

I'm self-employed. Can I still get mortgage help?

Yes. Expect to provide two years of tax returns with all schedules, a year-to-date profit-and-loss statement, and business bank statements. Clean, separate business books make the process much faster.

Should I take a business loan to catch up on my mortgage?

Usually not. Most business loans and grants restrict personal use, and mixing them can create tax and legal problems. Work out your mortgage through your servicer, and use business funding only for business needs.

What if I can't keep my home?

A short sale or deed-in-lieu can help you leave with less credit damage than a foreclosure, and some programs offer relocation assistance. A counselor can help you compare outcomes.

Need a Plan That Covers Everything?

When housing costs rise, the rest of your budget has to adjust too. As a financial coach, I can help you build a realistic spending plan, prepare your income and expense figures for your servicer, and map out a path back to stability. Business owners can also get help preparing a funding-ready loan package through Gino DiPierro Small Business Coach. You can also track your progress with the free Happy Dollar budgeting app.

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