Housing trouble attracts people who promise a fast save for an upfront fee. A HUD-participating housing counseling agency is a better first call. HUD-certified counselors give independent advice based on your housing problem and finances.
What they can help with
- Rent and eviction questions.
- Mortgage delinquency and foreclosure prevention.
- Buying a home and first-time buyer education.
- Budget and credit issues tied to housing.
- Reverse mortgage counseling.
- Homelessness and disaster-related housing problems.
Not every agency offers every service. The search result shows specialties, languages, and ways to meet.
Use the HUD list
Search the HUD housing counseling page or call 800-569-4287. The phone line can help find an agency, including national agencies that serve rural or remote areas.
What it should cost
HUD says foreclosure, eviction, and homeless counseling are always free. Other counseling or classes may have a reasonable fee. Ask before the appointment. A real agency should explain the fee and should not hide it in a product.
Ask: “Are you on HUD’s participating agency list, and is there any fee for my type of counseling?”
You do not have to buy what they sell
A HUD-participating agency cannot make counseling depend on using a product or service from the agency, an affiliate, or a partner. If the “counselor” says help only comes with a new loan, paid membership, title transfer, or document-signing fee, stop.
Bring the full ugly stack
- The latest rent, mortgage, eviction, or foreclosure notice.
- Recent income and household-expense proof.
- Loan statement, lease, tax, and insurance papers that relate to the problem.
- A list of every deadline and every call already made.
- Your questions, written before the meeting.
Do not wait for a perfect packet when a court or sale date is close. Make the appointment and ask what to bring.
The counselor does not control the lender or court
A counselor can explain options, help build an action plan, and help you talk with a servicer or landlord. The counselor cannot guarantee a loan change, stop every eviction, or erase a legal deadline.
If a court date, foreclosure sale, or lockout is close, ask about local legal aid too. Counseling and legal representation are not the same thing.
Where we checked
Go straight to the source
- HUD Housing CounselingOfficial counselor search and 800-569-4287 locator number.
- HUD: About housing counselingServices, fees, independence rules, languages, and remote options.
We link to the official office when one exists. A link is not an endorsement, and we do not control outside sites.