We know you have questions. Here are honest answers to the most common ones.
We're a resource for homeowners who are struggling with their mortgage and don't know where to turn. We help connect you with mortgage relief professionals who may be able to discuss options for your situation. Think of us as a starting point — a way to find out what help may be available without any cost or commitment.
No — we're a private service and have no affiliation with any government agency, the Department of Housing and Urban Development, the Consumer Financial Protection Bureau, or any federal or state program. We're an independent company that helps connect homeowners with mortgage relief professionals.
No — we're a connection service, not a mortgage relief provider. We help you find professionals who specialize in mortgage relief. Any actual services would be provided by the independent professionals who reach out to you.
It's completely free. There's no cost, no commitment, and no obligation to submit your information. We generate revenue from professionals who access our platform, not from homeowners who need help.
Mortgage relief professionals who specialize in helping homeowners in situations like yours. They're independent specialists — not employees of Mortgage Options Network. They'll reach out to discuss your situation and what options may be available.
Most homeowners hear back quickly — often within minutes to a few hours during business hours. Professionals on our platform are actively looking to connect with homeowners and typically respond the same day.
The specialists who may reach out are experienced in mortgage relief and loss mitigation. We always encourage you to ask questions and take the time you need before making any decisions.
We collect basic information about you and your mortgage situation — things like your name, contact info, lender, and how far behind you are. This information is used to connect you with mortgage relief professionals who may be able to help. See our Privacy Policy for full details.
Yes, absolutely. Call us at 855-789-9279 or email support@mortgageoptionsnetwork.com and we'll process your request promptly. If you've already been contacted by a professional, you can also opt out directly with them.
A loan modification is a permanent change to your mortgage terms — like lowering your interest rate or extending your loan — to make your monthly payment more manageable. It's one of the most common options mortgage relief professionals discuss with homeowners. Learn more in our Resources section.
Forbearance is a temporary pause or reduction in your mortgage payments while you work through a difficult period. It's important to understand that the paused payments are still owed — but it can give you breathing room when you need it most. Learn more in our Resources section.
It's not necessarily too late. Even after receiving a foreclosure notice, options may still be available to you. The sooner you act, the more options you're likely to have — but many homeowners in foreclosure have found a path forward. Don't give up without exploring your options.
See What Programs Apply to Your Situation
Most homeowners do not lose their homes because they fail to qualify for help — they lose them because of small fixable mistakes around deadlines and paperwork. A free review can flag what to do next.
See My Options →Q. Will this cost me anything?
No. Submission is free, takes about five minutes, and you have no obligation to move forward with anything.
We accept submissions from homeowners in 49 states. (We do not currently accept submissions from Delaware residents.) Visit our States We Serve page for the full list.
We welcome submissions from mobile home owners. Just indicate that on the form — mobile home owners may have options available to them, and a specialist will be aware of your situation when they reach out.
Self-employed homeowners can absolutely submit their information. The mortgage relief process may require a bit more documentation for self-employed borrowers, but options may still be available. A specialist who reaches out will be able to guide you. Learn more in our Resources section.
You can call us at 855-789-9279 (Monday–Friday, 9 AM–5 PM PST), email us at support@mortgageoptionsnetwork.com, or use the contact form on our Contact page. We're happy to help.
The TCPA (Telephone Consumer Protection Act) is a federal law governing how companies can contact consumers by phone and text. When you submit our form, you're providing consent for mortgage relief professionals to contact you using automated systems. Consent is not required to receive any service, and you can opt out at any time.
To stop text messages, reply STOP to any text. To opt out of calls or emails from a specific professional, contact that professional directly. To have your information removed from our platform, contact us at 855-789-9279 or support@mortgageoptionsnetwork.com.
Yes — our site uses SSL/TLS encryption and we take reasonable measures to protect your information. See our Privacy Policy for full details.
Under the California Consumer Privacy Act (CCPA) and similar laws, you may have the right to opt out of the sale of your personal information. To exercise this right, contact us at 855-789-9279 or support@mortgageoptionsnetwork.com and we'll process your request within 30 days.
The questions below cover the federal framework that gives most struggling homeowners more leverage than they realize — specific deadlines, written-decision rights, and a foreclosure pause while a complete application is under review. For a step-by-step look at the full menu of options, see our mortgage relief guide.
Your mortgage servicer (the company you send payments to) is rarely the same as the investor that actually owns your loan. The investor — Fannie Mae, Freddie Mac, FHA, VA, USDA, or a private trust — sets the rules for which loss mitigation programs you can access. Federal law gives you the right to ask in writing who owns your loan, and your servicer must respond. Knowing the investor is often the difference between qualifying for a Flex Modification, FHA partial claim, or a VA-specific option. (Right of investor identification under 12 C.F.R. § 1024.36.)
Federal law sets two specific deadlines. By the 36th day of delinquency, your servicer must make good-faith efforts to reach you by phone or in person to discuss loss mitigation. By the 45th day, they must send written notice listing examples of available options and how to apply. If your servicer skipped either deadline, that is a violation worth raising. (Early intervention requirements under 12 C.F.R. § 1024.39.)
Two terms matter. A facially complete application — one that includes everything your servicer initially asked for — triggers protections even if more documents are later requested. A truly complete application starts a 30-day clock during which the servicer must evaluate every option you may qualify for. While that review is underway, the servicer cannot move forward with a foreclosure sale. (Facially complete protection under 12 C.F.R. § 1024.41(b)(2)(i)(B); 30-day review under § 1024.41(c); dual-tracking ban under § 1024.41(g).)
A denial is not the end of the road. Federal law requires the servicer to put the specific reasons in writing — vague rejections do not count. If your application was complete and submitted at least 90 days before a scheduled foreclosure sale, you have 14 calendar days from the denial notice to file a written appeal. The servicer must assign the appeal to different personnel than the original reviewer. Many denials are reversed on appeal because of bad income figures, missing documents, or a wrong investor program. (Written denial reasons under 12 C.F.R. § 1024.41(d); 14-day appeal under § 1024.41(h).)
If you have an FHA loan, the partial claim is a powerful catch-up tool. Your missed payments and arrears get rolled into a separate, interest-free junior lien — not added to your monthly payment. You owe nothing on it until you sell, refinance, or pay off the first mortgage. FHA servicers must also offer a face-to-face meeting before foreclosing in most cases and must work through a specific waterfall of options before moving to foreclosure. (Partial claim under 24 C.F.R. § 203.371; face-to-face under § 203.604; servicer responsibility waterfall under § 203.605.)
No. The Veterans Affairs Servicing Purchase (VASP) program ended on May 1, 2025 (VA Circular 26-25-2). Congress passed the VA Home Loan Program Reform Act (H.R. 1815) on July 30, 2025 with a new 25%/30% partial claim cap, but it is not yet fully operational as of 2026. In the meantime, VA borrowers rely on the standard servicer obligations under federal law — which still include early intervention, loss mitigation review, and foreclosure alternatives. (VA loan servicer obligations under 38 C.F.R. § 36.4350 et seq.)
Flex Modification is the standard loan modification program for conventional loans owned by Fannie Mae or Freddie Mac. If your loan was originated by a typical lender and is not FHA, VA, or USDA, there is a strong chance it is owned by one of these two. Flex aims to reduce your principal and interest payment by roughly 20% by extending the term, lowering the rate, or deferring principal — provided you have documented hardship. (Fannie Mae Servicing Guide D2-3.2; Freddie Mac Servicing Guide Chapter 9203.)
Generally, no. Once you submit a complete loss mitigation application more than 37 days before a scheduled sale, federal law bars the servicer from moving the foreclosure forward until your application is reviewed, the appeal window has passed, or you abandon the process. There is also a separate rule that prevents servicers from filing the first foreclosure step until you are at least 120 days delinquent. Together these are your strongest protections. (Dual-tracking ban under 12 C.F.R. § 1024.41(g); pre-120-day rule under § 1024.41(f).)
These protections come from federal regulations including 12 C.F.R. § 1024.36, § 1024.39, § 1024.41, 24 C.F.R. § 203.371, § 203.604, § 203.605, 38 C.F.R. § 36.4350 et seq., Fannie Mae Servicing Guide D2-3.2, and Freddie Mac Servicing Guide Chapter 9203.
Talk to a Professional Before Your Next Decision
Federal rules give you a 30-day evaluation window, a 14-day appeal window, and a foreclosure pause while a complete application is under review — but only if you trigger them in time.
See My Options →Q. Do I have to commit to anything?
No. The review is informational. You decide what — if anything — to do next.
About Us: Mortgage Options Network, operated by Pipeline Harbor Digital LLC, connects homeowners with independent mortgage relief professionals who may be able to help. We are a service — we do not provide mortgage relief directly, and we do not charge consumers for submitting their information. Any professional who contacts you is independent; we encourage you to ask questions and feel comfortable before moving forward. This site does not provide legal or financial advice.