Foreclosure Help
Questions & Answers

HOAPnet's Homeowner Assistance Program (HOAP) is completely free to qualified homeowners. There are no application fees, consulting fees, or hidden costs ever. Every HOAP Homeowner Counselor is a licensed real estate professional who provides services at no out-of-pocket cost to you. The HOAP Program is funded through real estate transaction revenues, not homeowner fees.

HOAPnet is a privately funded homeowner assistance organization that operates the Homeowner Assistance Program (HOAP). Through HOAP, qualified homeowners receive a dedicated licensed HOAP Homeowner Counselor who provides expert guidance, negotiates with lenders, and coordinates sales or legal referrals — all at zero out-of-pocket cost. HOAPnet is not a government program and is not affiliated with the NY State Homeowner Protection Program (HOPP) or the NY State Homeowner Assistance Fund (NYS HAF).

Every HOAP Homeowner Counselor is a New York State licensed real estate salesperson and an approved member of HOAPnet. They provide publicly available guidance and help homeowners navigate foreclosure relief options as permitted by law. They cannot and do not provide legal, accounting, or tax advice. Legal assistance is available through licensed attorney referrals at no out-of-pocket cost to qualifying homeowners.

No. HOAPnet is a privately owned for-profit organization. It is not affiliated with any local, state, or federal government agency, and is not affiliated with the New York State Homeowner Protection Program (HOPP) or the NY State Homeowner Assistance Fund (NYS HAF). HOAPnet funds the HOAP program through real estate transaction revenues and referral fees — homeowners are never charged.

Yes in most cases. In New York, lenders must give a 90-day pre-foreclosure notice before filing in court, and the judicial process adds many more months. Even after receiving a summons and complaint, legal options remain. HOAPnet connects you with foreclosure defense attorneys who appear at mandatory settlement conferences. Do not ignore any court documents — contact HOAPnet immediately.

Federal law generally prohibits lenders from beginning foreclosure until you are 120 days (4 months) delinquent. New York State also requires an additional 90-day pre-foreclosure notice before any court filing. However do not wait — the moment you know you cannot make a payment, contact HOAPnet. Earlier action always means more options and better outcomes.

New York law requires that once a foreclosure lawsuit is filed for a residential property, the court must schedule a mandatory settlement conference. Both the homeowner (or their attorney) and the lender's representative must appear and negotiate in good faith. These conferences are critical opportunities to achieve loan modifications, repayment plans, or other resolutions. HOAPnet can connect you with legal representation for these conferences at no cost.

Contact HOAPnet immediately. Even after receiving a summons and complaint, the mandatory settlement conference process gives you significant time and leverage. You have the right to appear at the conference and negotiate with your lender. Do not ignore court documents — we will connect you with legal representation at no out-of-pocket cost through HOAP.

In non-judicial foreclosure states, lenders can foreclose through a power-of-sale clause without filing a court lawsuit — making the process significantly faster. Georgia can complete a sale in as little as 37 days, Alabama in 50–74 days, and North Carolina in 60–90 days. If you own a home in one of these states and are behind on your mortgage, contact HOAPnet immediately — same-day response available.

Yes. A completed foreclosure drops your score by 100–150+ points and remains on your credit report for up to 7 years. Future FHA mortgage eligibility is typically suspended for 3–5 years. Loan modifications, short sales, and cash sales all cause significantly less credit damage. Acting early with HOAPnet gives you the best chance of protecting your credit.

Yes. Many homeowners who were denied directly by their servicer have been approved through HOAPnet's HOAP program. Lenders respond differently to professionally prepared, complete applications submitted through our program. Even if you have been denied once or multiple times, contact us for a free re-evaluation — denial is not the end of the road.

A loan modification is a permanent change to the terms of your existing mortgage — such as lowering the interest rate, extending the loan term, or adding missed payments to the end of the loan — to make your monthly payment more affordable. A successful modification stops the foreclosure process and allows you to keep your home. HOAPnet negotiates modifications on behalf of homeowners at no cost.

Typically: 2 months of pay stubs or proof of income (unemployment, Social Security, disability, self-employment), 2 months of bank statements, 2 years of federal tax returns, a hardship letter, your most recent mortgage statement, and a completed financial worksheet. HOAPnet helps you prepare and organize all required documentation — free as part of the HOAP service.

The process typically takes 30–90 days from submission of a complete package to a decision. During review, most servicers will not advance the foreclosure while a complete modification application is pending. HOAPnet monitors your application and follows up with the servicer on your behalf throughout the process.

A foreclosure is a legal process in which the bank seizes your property, sells it at auction, and reports the event on your credit for up to 7 years. A short sale allows you to sell your home for less than what you owe with the lender's agreement to accept the difference and release the lien. A short sale causes significantly less credit damage than a foreclosure, and HOAPnet coordinates the entire process on your behalf at no cost.

HOAPnet can arrange a quick cash as-is sale through our network of vetted buyers who can often close in 7 to 21 days — no repairs, no listing, no commissions. This is far faster than a traditional sale and immediately stops the foreclosure clock. You may walk away with cash and no remaining mortgage deficiency.

A traditional sale or cash sale completed before foreclosure typically has minimal credit impact — similar to any normal home sale. A short sale causes moderate credit damage. A completed foreclosure causes the most damage and remains on your credit report for up to 7 years. Selling before foreclosure — in any form — is almost always better for your credit than letting the foreclosure proceed.

A lis pendens is a formal legal notice filed in public land records indicating a lawsuit involving the property's title has been filed. In foreclosure cases it means your lender has filed a court action. It does NOT mean you have lost your home — the court process continues for many months afterward, and you still have options including loan modification, repayment plans, and selling.

Yes. Job loss and income reduction are among the most commonly accepted qualifying hardships for loan modification. HOAPnet documents your situation and negotiates on your behalf — even if you are already several months behind. Forbearance agreements (temporary payment pauses) are also available while you secure new employment.

Medical hardship is widely accepted by lenders as a qualifying reason for loan modification. HOAPnet helps you document your medical situation, prepare a complete hardship package, and submit it to your servicer professionally. Even homeowners on disability income have achieved modifications through HOAP.

The mortgage remains legally binding on all listed borrowers regardless of what a divorce decree says. If one spouse can qualify, a loan modification can make the home affordable on a single income. If neither party can afford the home alone, HOAPnet coordinates a cash sale or short sale to resolve the mortgage cleanly for both parties.

Notify the lender's loss mitigation department of the death immediately and request a payoff statement. As heir or executor, you can apply for a loan modification to assume the mortgage, sell quickly to pay off the balance, or pursue a short sale if the home is underwater. HOAPnet specializes in inherited property situations and can coordinate a fast resolution including cash sales closing in 7–14 days.

Yes. Reverse mortgages can default for reasons other than missed payments — including unpaid property taxes, lapsed homeowner's insurance, or extended absence from the property. These situations can move to foreclosure quickly. HOAPnet provides specialized guidance for reverse mortgage default at no cost.

Yes. HOAPnet helps landlords and real estate investors facing foreclosure on rental and investment properties. Options include loan modification, forbearance, short sale with lender approval, or a quick cash sale. Rental property situations often have different timelines and lender policies — contact HOAPnet for a free situation-specific evaluation.

HOAPnet currently serves homeowners in Nassau County NY, Suffolk County NY, Queens County NY, Kings County (Brooklyn) NY, Durham County NC, Wake County NC, Broward County FL, Horry County SC, Richland County SC, Muscogee County GA, and Russell County AL. If your county is not listed, call us — we may still be able to help or refer you to a qualified resource.

HOAPnet offers a free downloadable guide titled Homeowners' Guide to Life-Changing Options to Avoid Foreclosure. It covers all 9 major foreclosure prevention strategies in plain language: Introduction and Your Rights, Assessing Your Financial Situation, Loan Modification and Refinancing, Forbearance and Repayment Plans, Short Sales and Deed-in-Lieu, Selling Your Home (Traditional, Short Sale, and Quick Cash), Bankruptcy as a Last Resort, Preventive Measures for the Future, and Conclusion and Resources. Download it free — no email required.

HOAPnet's assistance itself has no impact on your credit score. Successfully completing a loan modification, forbearance, or short sale almost always results in far less credit damage than allowing a foreclosure to complete. A completed foreclosure can remain on your credit report for 7 years. Acting early with HOAPnet gives you the best chance of protecting your financial future.