Find Your Situation —
We Have a Free Solution
No matter what brought you here, HOAPnet's free Homeowner Assistance Program (HOAP) is designed to help. Select your situation below and get the full guide — including exactly what options are available to you and how HOAPnet helps, at zero out-of-pocket cost.
Job Loss / Income Reduction
A layoff, reduced hours, or business setback has made your mortgage unaffordable. We negotiate with your lender or find the right exit strategy — even if you are months behind.
Get Help With This →Job loss and income reduction are the leading cause of mortgage default in the United States. Whether you were laid off, had your hours cut, lost a contract, or your business revenue dropped, HOAPnet's free HOAP program helps you act immediately — before missed payments turn into a foreclosure notice.
How HOAPnet Helps
- Loan modification — permanently lower your monthly payment
- Forbearance — pause payments while you find new work
- Repayment plan — catch up on arrears over 12–24 months
- Quick cash sale — sell in 7–21 days if keeping the home isn't viable
Medical Bills / Serious Illness
A sudden illness or mounting medical debt has drained your ability to make payments. You deserve a solution that protects your home and your family's future.
Get Help With This →Medical hardship — from cancer and disability to chronic illness and unexpected hospital bills — is widely accepted by mortgage servicers as a qualifying reason for loan modification. HOAPnet knows how to document medical cases effectively and get results that direct applications often miss.
How HOAPnet Helps
- Loan modification with full medical hardship documentation
- Forbearance while undergoing treatment or recovery
- Government assistance program identification and referral
- Short sale or cash sale if selling is the better financial path
Divorce / Separation
When a marriage ends, a mortgage that required two incomes becomes unmanageable on one. We help both parties find a fair resolution before foreclosure happens.
Get Help With This →Divorce is the second most common cause of mortgage default. The mortgage remains legally binding on all listed borrowers regardless of what a divorce decree says — if payments stop, both parties' credit is damaged. HOAPnet helps divorcing homeowners find a resolution that protects both parties.
How HOAPnet Helps
- Loan modification for the spouse remaining in the home
- Quick cash sale — split proceeds per your divorce agreement
- Short sale — resolves the joint mortgage obligation for both parties
- Forbearance — buys time while divorce proceedings finalize
Reverse Mortgage Default
A reverse mortgage in default due to unpaid taxes, insurance, or occupancy issues can move to foreclosure quickly. Specialized free help is available through HOAP.
Get Help With This →Reverse mortgages are complex — and they can go into default for reasons completely unrelated to missing a payment. Failure to pay property taxes, letting homeowner's insurance lapse, or being away from the property for 12+ months can all trigger a default notice. These situations require specialized knowledge that general loan servicers often lack.
How HOAPnet Helps
- Tax and insurance default resolution — repayment plan coordination
- Occupancy dispute — documentation and lender negotiation
- Cash sale — fast resolution with proceeds going to heirs or owner
- Short sale if the reverse mortgage balance exceeds current value
Landlord / Investment Property
Non-paying tenants, vacancies, or rising costs have turned your investment into a liability. Protect your credit and financial future with a proactive strategy.
Get Help With This →Rental and investment property foreclosures have unique considerations — tenant rights, rental income requirements for loan modifications, and different lender policies for non-owner-occupied properties. HOAPnet helps landlords and investors navigate these complexities to find the best outcome.
How HOAPnet Helps
- Loan modification — many servicers offer modifications on investment properties
- Short sale — sell with lender approval, avoid public foreclosure auction
- Cash sale — sell quickly to another investor at fair market value
- Deed-in-lieu — surrender the property for full release of the mortgage
Inherited / Estate Property
Inheriting a home with a mortgage, tax debt, or reverse mortgage can be overwhelming. Our Streamlined Program gets answers fast and cash to heirs quickly.
Get Help With This →When a homeowner passes away, their mortgage does not disappear. The debt becomes part of the estate and must still be paid — or the lender will begin foreclosure, even while probate is ongoing. HOAPnet specializes in fast estate property resolutions that protect heirs, executors, and surviving spouses.
How HOAPnet Helps
- Assume the mortgage and continue payments with lender notification
- Loan modification — lower payments so an heir can keep the home
- Cash sale — close in 7–14 days, no probate delays required in most states
- Short sale — if the home is worth less than the mortgage balance
Not sure which situation fits yours?
Many homeowners are dealing with more than one hardship at once — job loss and divorce, medical bills and a rental property in default. HOAPnet's HOAP Counselors are trained to handle complex, multi-factor situations. Call us and we will identify the right strategy for your specific circumstances.