Quick answerHUD-approved housing counseling agencies are nonprofits and public agencies that give independent advice on buying a home, avoiding foreclosure, renting, homelessness, and reverse mortgages. Many services are free; others charge modest fees. Find one at hud.gov/counseling or by calling 800-569-4287. Counselors can’t guarantee outcomes, and legitimate ones never ask you to stop paying your mortgage or sign over your home.
On this page

What counselors help with

  • Pre-purchase: budgeting, credit, homebuyer education (often required for down payment assistance), comparing loans and programs
  • Mortgage delinquency and foreclosure: reviewing options, preparing applications, communicating with servicers, spotting scams
  • Rental: budgeting, finding affordable housing, tenant rights, and referrals
  • Homelessness: connections to local resources
  • Reverse mortgages: required HECM counseling for homeowners 62+
  • Post-purchase: budgeting, maintenance, refinancing decisions
  • Disaster recovery: navigating insurance and assistance

How to find a legitimate agency

  • Search hud.gov/counseling or call 800-569-4287.
  • The CFPB also offers a counselor search by ZIP code.
  • Many agencies offer phone and video sessions, so you’re not limited to local offices.
  • Verify the agency on HUD’s list before sharing documents.

What to bring

  • Recent pay stubs and benefit letters
  • Bank statements
  • A list of monthly expenses and debts
  • Your mortgage statement or lease
  • Any notices from your servicer, landlord, or court
  • Tax returns if self-employed

Red flags

Legitimate counselors never:

  • Ask for upfront fees to modify your loan
  • Tell you to stop paying your mortgage
  • Ask you to sign over your deed or title
  • Guarantee a modification or specific result
  • Tell you not to contact your servicer

What happens in a counseling session

Pre-purchase counseling usually includes:

  1. A review of your income, expenses, debts, and savings
  2. A credit report review and a plan to fix errors or improve scores
  3. A realistic home price and monthly payment range
  4. An overview of loan types and down payment assistance you may qualify for
  5. A written action plan and, if required, a homebuyer education certificate

Foreclosure prevention counseling usually includes:

  1. Reviewing your mortgage statement, notices, and timeline
  2. Identifying your loan type and investor (FHA, VA, USDA, Fannie Mae, Freddie Mac, private)
  3. Building a budget and hardship letter
  4. Helping assemble a complete loss mitigation application
  5. Communicating with your servicer with your written permission
  6. Explaining options if keeping the home isn’t affordable (short sale, deed in lieu)

Rental counseling may cover budgeting, finding affordable housing, tenant rights, and referrals for emergency help.

Reverse mortgage (HECM) counseling is required before a federally insured reverse mortgage. It covers how the loan works, costs, alternatives, and your obligations. You receive a certificate that the lender needs.

Homebuyer education requirements

Many down payment assistance programs and some mortgage products (especially for first-time buyers with low down payments) require homebuyer education. HUD-approved agencies offer classes in person and online; ask whether the certificate will be accepted by your lender and program before you enroll.

Questions to ask an agency

  • Are you on HUD’s list of approved agencies, and are your counselors HUD-certified?
  • What services are free, and what fees apply?
  • Do you offer phone or video sessions?
  • Can you communicate with my servicer?
  • Do you have experience with my loan type or situation (for example, reverse mortgages, VA loans, heirs’ property)?

How counseling differs from other help

Help What it does Cost
HUD-approved housing counselor Neutral advice, budgeting, applications, servicer communication Often free or low cost
Legal aid attorney Legal defense, court filings, legal advice Free for eligible clients
Your servicer Evaluates you for its loss mitigation options Free
For-profit “modification” companies Often charge fees and may be scams Advance fees generally illegal

If a foreclosure case has started or you received court papers, contact legal aid in addition to a counselor.

Frequently asked questions

Is housing counseling free?

Often. Foreclosure prevention and many rental and homelessness services are commonly free. Some agencies charge reasonable fees for homebuyer education or reverse mortgage counseling (which may be paid at closing). Agencies must disclose fees and can’t charge for foreclosure counseling in ways that violate HUD rules.

Are housing counselors certified?

Yes. Since 2021, counselors providing services at HUD-approved agencies must be HUD-certified, which requires passing an exam on financial management, property maintenance, fair housing, homeownership, avoiding foreclosure, and tenancy.

Can a counselor talk to my servicer for me?

Yes, with your written authorization. Counselors often help assemble loss mitigation applications and communicate with servicers.

Sources and verification

Use these sources to check program rules. Funding, openings, and local procedures must be confirmed with the agency handling your application.

  1. Find a housing counselorU.S. Department of Housing and Urban Development
  2. Find a housing counselor (CFPB tool)Consumer Financial Protection Bureau
  3. 24 CFR Part 214 — Housing Counseling ProgramElectronic Code of Federal Regulations

Found a changed rule or a broken link? Report a correction for this guide.

Published by Housing Assistance Info

Independent guidance based on the sources listed above. Read our sourcing, automated-tool, and correction policies.