What Housing Counselors Do
HUD-approved housing counselors are trained professionals who help homeowners navigate financial difficulties related to their mortgage. They can review your financial situation, explain your options, help you apply for loss mitigation programs, negotiate with your servicer on your behalf, and connect you with legal assistance if needed.
In New York, the Homeowner Protection Program (HOPP) funds a statewide network of housing counseling agencies that provide these services at no cost to homeowners. These are not for-profit companies or scam operations — they are legitimate nonprofit organizations funded by the state to help you.
How to Find a Counselor
You can find a HUD-approved counseling agency near you by calling the HOPP hotline at 1-855-HOME-456, visiting the HUD website at hud.gov/findacounselor, or asking your loan servicer for a list of local agencies (they are required to provide this under RPAPL §1304).
In the Hudson Valley, several agencies serve Dutchess, Orange, Putnam, Rockland, and Westchester counties. When you call, ask specifically for foreclosure prevention counseling and explain your situation. Most agencies can schedule an initial consultation within one to two weeks.
What to Bring to Your First Meeting
Come prepared with your most recent mortgage statement, any correspondence from your servicer (especially delinquency notices or loss mitigation offers), your last two months of bank statements, recent pay stubs or proof of income, your most recent tax return, and a list of your monthly expenses. The more information you provide, the better your counselor can assess your options.
After the initial review, your counselor will recommend a course of action and can help you implement it — whether that is applying for a modification, negotiating forbearance, exploring refinancing, or preparing to sell. They will continue working with you throughout the process at no cost.
Avoiding Scams
Unfortunately, homeowners in financial distress are frequently targeted by scam operations offering to save your home for an upfront fee. Remember: legitimate HUD-approved counselors never charge for their services. Be wary of any company that guarantees a modification, asks for payment before providing services, tells you to stop communicating with your servicer, or asks you to sign over your deed.
If someone contacts you unsolicited offering mortgage relief, verify their credentials through HUD before engaging. Report suspected scams to the New York Attorney General's office.