Step 4Your planAlternatives

Alternatives to foreclosure

The dates that decide whether an application pauses a sale, and every option side by side for your loan type.

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Regulation X calculator

Your federal loss-mitigation dates

Enter the dates you know. The calculator counts the Regulation X deadlines from them — for you and for the servicer — using the same rules the advisor reads.

First missed payment due date

Servicer received your application

Application became complete

Servicer’s written decision

You appealed

Scheduled sale date

First foreclosure notice (if known)

Enter dates to see your protection

Add the sale date (or the date your application became complete) to see which protections apply.

Servicer tries to reach you by phone or in person
By the 36th day after a missed payment, the servicer must make good-faith efforts to talk with you live and tell you about loss-mitigation options, if appropriate.
12 C.F.R. § 1024.39(a)
Needs a dateServicer’s duty
Written early-intervention notice
By the 45th day, the servicer must send a written notice with examples of options, how to apply, and where to find HUD-approved housing counselors. It also assigns you contact personnel by then (§ 1024.40).
12 C.F.R. § 1024.39(b)(1)
Needs a dateServicer’s duty
Earliest “first notice or filing” for foreclosure (120-day rule)
A servicer may not make the first notice or filing that starts a foreclosure until the loan is more than 120 days delinquent (with narrow exceptions, like a due-on-sale violation). A complete application sent before that first notice holds the process until the servicer decides and any appeal ends. Which Texas notice counts as the “first notice” is a question to ask a lawyer or counselor.
12 C.F.R. § 1024.41(f)(1)
Needs a dateRule date
Send any application at least 45 days before a sale
If the servicer receives an application (even an incomplete one) 45 days or more before a scheduled sale, it must review it promptly and tell you in writing within 5 business days whether it is complete and, if not, what is missing and by when.
12 C.F.R. § 1024.41(b)(2)(i)
Needs a dateYour cutoff
Acknowledgment letter due
Within 5 business days after receiving your application (if received 45+ days before a sale), the servicer must acknowledge it and say whether it is complete.
12 C.F.R. § 1024.41(b)(2)(i)(B)
Needs a dateServicer’s duty
Last day for a complete application to be protected (more than 37 days before the sale)
A complete application received more than 37 days before the sale must be evaluated for all options within 30 days, and the servicer may not conduct the sale while it decides, while an appeal is open, or while you are performing under an agreement. “More than 37” means at least 38 days before the sale date.
12 C.F.R. § 1024.41(c)(1), (g)
Needs a dateYour cutoff
Notice that your application is complete
Within 5 business days after the application becomes complete, the servicer must tell you the date it was complete, that it expects to decide within 30 days, and which foreclosure protections apply.
12 C.F.R. § 1024.41(c)(3)(i)
Needs a dateServicer’s duty
Written decision due
Within 30 days of a complete application (received more than 37 days before a sale), the servicer must evaluate you for every option it has and tell you in writing what it will offer, the time to accept, and any appeal right.
12 C.F.R. § 1024.41(c)(1)
Needs a dateServicer’s duty
Time you get to accept or reject an offer
If your complete application arrived 90 days or more before a sale, the servicer must give you at least 14 days to accept or reject an offer; if it arrived less than 90 but more than 37 days before, at least 7 days.
12 C.F.R. § 1024.41(e)(1)
Needs a dateYour cutoff
Appeal deadline for a modification denial
If the complete application arrived 90 days or more before a sale (or before the first foreclosure notice), you may appeal a denial of any loan modification within 14 days after the decision. Different staff must review it.
12 C.F.R. § 1024.41(h)(1)–(2)
Needs a dateYour cutoff
Appeal decision due
Within 30 days of your appeal the servicer must tell you whether it will offer an option. That decision cannot be appealed again.
12 C.F.R. § 1024.41(h)(4)
Needs a dateServicer’s duty

• These dates are computed from the dates you entered. They are estimates to plan around, not a legal ruling — confirm with the servicer’s letters, a HUD-approved counselor or a lawyer.
• The protections apply to one complete application. If you already had a complete application reviewed and have stayed behind since, the servicer may not have to repeat them (§ 1024.41(i)).
• Small servicers follow only part of these rules (§ 1024.41(j)). Business days skip weekends and federal legal public holidays.

Education and preparation only — not legal advice, and no one can promise a result. Only your servicer or the loan’s owner decides eligibility. Free legal aid and HUD-approved housing counselors can review your situation.

Alternatives to foreclosure

Your federal loss-mitigation dates

Options side by side

Reinstatement (pay what is past due)

Repayment plan

Forbearance (a pause or lower payment for a while)

Loan modification

Partial claim / payment deferral (move the arrears to the end)

Refinance

Sell or list the home (regular sale)

Short sale

Deed in lieu of foreclosure

Cash for keys / relocation money

Bankruptcy route

Tax help (property taxes and forgiven debt)