California Foreclosure Help: 8 Free Programs to Stop Foreclosure

California consistently ranks among the top states for foreclosure filings. If you’ve received a Notice of Default or are behind on your mortgage, understanding California’s foreclosure process — and your rights — is the first step toward protecting your home.

These California foreclosure help resources can help you understand your options, avoid foreclosure, and protect your home.

Many homeowners search for foreclosure help in California when facing missed payments or legal notices.

How to Get Foreclosure Help in California

Start by visiting your California foreclosure help resources page to understand your options, including your rights, timelines, and available programs. You can also learn how foreclosure help works step by step before choosing your next move.

California Foreclosure Process Overview

Type: Non-Judicial (Primary) / Judicial (Rare)

California primarily uses non-judicial foreclosure, meaning your lender does not need to go through the court system to foreclose. This process is faster than judicial foreclosure but comes with specific protections for homeowners under California law.

Timeline: Approximately 120–200 Days (Minimum)

Missed Payments (Days 1–90): After 1-3 missed payments, your lender contacts you about options.
Notice of Default (NOD): Lender files a NOD with the county recorder. This is the formal start of foreclosure. Can’t be filed until 30 days after lender contacts borrower per CA Civil Code §2923.55.
Reinstatement Period (90 days after NOD): You have the right to cure (pay what you owe) during this period.
Notice of Trustee’s Sale (NOTS): If not cured, lender records a Notice of Trustee’s Sale. Filed at least 90 days after NOD.
Publication & Posting: Notice is published in a newspaper, posted on the property, and mailed to you. At least 20 days before sale.
Trustee’s Sale (Auction): The property is sold at public auction to the highest bidder. At least 21 days after NOTS is recorded.
Post-Sale: If sold, you typically must vacate. No statutory right of redemption for non-judicial foreclosure in CA.

Total minimum timeline: Approximately 120 days from NOD to sale, but often takes 200+ days in practice.

Your Rights Under California Law

California Homeowner Bill of Rights (HBOR)

California has some of the strongest homeowner protections in the nation. Key provisions include:

Single Point of Contact: Your mortgage servicer must assign you a single point of contact who is knowledgeable about your loan and available alternatives. (CA Civil Code §2923.7)
Dual Tracking Prohibition: Your servicer cannot move forward with foreclosure while simultaneously reviewing your application for a loan modification. If you’ve submitted a complete application, the foreclosure process must pause. (CA Civil Code §2923.6)
Right to Contact Before Foreclosure: The servicer must contact you (or attempt to with due diligence) at least 30 days before filing a Notice of Default to discuss alternatives. (CA Civil Code §2923.55)
Verified Documents: Someone with personal knowledge must review your file and verify the accuracy of key foreclosure documents before they are filed. (CA Civil Code §2924.17)
Right to Cure/Reinstatement: You can stop the foreclosure by paying the total past-due amount (plus fees and costs) up until 5 business days before the trustee’s sale. (CA Civil Code §2924c)
Tenant Protections: If the property is tenant-occupied, the new owner must give tenants at least 90 days notice to vacate (or honor existing leases). (CA Civil Code §2924.8)

Additional Protections

Deficiency Judgment Protection: In non-judicial foreclosure, the lender generally cannot pursue you for the difference between what you owe and what the home sold for (purchase money loans). (CA Code of Civil Procedure §580b, §580d)
Right to Mediation: Some California counties offer foreclosure mediation programs.
Military Protections: Active-duty military members have additional protections under federal SCRA and California Military & Veterans Code.

HUD-Approved Housing Counseling Agencies in California

These agencies provide free or low-cost foreclosure prevention counseling. They can help you understand your options, communicate with your lender, and apply for assistance programs.

Northern California

Housing and Economic Rights Advocates (HERA)
Oakland, CA | (510) 271-8443
www.heraca.org
Services: Foreclosure prevention, loan modification assistance, financial counseling

Sacramento Housing and Redevelopment Agency
Sacramento, CA | (916) 444-9210
www.shra.org
Services: HUD-approved counseling, foreclosure prevention, rental assistance

Bay Area Legal Aid
San Francisco / Oakland, CA | (800) 551-5554
www.baylegal.org
Services: Free legal assistance for low-income homeowners

Southern California

Neighborhood Housing Services of Los Angeles County (NHS)
Los Angeles, CA | (888) 895-2647
www.nhslacounty.org
Services: Foreclosure prevention, homebuyer education, financial fitness

National Asian American Coalition (NAAC)
Sacramento / Los Angeles / other CA locations | (916) 604-8880
www.naac.org
Services: Multilingual foreclosure counseling (English, Chinese, Korean, Vietnamese, Spanish, Filipino)

Community HousingWorks
San Diego, CA | (619) 282-6647
www.chworks.org
Services: Foreclosure prevention, financial coaching, homeownership counseling

Springboard Nonprofit Consumer Credit Management
Riverside, CA (serves all of CA) | (800) 947-3752
www.springboard.org
Services: Foreclosure prevention, debt management, credit counseling

Statewide

Find More: Search the full HUD-approved list at www.hud.gov/findacounselor or call 1-800-569-4287.

California Government Assistance Programs

These California foreclosure help programs are designed to support homeowners at different stages of the foreclosure process.

California Mortgage Relief Program (CMRP)

What: Provides up to $80,000 in mortgage assistance for eligible California homeowners
Who qualifies: Homeowners who experienced a financial hardship related to the COVID-19 pandemic
What it covers: Past-due mortgage payments, partial claim (for FHA/USDA), property tax delinquencies
How to apply: CaMortgageRelief.org
Cost: Free — funded by the federal Homeowner Assistance Fund

CalHFA (California Housing Finance Agency)

State housing authority offering various homeowner programs including down payment assistance and mortgage assistance.
www.calhfa.ca.gov

Federal Programs Available in California

FHA Loss Mitigation: If you have an FHA loan, contact your servicer about forbearance, loan modification, partial claim, or pre-foreclosure sale options.
VA Loan Assistance: Veterans can call the VA Regional Loan Center at (877) 827-3702 for help.
USDA Rural Development: For USDA loans, call (800) 793-8861.
Fannie Mae/Freddie Mac Options: Check if your loan is backed by Fannie/Freddie at knowyouroptions.com or myhome.freddiemac.com.

Finding a Foreclosure Defense Attorney in California

When to Hire an Attorney

Your lender isn’t following California’s Homeowner Bill of Rights
You believe your servicer engaged in dual tracking
You’ve been denied a loan modification and want to appeal
You need to file for bankruptcy to stop a sale
You want to negotiate a short sale or deed in lieu

Where to Find Help

State Bar of California — Lawyer Referral Service
(866) 442-2529 | LawHelpCA

Legal Aid Foundation of Los Angeles
(800) 399-4529 | www.lafla.org
Free legal help for low-income residents

California Rural Legal Assistance
(916) 446-7904 | www.crla.org
Serves rural and farmworker communities

Public Counsel
Los Angeles | (213) 385-2977 | www.publiccounsel.org

Pro Bono Resources

Many California legal aid organizations offer free foreclosure defense for households under 200% of the federal poverty level. California courts also offer self-help centers with free legal information: courts.ca.gov/selfhelp

Credit Repair After Foreclosure in California

Impact on Your Credit

A foreclosure typically drops your credit score by 100–160 points
It remains on your credit report for 7 years from the date of the first missed payment
You may be unable to qualify for a new mortgage for 2–7 years depending on loan type

Steps to Rebuild

Check your credit report — Get free reports at AnnualCreditReport.com
Dispute any errors — Inaccurate foreclosure reporting can be corrected
Keep other accounts current — On-time payments on remaining debts help rebuild
Consider a secured credit card — Builds positive history
Work with a credit counselor — HUD-approved counselors offer free credit guidance

California-Specific Note: In non-judicial foreclosures in California, the lender generally cannot pursue a deficiency judgment on purchase money loans, which means less potential damage to your credit from collections.

Frequently Asked Questions — California Foreclosure Help

How long do I have after receiving a Notice of Default?

You have at least 90 days (the reinstatement period) to cure the default by paying what you owe. After that, the lender can file a Notice of Trustee’s Sale, and the sale can happen at least 21 days later.

Can I stop foreclosure in California?

Yes. Options include: paying the past-due amount (reinstatement), loan modification, forbearance, filing for bankruptcy (temporary automatic stay), short sale, or deed in lieu of foreclosure. Contact a HUD counselor to evaluate your options.

Does California have a right of redemption after foreclosure?

For non-judicial foreclosures (the most common type), California does not have a statutory right of redemption after the sale. For judicial foreclosures, there may be a redemption period.

Can I be sued for the remaining mortgage balance after foreclosure?

In most non-judicial foreclosures on purchase money loans, no. California’s anti-deficiency statutes (CCP §580b, §580d) generally protect you from deficiency judgments. However, exceptions exist — consult an attorney.

What if I’m renting a foreclosed property?

Tenants have rights. Under California law and the federal Protecting Tenants at Foreclosure Act, you must receive at least 90 days notice before being required to vacate, and existing leases must generally be honored.

Not Sure Where to Start?

If you’re unsure where to begin, these California foreclosure help resources can help you take the next step with confidence.

Explore Foreclosure Help in Other States

Browse All State Foreclosure Help Resources

Learn More About Foreclosure Help

Disclaimer: This information is for general educational purposes only and does not constitute legal advice. Laws and assistance programs may change. Always verify details with a HUD-approved housing counselor or a licensed attorney in your state.

Talk to a HUD Counselor Now: 1-800-569-4287