Getting Help With Housing Before Eviction or Homelessness

What to do when you can't pay rent or mortgage

If you are behind on rent or mortgage payments, or you know you will be soon, contact your landlord or lender before you miss a payment. Most will work with you on a payment plan or temporary pause rather than start eviction or foreclosure proceedings. Tell them specifically what happened — job loss, medical emergency, reduced hours — and what you can pay and when.

At the same time, look into emergency rental assistance through your local housing authority or county social services office. These programs pay landlords directly for back rent, and many cover utilities too. You will need a signed lease, proof of income loss, and documentation of the hardship. The process usually takes two to six weeks, so applying early matters even if you are not yet behind.

If you own your home and are behind on the mortgage, contact your lender's loss mitigation department — not the collections line. Ask about loan modification, forbearance (a temporary pause on payments), or refinancing. Federal programs like the Home Affordable Modification Program (HAMP) exist for some borrowers, though availability depends on your loan type and lender.

Key Takeaways

• Contact your landlord or lender immediately when you know you will miss a payment — most will negotiate rather than file for eviction or foreclosure.
• Emergency rental assistance programs pay landlords directly for back rent and typically take two to six weeks to process, so apply before you fall behind if possible.
• Renters should call 211 or their local housing authority to find which rental assistance funds are currently open, since many run out of money and reopen later.
• Homeowners should ask their lender about forbearance, loan modification, or refinancing before missing a payment, as these options close once foreclosure starts.
• Legal aid organizations and housing counselors offer free help understanding your rights and options, and some can represent you in eviction court.

Emergency rental assistance programs and how they work

Emergency rental assistance is usually run by your city or county, not by a federal office. The program pays your landlord directly for rent you already owe, and sometimes for utilities or future rent. You will need to provide a signed lease, proof that your income dropped or you faced a hardship, and your landlord's contact information and banking details.

To find out which programs are open in your area, call 211 (available in most states) or contact your local housing authority directly. Many programs run out of money and reopen when new funding arrives, so calling is faster than applying online — a staff member can tell you in one call whether the fund is currently accepting new requests. If it is closed, ask when it typically reopens and whether you can be added to a waitlist.

Approval usually takes two to six weeks. During that time, tell your landlord in writing that you have applied for assistance and provide the program's contact information. Some landlords will pause eviction proceedings once they know a payment is coming; others will not. If you receive an eviction notice while your application is pending, bring the notice and proof of your application to legal aid or a housing counselor — they can sometimes get the court date postponed.

Forbearance and loan modification for homeowners

If you own your home and cannot pay the mortgage, forbearance is a temporary pause on payments, usually for three to twelve months. During forbearance, you do not pay, but the missed payments are added to the end of your loan — you will owe them later. Forbearance does not forgive the debt; it delays it. Your lender may offer it once, or you may be able to request it again if a second hardship occurs.

Loan modification changes the terms of your mortgage — extending the loan period, lowering the interest rate, or converting an adjustable rate to a fixed one — to lower your monthly payment permanently. This is different from forbearance because the change stays in place. Not all lenders offer modification, and not all borrowers may have access to. Your lender will ask for financial documents to decide whether you can afford the new payment.

Contact your lender's loss mitigation department as soon as you know you will miss a payment. Do not call the regular customer service line or the collections department. Ask specifically about forbearance and loan modification options. If your lender denies you, or if you are unsure whether you may have access to, a HUD-approved housing counselor can review your situation for free and sometimes negotiate with your lender on your behalf.

Legal aid and housing counseling services

Legal aid organizations provide free representation in eviction court and can sometimes delay or stop an eviction if the landlord did not follow proper procedures. To find legal aid in your area, search "legal aid" plus your state name, or call 211. Some organizations focus on housing; others handle all types of cases. Call ahead to ask whether they handle eviction defense and whether they have space to take your case.

Housing counselors are different from lawyers. They do not represent you in court, but they can explain your rights, help you understand your lease, negotiate with your landlord or lender, and connect you to local programs. HUD-approved counselors are free and available in most areas. Search "HUD housing counselor" plus your city name, or call 211 to find one near you.

If you receive an eviction notice, bring it to legal aid or a housing counselor immediately. Some defenses take time to prepare, and waiting until the court date makes them harder to use. Even if you cannot stop the eviction, a counselor can help you understand your timeline and look for other housing before you have to leave.

Utility assistance and other bill help

If you are behind on electric, gas, water, or other utility bills, contact your utility company and ask about hardship programs. Many utilities offer payment plans, bill forgiveness for low-income households, or temporary assistance. Some will pause disconnection if you are working with them on a plan.

The Low Income Home Energy Assistance Program (LIHEAP) pays utility bills for households below certain income thresholds. It is run by your state, usually through the social services or energy office. Call 211 or search "LIHEAP" plus your state name to find the local office. Funding is limited and often runs out in winter, so apply early if you think you may have access to.

If you have other debts — medical bills, credit cards, personal loans — they are less urgent than housing and utilities, but they can affect your credit and your ability to rent in the future. A credit counselor can help you understand your options. Search "nonprofit credit counseling" in your area; legitimate counselors do not charge upfront fees.

Preventing eviction after you receive notice

An eviction notice means your landlord has filed a case in court. You will receive a summons with a court date, usually two to four weeks away. This is not the same as being evicted — you still have time to respond and defend yourself in court.

Bring the notice to legal aid immediately. Some defenses work only if you raise them before the court date. For example, if your landlord did not follow the state's notice requirements, or if they are retaliating against you for reporting a code violation, a lawyer can argue these in court. If you cannot afford a lawyer, legal aid may represent you for free.

If you can pay the back rent before the court date, do so and bring proof of payment to court. Many judges will dismiss the case if you show you have paid what you owe. If you cannot pay in full but have a payment plan offer from a rental assistance program, bring that documentation too — it shows the court you are working toward a solution.

If you lose the eviction case, you will receive a judgment and a move-out date, usually five to ten days later. At this point, legal aid can sometimes negotiate with your landlord for more time, or help you find emergency shelter. Do not ignore the judgment — if you do not leave by the date, the landlord can have you removed by a sheriff, and you will have an eviction on your record, which makes renting much harder.

Temporary shelter and emergency housing

If eviction is imminent and you have nowhere to go, call 211 or your local homeless services office to find emergency shelter. Shelters provide a bed and usually meals, but they have rules about curfew, length of stay, and what you can bring. Some are first-come, first-served; others require a referral from a social worker or housing authority.

Family shelters, single-adult shelters, and shelters for people with specific needs (veterans, people with disabilities, youth) are often separate. Call ahead to ask which shelter can take you and what you need to bring. If you have pets, ask whether the shelter allows them; if not, ask about pet foster programs or whether you can stay with a friend temporarily while you find longer-term housing.

While you are in shelter, work with a case manager to find permanent housing. Many shelters have staff who help with rental assistance applications, housing searches, and job training. The goal is to move from emergency shelter to stable housing as quickly as possible.

Frequently Asked Questions

Can I stop an eviction if I pay the back rent after I get the notice?

Yes, if you pay before the court date and bring proof to court, most judges will dismiss the case. If you pay after the judgment but before the move-out date, the landlord may agree to drop the case, but they are not required to. Paying immediately matters — the longer you wait, the more fees and court costs the landlord adds to what you owe.

What happens if I ignore an eviction notice?

If you do not show up to court, the judge will issue a judgment against you by default, and the eviction will proceed. You will have a move-out date, usually five to ten days later. If you do not leave, the landlord can have a sheriff remove you and your belongings. An eviction judgment stays on your record and makes it much harder to rent in the future.

Do I have to leave immediately if I lose the eviction case?

No. The judgment gives you a specific move-out date, usually five to ten days after the court decision. You have until that date to leave. If you do not leave by then, the landlord can file for a sheriff's removal. A lawyer or housing counselor can sometimes negotiate for more time, especially if you are actively looking for housing or waiting for assistance.

Can my landlord evict me for reporting a code violation or calling the health department?

No. Most states have retaliation laws that forbid eviction within a certain time (usually 30 to 90 days) after you report a housing code violation, request repairs, or join a tenant organization. If your landlord evicts you after you made a complaint, tell legal aid — retaliation is a strong defense in court.

What if I cannot afford legal aid or a housing counselor?

Legal aid and HUD-approved housing counseling are free. Search "legal aid" plus your state name, or call 211 to find organizations near you. If the first one you call has a waiting list, ask for other organizations in your area — multiple groups often serve the same region.