HUD-approved housing counselling is free or low-cost advice from agencies certified by the Department of Housing and Urban Development, covering renting, eviction, homebuying, foreclosure, reverse mortgages and homelessness. Call 1-800-569-4287 or search HUD's counsellor directory to find an agency near you. Many offer phone or video appointments.
How it works
The short version, before the detail.
HUD approves nonprofit and public agencies to provide housing counselling and requires their counsellors to be certified. The agencies receive some federal funding, which is why most counselling is free. Because they do not sell mortgages or rentals, their advice is independent.
Rental counselling helps tenants understand leases, budget for rent, deal with landlord disputes, find affordable housing, and respond to eviction threats. Many agencies also help apply for rental assistance.
Homeownership counselling covers getting ready to buy - credit, budgeting, down payment assistance programmes - and is often required for first-time buyer assistance. Default and foreclosure counselling helps homeowners behind on their mortgage explore options with their lender, such as repayment plans, forbearance and loan modifications.
Reverse mortgage counselling is legally required before taking out a federally insured Home Equity Conversion Mortgage, and agencies provide it to explain costs and alternatives. Some agencies also help people at risk of homelessness and those dealing with disaster recovery.
Counsellors cannot give legal representation, but they work alongside legal aid and can tell you when you need a lawyer.
Finding the right agency matters. Some specialise in foreclosure prevention and have direct contacts with major mortgage servicers; others focus on first-time buyers or tenant issues. When you search HUD's directory, filter by the service you need and the language you prefer, and do not be afraid to call a second agency if the first is not a good fit.
Who usually qualifies
Factors the agency looks at. Only they make the final decision.
Some programmes the counsellor helps you access, such as down payment assistance, do have income limits.
How to apply, step by step
Find an agency
Call 1-800-569-4287 or search HUD's directory by ZIP code and topic.
Book an appointment
Many offer phone and video. Say what your issue is.
Gather documents
Lease, notices, mortgage statements, income and expenses, credit report if relevant.
Build a plan with the counsellor
Budget, options, and next steps.
Follow up
Counsellors can help contact lenders and agencies and track progress.
What to have ready
Missing one item is rarely a reason to wait - start now.
- Lease or mortgage statement
- Any notices from landlord, lender or court
- Income and expense list
- Credit report, for buying or foreclosure
- Insurance and tax information for homeowners
What happens after you apply
How it compares
Similar programmes, and which one fits which need.
| Programme | What it covers | Best for |
|---|---|---|
| HUD housing counselling | Independent advice and planning | Understanding options and negotiating |
| Legal aid | Legal advice and representation | Court cases and legal rights |
| Credit counselling | Debt and budget help | Debts affecting housing |
| Emergency rental assistance | One-off payment of back rent, often to landlord | Arrears and eviction risk now |
Real situations
How this plays out for people in common circumstances.
Behind on the mortgage
A homeowner is three months behind after a job loss.
A counsellor helps prepare a hardship letter and loan modification request to the servicer, and checks state homeowner assistance programmes.
First-time buyer
A couple wants to buy but doesn't know where to start.
They complete homebuyer education, which unlocks a state down payment assistance programme.
Considering a reverse mortgage
A 72-year-old wants to understand a reverse mortgage offer.
Required counselling explains costs, obligations and alternatives before she decides.
Renter with unaffordable increase
A tenant's rent is rising beyond what she can pay.
The counsellor helps budget, search for affordable housing and apply to waiting lists.
What people miss
True, rarely explained, and it changes the outcome.
Counselling unlocks assistance
Many down payment programmes require HUD-approved education.
Counsellors talk to lenders
With your permission they can contact your servicer.
Beware foreclosure 'rescue' companies
Legitimate counselling is free; scams charge upfront fees.
Reverse mortgage counselling is mandatory
For HECMs, by law.
Phone and video are common
You do not need to travel.
Common reasons people get stuck
Paying for foreclosure help
Free HUD counselling exists; upfront-fee companies are risky.
Waiting too long
Mortgage options narrow as delinquency grows.
Ignoring lender letters
Open and respond with counsellor help.
Skipping homebuyer education
It can be required for assistance.
Expecting legal representation
Counsellors advise; legal aid represents.
How it differs by state
HUD-approved agencies operate in every state but their specialties vary - some focus on rental issues, some on foreclosure, some on reverse mortgages. State homeowner assistance and down payment programmes also differ.
Key terms explained
The words on forms and letters, in plain English.
- HUD-approved agency
- A nonprofit or public agency approved by HUD to provide housing counselling, with certified counsellors.
- Certified housing counsellor
- A counsellor who has passed HUD's certification exam.
- Homebuyer education
- A course, often required for down payment assistance, covering budgeting, credit and the buying process.
- Default counselling
- Help for homeowners behind on their mortgage to explore options with the servicer.
- HECM counselling
- Required counselling before taking a federally insured reverse mortgage.
- Action plan
- The written next steps you agree with your counsellor.
Questions people ask
What is HUD housing counselling?
How do I find a HUD-approved housing counsellor?
Is HUD housing counselling free?
Can a HUD counsellor help me avoid foreclosure?
Do I need housing counselling to buy a house?
Is reverse mortgage counselling required?
Can a HUD counsellor help with eviction?
Can renters use HUD counselling?
Is a HUD counsellor a lawyer?
Can I get counselling by phone?
How do I avoid foreclosure scams?
Can counselling help me after a disaster?
What happens at a housing counselling appointment?
How long does housing counselling take?
Can a housing counsellor help me find affordable apartments?
Can HUD counselling help with my credit?
Do HUD counsellors work with people who do not speak English?
Is housing counselling confidential?
Can I get counselling if I live in a manufactured home?
Can a housing counsellor help me buy my first home with little money?
Can I get housing counselling if I am behind on rent?
Do housing counsellors charge for reverse mortgage counselling?
Can a housing counsellor help after a natural disaster?
Will a housing counsellor contact my landlord or lender for me?
Numbers to call
Free lines. We are not affiliated with any of them.
Official sources
Current figures and applications live here.