Los Angeles Foreclosure Help 2026: Free Resources and Your Legal Rights
If you're facing foreclosure in Los Angeles or Orange County, you're not alone and you have more options than you might think. This guide covers every free resource available to you, from HUD-approved counselors to legal aid, plus a legal protection most homeowners don't know about: AB 2424.
Quick Answer: Where to Get Help Now
For free counseling: Call HUD's hotline at 800-569-4287 or contact LA County DCBA's Foreclosure Prevention Program.
For free legal help: Call Legal Aid Foundation of Los Angeles at 800-399-4529.
If you want to sell and preserve equity: AB 2424 gives you up to 90 extra days to sell at full market value. You'll need a licensed realtor to trigger this protection.
Need help sorting through these options?
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Los Angeles County Resources
LA County has multiple programs designed to help homeowners avoid foreclosure. Here are the key resources, all verified and updated for 2026.
LA County DCBA Foreclosure Prevention Program Free
Department of Consumer and Business Affairs
The LA County Department of Consumer and Business Affairs provides free foreclosure prevention services for property owners of 15 or fewer units.
- One-on-one foreclosure counseling
- Loan reinstatement and modification assistance
- Financial coaching and budgeting
- Help communicating with your lender
Neighborhood Housing Services of LA County (NHSLA)
HUD-Certified Counseling + Mortgage Relief
NHS is a HUD-approved nonprofit that has served LA County for over 35 years. They partner with the county to deliver the Mortgage Relief Program 2.0.
- Free HUD-certified foreclosure counseling
- Mortgage Relief Program 2.0: up to $30,000 for eligible property owners
- Services in English and Spanish
- Financial education and homebuyer counseling
⚠️ Important Note
City of Los Angeles residents are NOT eligible for the county mortgage relief funding but CAN receive free foreclosure prevention counseling.
Website: nhslacounty.org
Legal Aid Foundation of Los Angeles (LAFLA) Free
Free Legal Assistance for Low-Income Residents
LAFLA has been providing free legal services to low-income LA residents for 85 years. They handle foreclosure cases for qualifying households.
- Free legal assistance for foreclosure defense
- Help with wrongful evictions and housing issues
- Self-help centers at 4 courthouses
- Services in multiple languages
Note: LAFLA serves people with income less than 125% of federal poverty guidelines. Self-help centers are open to anyone.
Website: lafla.org/get-help
Neighborhood Legal Services of LA County (NLSLA) Free
Foreclosure Defense and Housing Advocacy
NLSLA works to prevent unlawful foreclosures and provides legal services ranging from advice to individual representation.
- Foreclosure defense representation
- Help with Section 8 and subsidized housing issues
- Disaster-related legal services
- High-impact litigation on housing issues
Overwhelmed by All These Options?
It's a lot to take in. If you're not sure where to start, I'm happy to help you figure out which resources make the most sense for your situation. Sometimes a quick conversation can save you hours of research.
(213) 444-2225 • No sales pitch. Just helping you find the right help.
Orange County Resources
Orange County has its own network of HUD-approved counseling agencies and legal aid organizations.
Affordable Housing Clearinghouse Free
Orange County Foreclosure Prevention Counseling
AHC provides foreclosure prevention counseling to help families preserve homeownership. When keeping the home isn't possible, they help homeowners transition smoothly.
- Free foreclosure prevention counseling
- Help working with lenders to find solutions
- Mortgage Assistance Program information
Website: affordable-housing.org
NeighborWorks Orange County Free
HUD-Certified Housing Counseling
NeighborWorks OC provides HUD-certified counseling with trained professionals who understand Orange County's specific housing challenges.
- Foreclosure prevention counseling
- Financial capability training
- Homebuyer education (8-hour classes)
Fair Housing Council of Orange County Free
HUD-Approved Housing Counseling
The Fair Housing Council has provided HUD-approved housing counseling for over 30 years, covering a wide range of issues including foreclosure prevention.
California Statewide Resources
| Resource | What They Offer | Contact |
|---|---|---|
| HUD Counselor Hotline | Find HUD-approved counseling near you | 800-569-4287 |
| CFPB Counselor Finder | Online search for housing counselors | consumerfinance.gov |
| CalHFA NMS Program | Network of free housing counselors | calhfa.ca.gov |
| CA Courts Self-Help Guide | Legal information and resources | selfhelp.courts.ca.gov |
| DFPI Consumer Help | File complaints against lenders | (866) 275-2677 |
🔥 Wildfire Relief for LA County Homeowners
If your home was affected by the January 2025 LA wildfires, additional protections are available:
- HUD Foreclosure Moratorium: Extended 90 days for FHA-insured mortgages in affected areas
- AB 238: Extends mortgage forbearance up to 12 months for disaster victims
- CalAssist Mortgage Fund: Relief for displaced families whose homes were destroyed
- Bank Commitments: Major banks offering forbearance with no late payment credit reporting
Resource: DFPI Mortgage Relief Resources
The Option Most Resources Don't Tell You About
Here's something important: all of the free counseling and legal resources above are designed to help you either keep your home or minimize damage. But there's one option that many homeowners don't hear about until it's too late.
🔑 AB 2424: Your Right to Sell at Full Market Value
California law (AB 2424) gives homeowners facing foreclosure up to 90 additional days to sell their home on the open market at full value. This isn't about keeping your home. It's about preserving your equity if you've decided to sell.
The catch: You need a licensed real estate broker to trigger this protection. Attorneys and HUD counselors can't do it. Only a signed listing agreement activates AB 2424.
Why does this matter? When a home goes to foreclosure auction, it typically sells for 50-70% of market value. Cash buyers who approach distressed homeowners often offer similar discounts. AB 2424 gives you time to sell at 100% of market value instead.
💡 My Take
I've worked with homeowners who spent months working with counselors and attorneys, only to realize at the last minute that none of those professionals could help them sell. There's no competition between counselors, attorneys, and realtors. We solve different problems. The key is knowing which problem you're solving. If you want to keep your home, start with a HUD counselor. If you believe your lender violated your rights, talk to an attorney. If you want to sell and preserve your equity, AB 2424 requires a realtor.
For a detailed breakdown of AB 2424 and how it works, see our guide: AB 2424 California: How to Get 90 Days to Sell at Full Market Value.
Considering Your Options?
Whether you want to keep your home, sell before foreclosure, or just understand what's possible, I'm happy to talk through your situation. Sometimes the best first step is just having a conversation.
(213) 444-2225 • Quick call. No obligation. We'll figure out what makes sense for you.
Your Rights Under California Law
Beyond local resources, California law provides specific protections for homeowners facing foreclosure. Knowing your rights can help you spot problems and take action.
California Homeowner Bill of Rights (HBOR)
The Homeowner Bill of Rights, effective since 2013 and renewed in 2018, provides key protections:
- 30-Day Contact Requirement: Your servicer must try to contact you at least 30 days before starting foreclosure to discuss your options.
- No Dual Tracking: Your lender cannot proceed with foreclosure while reviewing your complete loan modification application.
- Single Point of Contact: You're entitled to one consistent contact person to help you through the process.
- Written Denial Explanation: If your modification is denied, you must receive a written explanation and time to appeal.
If your lender violates HBOR: You may be able to stop the foreclosure or sue for damages. Courts can award up to $50,000 in penalties, or triple your actual damages, plus attorney fees. Talk to a foreclosure attorney if you believe your rights were violated.
More information: California Attorney General - Homeowner Bill of Rights
Protect Yourself from Foreclosure Scams
Foreclosure situations attract scammers. Here's how to protect yourself:
- Never pay large upfront fees: HUD counselors are free. Realtors are paid at closing. Be wary of anyone demanding thousands upfront.
- Never sign over your deed: "Deed transfer" scams promise to save your home but steal your equity.
- Verify all professionals: Check realtor licenses at California DRE. Check attorneys at State Bar of California.
- Keep talking to your lender: Legitimate professionals help you communicate with your lender, not avoid them.
- Get everything in writing: Legitimate organizations document their services clearly.
Frequently Asked Questions
Let's Talk About Your Options
Every foreclosure situation is different. Whether you want to keep your home, sell before auction, or just understand what's possible, I'm happy to help you think through it. Sometimes the best first step is just a conversation.
(213) 444-2225 • Confidential. No pressure. No judgment.
