Behind on Your FHA Mortgage? Relief Is Still Available, but New Rules Apply

The Trump administration has changed how the Federal Housing Administration (FHA) helps homeowners who fall behind on their mortgage payments. The new rules took effect October 1, 2025, with additional changes introduced in 2026.

FHA foreclosure assistance has not ended, but some homeowners now face stricter requirements to qualify for help.

What changed?

FHA ended its temporary COVID-19 mortgage relief options and introduced new requirements for homeowners seeking assistance.

Under the updated rules:

• Homeowners generally can receive only one permanent mortgage relief option within a 24-month period, with exceptions for certain federally declared disasters.
• Some homeowners must complete a trial payment plan before receiving permanent assistance.
• Requests for another review before foreclosure are more limited under the June 2026 changes.

What assistance is still available?

FHA continues to offer several foreclosure prevention options, including repayment plans, temporary payment relief, loan modifications, and partial claims that allow eligible homeowners to postpone repayment of overdue mortgage amounts.

Eligibility depends on the homeowner's circumstances and the applicable program requirements.

What should homeowners do?

Contact your mortgage servicer as soon as you begin having difficulty making payments. Ask which FHA foreclosure prevention options are available and whether you qualify.

Homeowners can also contact a HUD approved housing counseling agency for assistance understanding their options. Find a counselor at HUD's Housing Counseling website or call 800-569-4287.

Sources: HUD: FHA Mortgagee Letter 2025-12, FHA's Loss Mitigation Program, HUD: FHA Policy Updates, June 23, 2026