Overview — What this guide covers
If you are a Los Angeles County homeowner behind on your mortgage or facing a notice of default, prompt action improves your options. This guide summarizes the main local resources — free housing counseling, county and state financial relief programs, and legal aid organizations — and gives concrete next steps and contact points so you can move quickly and avoid scams.
The Los Angeles County Department of Consumer and Business Affairs (DCBA) offers a centralized foreclosure prevention unit with one-on-one counseling and referrals. For independent HUD‑approved housing counselors, state mortgage relief grants (including the CalAssist Mortgage Fund), and free legal help, read on for phone numbers, eligibility notes, and practical tips.
Free and low-cost counseling — where to start
Speak with a HUD‑approved housing counselor and a DCBA foreclosure counselor as your first steps. These counselors will review your mortgage documents, explain loss‑mitigation options (forbearance, loan modification, repayment plans, short sale, deed in lieu), and, if applicable, help you prepare complete loan modification packages.
- Los Angeles County DCBA Foreclosure Prevention Unit — Free one‑on‑one counseling by phone or appointment. Call the DCBA help line at 800‑593‑8222 or email homehelp@dcba.lacounty.gov. DCBA provides document review, assistance communicating with servicers, webinars, and referrals to reputable housing counselors.
- HUD‑approved housing counseling — HUD maintains a nationwide list of certified housing counseling agencies and a toll‑free help line: 800‑569‑4287. HUD counselors offer independent, confidential foreclosure prevention counseling and are often free for foreclosure cases. Use HUD’s or the CFPB’s counselor search to find local HUD‑participating agencies.
Tip: Ask any counselor whether counseling is free for foreclosure cases (HUD‑approved counseling for foreclosure prevention is always free) and whether they will communicate directly with your mortgage servicer on your behalf. Keep a written log of all communications — dates, names, and notes of what was said.
Grants, disaster relief, and financial help available to Los Angeles homeowners
Depending on your situation you may qualify for one or more forms of financial assistance. Two important program types to check now:
- CalHFA — CalAssist Mortgage Fund: CalHFA’s CalAssist program provides grants (not loans) to cover months of mortgage payments for homeowners affected by qualifying California disasters. Eligibility rules, income limits (county‑by‑county), and covered disaster dates vary by funding round; in late 2025 California announced expanded income limits for some disaster relief cohorts in Los Angeles County. If your home was damaged by a listed disaster or you meet program criteria, apply as early as possible.
- Los Angeles County Household Relief Grants: For homeowners and tenants affected by recent local disasters, LA County has administered a Household Relief Grants program providing direct financial grants to eligible residents (amounts and application windows vary by event). Check the County’s relief pages for the current application portal, priorities, and deadlines.
How to proceed: gather documentation that program applications typically require — proof of identity, mortgage statement and mortgage servicer contact, proof of loss or disaster damage (if applicable), recent pay stubs and household income documentation, and property ownership documents. Many programs pay the servicer directly, and funds are limited — don’t delay your application if you meet eligibility criteria.
Legal aid, representation, and urgent next steps
If you have received a notice of default, notice of trustee sale, or paperwork beginning the foreclosure process, contact an experienced housing attorney or legal aid organization immediately. Free or low‑cost legal services in Los Angeles County include:
- Neighborhood Legal Services of Los Angeles County (NLSLA) — Provides free legal help and workshops on housing, foreclosure defense, and homelessness prevention for eligible residents of LA County. Apply for help through NLSLA’s intake.
- Legal Aid Foundation of Los Angeles (LAFLA) — Offers eviction defense and housing help and participates in county initiatives such as Stay Housed LA County; LAFLA can help tenants and sometimes homeowners depending on eligibility and case type. Call or visit their housing help pages.
Know your rights under California law: the California Homeowner Bill of Rights (effective January 1, 2013 and subsequently refined) limits “dual‑track” foreclosures, guarantees certain notice requirements and a single point of contact for modification requests, and creates enforcement remedies for servicer violations. If you suspect your servicer has violated these protections, mention this to your counselor or lawyer.
Immediate checklist (what to do in the next 72 hours)
- Call DCBA Foreclosure Prevention at 800‑593‑8222 (or email homehelp@dcba.lacounty.gov) to make a free counseling appointment.
- Call HUD’s housing counseling line at 800‑569‑4287 or use the CFPB/HUD search tool to find a HUD‑approved counselor.
- Contact legal aid if you have a notice of sale or eviction — apply to NLSLA or LAFLA for intake.
- Gather your documents: mortgage statements, promissory note (if available), payment history, tax bills, income verification, homeowner insurance, and any notices from the servicer.
- Do not sign away your deed or pay anyone who guarantees to stop foreclosure for an upfront fee — report suspected foreclosure rescue scams to DCBA or the Attorney General.
Conclusion: You don’t have to navigate this alone. Start with DCBA and a HUD‑approved housing counselor, check disaster and county grant programs if you have qualifying losses, and reach out to legal aid when sale notices arrive or if you suspect violations. Acting quickly and documenting every contact gives you the best chance to preserve options.
Key contacts (summary)
DCBA Foreclosure Prevention: 800‑593‑8222 | homehelp@dcba.lacounty.gov.
HUD housing counselors: 800‑569‑4287 and HUD counselor search.
CalHFA CalAssist and program pages: see CalHFA CalAssist Mortgage Fund.
LA County Relief / Household Grants: county relief pages and application portals.