Emergency Lines
Maryland HOPE: 1-877-462-7555 Maryland Legal Aid: 1-888-213-3320 VA Loan Technicians: 1-877-827-3702
Vidona Residential — Client Resource

Foreclosure Prevention
Action Plan

Howard County, Maryland — Resources & Next Steps for Homeowners at Risk

Critical threshold: The foreclosure timeline in Maryland moves fast — a sale can be scheduled as early as 148 days from the first missed payment. Every day spent not calling the servicer is a day lost. Follow the steps below in order.

Start Here: Day 1 Actions Resource Directory
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Do This Today Section 1 — Day 1 Immediate Actions — Do not wait
These six actions must happen today. Each one is time-sensitive. The servicer call alone can open a review that pauses the foreclosure clock.
What to do
Ask specifically for the loss mitigation or home retention department — not general customer service. Tell them you want to avoid foreclosure and need a full review of every option available.
What to say
"I'm calling about a mortgage hardship and I need to speak with the loss-mitigation or home-retention department. I want to avoid foreclosure and I need a full review of every option available on my loan. Please tell me: the current status of my loan, whether a foreclosure case has been filed, whether a sale date is scheduled, what documents you still need, who owns the loan, and whether the loan is FHA, VA, USDA, Fannie Mae/Freddie Mac, or portfolio-held. I also need written confirmation of any deadlines and whether my package is complete."
Have ready before calling
  • Loan number and property address
  • Social Security number
  • Most recent mortgage statement
  • All notices received to date
Before hanging up, get
Rep's name, employee ID, a confirmation number, and ask what happens next. Ask for confirmation in writing that any hold or pause is actually entered in the system.
Who to call
1-877-462-7555 — Maryland HOPE Hotline
What they do
This is a free state referral line. They will connect you to a HUD-approved housing counselor and legal services serving Howard County. Foreclosure-prevention counseling is free for Maryland homeowners.
What to say
"I'm a Howard County homeowner facing mortgage delinquency and possibly foreclosure. I need a referral today to a HUD-approved housing counselor and, because I may already be in the court process, to legal services that serve Howard County."
Who to call
1-877-827-3702 — VA Loan Technicians
Why call even if unsure
VA will provide counseling even if the current loan is not VA-guaranteed. If the loan IS VA-backed and 61 or more days past due, VA will automatically assign a loan technician.
What to say
"I'm a former National Guard member and I may have a VA-related mortgage issue. I need to confirm whether my current loan is VA-backed and whether any VA foreclosure-avoidance options apply. If it is VA-backed, I need to know the options available now and whether a VA technician has been assigned. If it is not VA-backed, I still need counseling on what I should do next."
VA foreclosure-avoidance options (if loan is VA-backed)
  • Repayment plan
  • Special forbearance
  • Loan modification
  • VA Partial Claim (requires 3-month trial plan; servicers implementing through Nov 28, 2026)
  • Extra time for a private sale
  • Short sale
  • Deed in lieu
How to check
Search casesearch.courts.state.md.us for your full name in Howard County Circuit Court. The first court filing in a Maryland foreclosure is called an Order to Docket (OTD).
If there is already a case
Save the case number and every docket entry immediately. Cross-check against mailed court papers. If there is an Order to Docket, call legal aid the same day — do not wait for the servicer's next callback.
What the urgency levels mean
  • No case filed yet — you have time, but act now on servicer and counselor calls
  • Order to Docket filed — call legal aid today
  • Sale date scheduled — emergency; call legal aid immediately
What to look for
  • Notice of Intent to Foreclose — warns foreclosure may be filed; sent at least 45 days before filing; submit a complete loss-mitigation package immediately
  • Order to Docket — the actual court filing; legal help is now strongly recommended; call legal aid today
  • Final Loss Mitigation Affidavit — clock for requesting mediation has started; you have only 25 days
  • Request for Foreclosure Mediation form — must be filed with the circuit court within 25 days; $50 fee (waivable)
  • Foreclosure Sale Notice — if received, this is an emergency; call legal aid today
Critical: mediation deadline
Maryland generally gives only 25 days from the Final Loss Mitigation Affidavit to request mediation. This is the only opportunity. Missing it does not end all options, but it removes a significant protection. File immediately and pay the $50 fee or request a waiver.
What to gather
  • Most recent mortgage statement and all servicer letters
  • All court papers received
  • Last 30 days of pay stubs or income proof
  • Last 3 months of bank statements
  • Last 2 years of federal tax returns
  • Proof of any benefits (VA, disability, unemployment, pension, Social Security)
  • Hardship letter (see template below)
Veteran / National Guard — also gather
  • DD-214 — certificate of release/discharge from active duty
  • NGB Form 22 — National Guard discharge certificate
  • NGB Form 23 — retirement points record
  • Any qualifying military orders (Title 10 or Title 32)
  • VA disability rating letter (if applicable)
  • Certificate of Eligibility (COE) if you have one
3
Within 3 Days Section 2 — Loan type, court status, and county grant
These actions build on Day 1. The loan type determines which specific relief programs are available to you.
How to confirm
Ask the servicer in writing: "Who owns this loan, and what loan program is it?" Then verify using the appropriate tool below.
Verification tools by loan type
Why this matters
VA Partial Claim, FHA Partial Claim, FHA Payment Supplement, USDA special servicing, Fannie/Freddie Flex Modification — these are loan-type-specific options. You cannot access them without knowing your loan type.
How to check
Search casesearch.courts.state.md.us by your full name in Howard County. If there is a case, save the case number and every docket entry. Cross-check against mailed court papers.
What to watch for on the docket
Look for the Order to Docket, any Preliminary or Final Loss Mitigation Affidavit filings, and any sale scheduling entries. The docket is the ground truth for where the case stands.
What this is
Howard County offers a one-time grant (not a loan) to bring a mortgage current. Complete applications are typically processed in under 30 days. Funding is limited — apply immediately.
Eligibility generally requires
  • Howard County property, owner-occupied primary residence
  • Generally 2–6 months behind on mortgage
  • Income at or below approximately 100% of county median income
Where to apply
howardcountymd.gov/community-development/foreclosure-prevention
Important
Continue all servicer, counselor, and legal aid actions while the county application is pending. The grant alone is not fast enough to replace those steps if a sale date or mediation deadline is close.
Who to call
410-313-0229 — Howard County Multi-Service Center, 9900 Washington Blvd., Suite I, Laurel, MD 20723
What they help with
  • Confirm VA disability rating status
  • Navigate DD-214 and NGB Form 22 questions
  • Check veteran property tax exemptions or credits
  • Benefits navigation and referrals
Veteran property tax relief
Veterans with 100% service-connected permanent and total disability may qualify for a Maryland state property-tax exemption. Howard County also offers a local credit for service-connected disability in the 75%–99% range. These credits can free up meaningful cash flow toward the mortgage.
What SCRA can do
The Servicemembers Civil Relief Act can protect servicemembers from foreclosure and cap interest rates at 6% on pre-service debts. For a former Guard member, SCRA rights depend on whether there was qualifying active-duty service and whether the mortgage predates it.
Key questions for the attorney
  • Was there qualifying active-duty (Title 10) or qualifying Title 32 service?
  • Did the mortgage begin before that service?
  • Does the foreclosure fall within the protected period (during service + one year after)?
Important
A former Guard member who is a civilian today does not automatically have current SCRA protections based on past service alone. This requires attorney review — do not assume it applies or doesn't apply. Raise it explicitly with legal aid (Maryland Legal Aid: 1-888-213-3320).
7
Within 7 Days Section 3 — Submit the complete package and confirm mediation decision
Incomplete packages create dangerous delays without producing a decision. A complete submission triggers the servicer's review obligation.
What the servicer needs at minimum
  • Completed loss-mitigation application (request this form from the servicer)
  • Hardship letter (see template section below)
  • 3 months of bank statements
  • 1 month of current pay stubs or income proof
  • 2 years of federal tax returns
  • Recent utility bills and household budget
  • Benefit letters for any assistance received
  • If self-employed: profit-and-loss statement
After submitting
Confirm in writing that the file is complete. Ask the servicer to provide a missing-documents list. Confirm the date the application was received. Do not assume silence means the application is being reviewed.
What mediation is
A formal process to pause the foreclosure timeline and meet with a neutral Administrative Law Judge. The servicer must participate. It is the most powerful court-stage protection available to Maryland homeowners.
How to request mediation
  • File the Request for Foreclosure Mediation form with the Circuit Court where the case is pending
  • Send a copy to the lender's attorney (address is on the court papers)
  • Pay the $50 non-refundable fee (or submit a fee-waiver request using the court form)
  • Must be done within 25 days of service or the relevant mailing date — this is the only opportunity
What to ask for in mediation
Loan modification, trial modification, repayment plan, forbearance, FHA or VA option, reinstatement, short sale, deed in lieu, or extra time for a voluntary sale. Ask why any prior application was denied. Ask for a current affordability review in writing.
If mediation is scheduled
The Office of Administrative Hearings schedules sessions within 60 days. All borrowers on the mortgage should attend. You may bring an attorney. Bring the full workout package and any supporting documents 20 days before the session.
Who to call
What to say
"I've received an Order to Docket. I'm a Howard County homeowner and former National Guard member. I need to know whether I may have foreclosure defenses, mediation rights, SCRA issues, or whether an emergency motion or bankruptcy consultation should be reviewed before the sale date."
Where to apply
  • Community Action Council of Howard County: 410-313-6440 — utility assistance, food-bank links, referrals
  • Maryland Office of Home Energy Programs (OHEP): 1-800-332-6347 — energy grants and utility-bill help
What to bring
Government ID, proof of residency, 30 days of income documentation, and Social Security cards for household members over age 2.
Also check property taxes
Unpaid real-property taxes in Howard County can lead to tax sale. Call the county tax office to confirm the account is current and ask about the Maryland Homeowners' Property Tax Credit if property taxes exceed a fixed percentage of household income.

Maryland Foreclosure Timeline

Understanding where you are in this process is critical. Meaningful intervention must happen before the case reaches sale scheduling.
1
Missed Payment / Default
Day 1
The loan is past due. The servicer begins outreach and delinquency review. This is when the clock starts.
Call servicer immediately, call Maryland HOPE at 1-877-462-7555, start document gathering.
2
Notice of Intent to Foreclose
At least 45 days before court filing
Written warning that foreclosure may be filed. This is your pre-court intervention window — the strongest time to act.
Submit a full hardship package and work with a HUD-approved counselor immediately.
3
Order to Docket (OTD)
As early as Day 90 (or Day 120 for federally-backed loans)
The first foreclosure court filing. Most loans have a 120-day minimum under federal law. Once filed, the legal clock is running. Search Maryland Judiciary Case Search immediately.
Contact legal aid the same day. Preserve the case number and all docket entries.
4
Preliminary Loss Mitigation Affidavit
Filed with OTD when servicer review is not yet complete
The servicer has filed but not yet completed your loss-mitigation review. Still time to push a complete application.
Ask the servicer what is missing. Confirm receipt in writing.
5
Final Loss Mitigation Affidavit + Mediation Form
Around Day 118 (example timeline)
The servicer says its review is complete. The mediation form should be included. You now have 25 days to request mediation — this is usually the only opportunity.
Decide immediately whether to request mediation. File with the circuit court and pay the $50 fee (or request waiver).
6
Foreclosure Mediation
OAH schedules within 60 days of receiving the request
A neutral Administrative Law Judge meets with both parties. All borrowers should attend. You may bring an attorney. Documents must be exchanged 20 days before the session.
Prepare your workout ask: modification, repayment plan, forbearance, or sale alternative. Bring your full package.
7
Foreclosure Sale
As early as Day 148 without mediation; as late as Day 213 with mediation
Public auction of the property. If mediation fails, sale may occur as early as 15 days after. After sale, there is a 30-day window to file exceptions. Ratification follows if no exceptions are sustained.
Confirm with an attorney immediately if any sale date is set. Emergency motion practice or urgent sale may still be possible.
8
Post-Sale: Exceptions, Ratification, Possession
30 days to file exceptions from Notice of Report of Sale
After sale, limited options remain. There is no self-help eviction — the court process still governs possession. If still in the home, transition planning and legal advice are critical.
Consult an attorney promptly. Transition planning and understanding your rights during this phase matter.

Resource Directory

Howard County and Maryland resources organized by urgency. Click any phone number to call.

Immediate — Call Today

Maryland HOPE Hotline
State Hotline
Free referral to HUD-approved housing counselors and nonprofit legal help for Maryland homeowners facing foreclosure.
1-877-462-7555 Immediate
Maryland Legal Aid
Legal Aid
Foreclosure defense, mediation help, possible bankruptcy referral. Call immediately after receiving an Order to Docket or sale notice. Howard County residents are eligible.
1-888-213-3320 Immediate
General intake: 1-888-465-2468
VA Loan Technicians
Veteran / VA
Counseling and escalation for veterans — even if the loan is not VA-backed. VA will auto-assign a technician if the loan is VA-guaranteed and 61+ days past due.
1-877-827-3702 Immediate
Money Management International (MMI)
HUD-Approved Counselor
Howard County foreclosure-prevention counselor. Phone counseling available 24/7. Spanish access available. Listed by Maryland DHCD as a Howard County provider.
1-866-550-8004 Immediate
6315 Hillside Ct., Suite B, Columbia, MD 21046

High Priority — This Week

Howard County Foreclosure Prevention Program
County Grant
One-time grant (not a loan) to bring mortgage current. Generally 2–6 months behind, income at or below ~100% of county median. Complete packages processed in under 30 days.
Apply Immediately
howardcountymd.gov/foreclosure-prevention
Community Action Council of Howard County
County Nonprofit
Utility assistance, weatherization, food-bank links, and referrals that can free cash flow for mortgage payments.
410-313-6440 High
9820 Patuxent Woods Dr., Columbia, MD 21046
Maryland Court Help Center
Court Self-Help
Understanding court papers, forms, mediation preparation, foreclosure questions. Free limited legal help. Not full representation.
410-260-1392 High
Maryland Volunteer Lawyers Service (MVLS)
Legal Aid
Free civil legal help and foreclosure-related screening and referral. Howard County residents can apply.
410-547-6537 High
Also: 1-800-510-0050
Maryland Office of Financial Regulation
State Regulator
Mortgage-servicer complaints, scam reporting, and foreclosure information. Use if servicer is not reviewing documents or you suspect misconduct.
410-230-6077 High if dispute
100 S. Charles St., Tower I, Suite 5300, Baltimore, MD 21201
CFPB (Consumer Financial Protection Bureau)
Federal
Mortgage hardship guidance, complaint intake, SCRA information, and scam education. Use for servicer complaints and servicemember protections.
1-855-411-2372 High if dispute
St. Ambrose Housing Aid Center
HUD-Approved Counselor
Foreclosure prevention, intake for legal services. Can connect homeowners to staff attorneys when appropriate. Listed by Maryland DHCD statewide.
410-366-8550 High
321 E. 25th St., Baltimore, MD 21218
Civil Justice
Reduced-Fee Legal
Civil legal representation for moderate-income households. Useful if income is too high for free legal aid but counsel is still needed.
443-853-1011 High

Veteran-Specific Resources

DVMF Howard County Benefits Specialist
Veteran Benefits
VA claims, benefits screening, DD-214 and NGB-22 questions, tax-credit and exemption referrals. Appointments Mon–Fri 8 AM–4 PM.
410-313-0229 High
9900 Washington Blvd., Suite I, Laurel, MD 20723
Maryland Dept. of Veterans & Military Families
State Veterans Agency
Benefits navigation, service officers, tax-exemption guidance, and veteran resource coordination. Main office in Annapolis.
410-260-3838 Medium
16 Francis St., Annapolis, MD 21401
Maryland Veterans Trust Fund
Veteran Hardship Aid
One-time hardship grants for veterans, surviving spouses, and Maryland National Guard members. Currently pausing new applications while processing a high volume. Monitor status — not an emergency fund; reviews take ~4 weeks.
Check status
National Call Center for Homeless Veterans
Crisis / Housing
Immediate housing crisis support for veterans. May provide case management, legal-service connections, financial planning, and housing counseling through SSVF.
1-877-424-3838 High if crisis

Loan Verification Tools

Fannie Mae Loan Lookup
Loan Verification
Verify whether Fannie Mae owns your loan. If yes, ask your servicer about the Flex Modification program.
Do within 3 days
knowyouroptions.com/loanlookup
Freddie Mac Loan Lookup
Loan Verification
Verify whether Freddie Mac owns your loan. If yes, ask your servicer about the Flex Modification program.
Do within 3 days
myhome.freddiemac.com
Maryland Judiciary Case Search
Court Records
Check whether a foreclosure case has been filed in Howard County Circuit Court. Search by your full name.
Do today
casesearch.courts.state.md.us
FHA Resource Center
FHA
Confirm FHA loan status and get guidance on FHA-specific loss mitigation options including Partial Claim and Payment Supplement.
1-800-483-2790 If FHA loan

What to Avoid

These mistakes significantly increase foreclosure risk. Maryland regulators and federal agencies specifically warn against all of them.
🚫
Do Not Pay Upfront Fees for Foreclosure Help
Maryland's Office of Financial Regulation and the CFPB both warn against "mortgage assistance relief" companies charging upfront fees. All the legitimate services listed above are free or reduced-cost. No legitimate foreclosure counselor charges upfront fees.
🚫
Do Not Stop Communicating with the Servicer
Silence is not a strategy. Even if you are frustrated with the servicer, stopping communication leaves the foreclosure timeline running without any intervention. Keep calling, keep submitting documents, and keep asking for written confirmation.
🚫
Do Not Send Payments to a Third Party
Never send mortgage payments to anyone other than the servicer or lender — not a "counselor," not a third party claiming to negotiate for you — unless you have explicit written approval from the servicer first.
🚫
Do Not Trust Guarantees That Foreclosure Will Be Stopped
No one can guarantee a foreclosure will be stopped. If a company or individual guarantees results, demands upfront payment, or sends official-looking mail imitating a government agency, report it to the Howard County Office of Consumer Protection at 410-313-6420.
🚫
Do Not Ignore Certified Mail or Court Papers
Every court paper, servicer letter, and certified mailing carries deadlines. Ignoring them does not stop the clock — it just means you lose the opportunity to respond. Open everything immediately and note all dates.
🚫
Do Not Wait on a Sale Date
If you have equity in the home and keeping it is not realistic, do not drift into auction. A conventional sale or approved short sale almost always produces a better outcome than auction. Once a sale date is set, call legal aid and a real estate agent the same day.
🚫
Do Not Miss the Mediation Deadline
Maryland gives only 25 days from the Final Loss Mitigation Affidavit to request mediation. This is the only opportunity. Missing it removes a significant protection. File the form and pay the $50 fee (or request a waiver) immediately upon receiving the mediation packet.
🚫
Do Not Ignore Property Taxes or Insurance
Unpaid property taxes can result in Howard County tax sale, independent of the mortgage foreclosure. Lapsed homeowners insurance can trigger force-placed insurance at high cost. Both worsen the housing crisis on top of the mortgage delinquency.

Hardship Letter Template

Use this template as your starting point. Fill in the bracketed fields with your specific details. Submit with your complete loss-mitigation package.
I am requesting mortgage assistance because I experienced a hardship that caused me to fall behind on my mortgage. Property address: [your property address] Loan number: [your loan number] Hardship began: [month and year hardship began] Cause of hardship: [job loss / reduced hours / illness / military transition / divorce / property expense / other] My household income changed from approximately [previous monthly income] to [current monthly income]. I am requesting a review for all available options to avoid foreclosure. My preferred option is [modification / repayment plan / forbearance / FHA or VA option / sale alternative]. My current situation is [temporary and improving / ongoing but stabilizing / permanent reduction]. I can afford approximately [$amount] per month toward housing at this time. Attached are my supporting documents, including income proof, bank statements, tax returns, recent bills, and any benefit letters. Please confirm in writing that my file is complete and tell me immediately if anything else is required. Sincerely, [Your full name] [Your phone number] [Your email address]
Note: This template is a starting point. A HUD-approved housing counselor or legal aid attorney can help you tailor the letter to your specific loan type and hardship situation. Maryland Legal Aid (1-888-213-3320) and MMI (1-866-550-8004) offer free assistance with loss-mitigation packages.

Documents to Include with Your Hardship Letter

  • Most recent mortgage statement and escrow statement
  • Every servicer letter and email
  • Notice of Intent to Foreclose (if received)
  • Order to Docket and all court papers (if received)
  • Final Loss Mitigation Affidavit and mediation packet (if received)
  • Any foreclosure sale notice (if received)
  • Completed loss-mitigation application form
  • Last 30 days of pay stubs or income proof
  • Last 3 months of bank statements
  • Last 2 years of federal tax returns, W-2s, and 1099s
  • Profit-and-loss statement (if self-employed)
  • Benefit letters (Social Security, VA, pension, disability)
  • Homeowners-insurance declarations page
  • Property-tax bill and proof of payment
  • Government ID and proof of occupancy
  • Veteran: DD-214, NGB Form 22, NGB Form 23, military orders, VA rating letter

Talk to a Real Estate Professional

If selling is part of your strategy — before, during, or after the foreclosure process — it's important to understand your options quickly. A fast conventional sale preserves more equity than waiting for auction.
Vishal Doddanna
Realtor — Vidona Residential — Keller Williams Realty Centre
📞 (443) 718-0321 ✉ vishal@vidonaresidential.com
🏠 8825 Stanford Blvd #300, Columbia MD 21045
Serving Howard County and Central Maryland. Experienced with time-sensitive pre-foreclosure sales, short-sale coordination, and connecting clients with the right legal and counseling resources.
Concerned about foreclosure and want to understand your real estate options? Schedule a confidential call to discuss your situation, timeline, and whether selling makes sense given where you are in the process.
Schedule a Call with Vishal Call (443) 718-0321 Send an Email
Disclaimer: This resource page is provided for general informational purposes only and does not constitute legal, financial, or tax advice. Laws, programs, and funding availability change; confirm all details with the relevant agency. This page was prepared by Vidona Residential to help clients understand the general landscape of foreclosure-prevention resources in Howard County, Maryland. If you are in legal proceedings, consult a licensed Maryland attorney immediately.