Central Maryland — Resources & Next Steps for Homeowners at Risk
Covering Howard, Anne Arundel, Baltimore County, Baltimore City, and Prince George's County.
Every day you wait narrows your options. These five actions protect you legally and open every available program.
If you've completed Day 1, your next 72 hours are about submitting applications and activating every resource available to you.
Most servicers use a single "loss mitigation application" that covers all programs — forbearance, modification, repayment plan, and short sale. Submit it as quickly as possible.
Maryland's mediation program gives you a structured, supervised meeting with your servicer to negotiate alternatives to foreclosure. It is administered by the Office of Administrative Hearings (OAH).
Maryland Homeowner Assistance Fund (HAF) CLOSED
The Maryland HAF program that provided direct mortgage assistance grants has closed. Applications are no longer being accepted. Contact 211 Maryland (dial 2-1-1) to learn about any newly announced successor programs.
Community Action Councils (CAC) — Emergency Mortgage Assistance
Most CAC programs were paused as of March 13, 2026 due to federal funding changes. Contact your local CAC directly to confirm current availability. Services vary by county.
Maryland Office of Financial Regulation (OFR)
If your servicer is acting unlawfully or ignoring required loss-mitigation procedures, file a complaint: 1-888-784-0136 (toll-free) or via dllr.state.md.us/finance.
| Option | What It Does | Best For |
|---|---|---|
| Forbearance | Temporarily suspends or reduces payments (3–18 months typically) | Temporary hardship (job loss, medical, disaster) |
| Loan Modification | Permanently changes loan terms — rate, term, or principal deferral | Permanent income reduction; can't resume original payment |
| Repayment Plan | Spreads missed payments over 3–12 months added to regular payment | Short-term gap; income has resumed |
| Reinstatement | Pay all missed payments + fees in one lump sum | Funds available (savings, family, sale of asset) |
| Short Sale | Sell for less than owed; servicer agrees to accept proceeds as full settlement | Significant negative equity; can't afford home long-term |
| Deed in Lieu | Voluntarily transfer title to servicer in exchange for debt forgiveness | No equity; servicer agrees to waive deficiency |
The VA Partial Claim program allows the VA to pay a veteran's outstanding mortgage arrears directly to the servicer, converting those amounts to a zero-interest, deferred subordinate loan (no payments until the primary mortgage is paid off, refinanced, or the home is sold).
Also ask about VA Refunding (VA purchases the loan from the servicer and works with you directly) and the VA Vendee Loan for veterans who have already lost their home through foreclosure.
The Servicemembers Civil Relief Act (SCRA) provides powerful foreclosure protections for active-duty military and veterans recently separated from service.
By the end of your first week, you need legal representation secured and your full financial picture documented.
You have the right to legal representation in Maryland foreclosure proceedings. Free and low-cost options exist throughout Central Maryland.
SB 353 / HB 523 — Homeowner Assistance and Foreclosure Prevention Act (2026)
These companion bills, pending in the Maryland General Assembly, would:
Check status at mgaleg.maryland.gov or ask your HUD counselor about the latest legislative updates.
Your HUD counselor will guide this analysis, but understanding your numbers is essential before any negotiation.
If you have meaningful equity, a short sale or strategic sale may recover more value than waiting for foreclosure — and preserve your credit significantly better. A foreclosure stays on your credit report for 7 years.
If your home's current market value exceeds what you owe (mortgage + any liens), a sale before foreclosure is almost always the best financial outcome.
Use this decision tree to identify your most likely options. Then confirm with a HUD counselor or attorney.
Maryland is a judicial foreclosure state — every step requires court involvement. Understanding the timeline tells you exactly how much time you have.
Select your county for local court contacts, housing agencies, and emergency programs specific to your area.
3430 Court House Drive, Ellicott City, MD 21043
Phone: 410-313-8360
howardcountymd.gov/courts
Phone: 410-313-0500
hccanet.org
8 Church Circle, Annapolis, MD 21401
Phone: 410-222-1397
aacounty.org/courts
Phone: 410-269-4301
Dial 2-1-1 for after-hours referrals
aacounty.org/services
Phone: 410-222-7600
acdsinc.org
401 Bosley Avenue, Towson, MD 21204
Phone: 410-887-6500
baltimorecountymd.gov/courts
Phone: 410-487-3000
Dial 2-1-1 for expanded referrals
baltimorecountymd.gov
100 N. Calvert Street, Baltimore, MD 21202
Phone: 410-333-3722
courts.state.md.us
Phone: 410-396-3031
Dial 2-1-1 for referrals
dhcd.baltimorecity.gov
Phone: 410-366-8550
321 E. 25th Street, Baltimore, MD 21218
stambrosecenter.com
14735 Main Street, Upper Marlboro, MD 20772
Phone: 301-952-3318
princegeorgescountymd.gov
Phone: 301-883-4545
Dial 2-1-1 for emergency referrals
princegeorgescountymd.gov/housing
Phone: 301-864-8354
clspgc.org
Every major program, hotline, and agency serving Central Maryland homeowners at risk of foreclosure.
| Program | Contact | Notes |
|---|---|---|
| HOPE Hotline | 1-888-995-4673 | 24/7, free HUD-approved counseling nationwide |
| FHA Mortgage Assistance | 877-622-8525 | FHA National Servicing Center |
| VA Loan Service Center | 877-827-3702 | VA loans; ask about Partial Claim (June 2026) |
| USDA Rural Development | 1-800-414-1226 | USDA guaranteed and direct loan assistance |
| Fannie Mae Loan Lookup | fanniemae.com/loanlookup | Confirm if Fannie owns your loan |
| Freddie Mac Loan Lookup | freddiemac.com/loanlookup | Confirm if Freddie owns your loan |
| CFPB Complaint Line | 855-411-2372 | File complaints about servicer violations |
| HUD Housing Counselors | hud.gov | Find local free counselors by zip code |
| Program | Contact | Status |
|---|---|---|
| Maryland HAF | — | CLOSED Applications no longer accepted |
| MD Office of Financial Regulation | 1-888-784-0136 | Servicer complaints and violations |
| MD Foreclosure Mediation (OAH) | oah.state.md.us | File at county Circuit Court within 25 days of OTD |
| 211 Maryland | Dial 2-1-1 | 24/7 statewide referral line — housing, utilities, food |
| Community Action Councils | Varies by county | Most programs paused March 13, 2026 — verify locally |
| DHCD Homeownership Programs | dhcd.maryland.gov | State housing programs; check for new funding |
| Agency | Phone | Coverage |
|---|---|---|
| St. Ambrose Housing Aid Center | 410-366-8550 | Baltimore City, Baltimore County, Central Maryland |
| Money Management International | 866-889-9347 | Statewide (phone + online) |
| HOPE (HUD) Hotline | 1-888-995-4673 | Nationwide 24/7 |
| Centro de Apoyo Familiar | 202-610-0560 | Prince George's, DC suburbs (multilingual) |
| NFCC Member Agencies | nfcc.org | Statewide — free and low-cost counseling |
| Organization | Phone | Coverage |
|---|---|---|
| Maryland Volunteer Lawyers Service (MVLS) | 410-539-2112 | Baltimore, Anne Arundel, Carroll, Harford, Howard Counties |
| Civil Justice, Inc. | 410-539-1112 | Baltimore City and Baltimore County |
| Legal Aid Bureau of Maryland | 410-539-5340 | Statewide |
| Community Legal Services of PG County | 301-864-8354 | Prince George's County |
| Pro Bono Resource Center of MD | probonomd.org | Statewide referral to free attorneys |
Homeowners in distress are prime targets. These scams cost families their homes and their savings. Know the warning signs.
Legitimate HUD-approved counselors are free. If anyone demands payment before providing help — especially before your servicer even knows they're involved — walk away. In Maryland, it is illegal to charge upfront fees for foreclosure rescue services.
"We'll buy your home and rent it back to you." Once you sign a quit-claim deed transferring title, you are no longer the owner. You can be evicted. These schemes are common in foreclosure and result in total loss of the property — and your equity.
No one can guarantee a loan modification. Servicers make the final decision. Anyone promising a guaranteed modification in exchange for fees is almost certainly running a scam.
Some scammers instruct homeowners to stop paying their servicer and pay the scammer instead. This accelerates foreclosure while the scammer disappears with the payments. Never redirect mortgage payments to a third party.
Your hardship letter explains your situation to the servicer. Be factual, specific, and concise. Most servicers require this document with any loss-mitigation application.
Vidona Residential helps Central Maryland homeowners understand all their options — including sale, negotiation, and referral to legal or counseling resources. We never pressure you toward any outcome.