On June 28, 2021, the Consumer Financial Protection Bureau (CFPB) finalized a rule, making it mandatory for mortgage servicers to enhance their efforts to help homeowners affected by the COVID-19 pandemic. The rule ensured that homeowners got a meaningful chance to pursue loss mitigation options to avoid foreclosure and allowed servicers to offer assistance to borrowers faster.
Initially, the CFPB had proposed a moratorium on foreclosures until 2022, but an outright ban wasn't included as part of the final rule. But in most cases, the rule effectively prohibited servicers from starting foreclosures before January 1, 2022.
The foreclosure protections discussed in this article apply to foreclosures from August 31, 2021 through December 31, 2021.
Under federal mortgage servicing laws, a servicer generally can't initiate a foreclosure until the borrower is more than 120 days delinquent. (12 C.F.R. § 1024.41(f)(1)(i)).
And, if you submit a complete loss mitigation application before a foreclosure starts, the servicer must hold off on starting a foreclosure until it reviews the application and:
While federal law already prohibits a servicer from beginning a foreclosure until the borrower is more than 120 days delinquent, the CFPB rule provided more protection to borrowers affected by the COVID pandemic.
From August 31, 2021 through December 31, 2021, unless an exception applied, a loan servicer could start a foreclosure only if the borrower was over 120 days behind on their mortgage payments and:
The rule applied to borrowers with a "COVID-19-related hardship," which was defined as "a financial hardship due, directly or indirectly, to the national emergency for the COVID-19 pandemic declared in Proclamation 9994 on March 13, 2020 (beginning on March 1, 2020) and continued on February 24, 2021, in accordance with section 202(d) of the National Emergencies Act (50 U.S.C.1622(d))."
The rule didn't apply to non-primary residences or small mortgage servicers. The protections also didn't apply if the borrower was more than 120 days delinquent before March 1, 2020, or the applicable statute of limitations would expire before January 1, 2022.
Another rule added temporary early intervention live contact requirements because of the COVID-19 pandemic. The requirements included:
This rule expired on October 1, 2022.
If you're behind on your mortgage payments because of COVID-19 or another reason, your options depend on what entity, like the Federal Housing Administration (FHA), the Department of Veterans Affairs (VA), USDA, Fannie Mae, or Freddie Mac, owns or guarantees your loan.
You most likely have several alternatives. For example, you might qualify for a loan modification.
If you're facing a foreclosure, look into your options as soon as possible. Don't wait to ask for help. Contact a HUD-approved housing counselor who can tell you about different foreclosure avoidance options and will help you for free.
Also, consider talking to a foreclosure attorney to learn more about your state's foreclosure procedures and what you should do in your situation.