Reinstatement
Pay the full past-due amount in one lump sum to bring the loan current — allowed up to 11 days before a sale.
Best if: a temporary setback has passed and you can access the cash.
Keep-your-home options
Ways to keep your home in Washington
If your income can support a payment again, you may not have to sell. Here are the reinstatement, repayment, forbearance, and modification options — explained honestly.
Ways to keep your home in Washington
Selling isn't the only path. If your income can support a payment again, several programs can let you stay. We'll tell you honestly which ones fit — even though we make nothing when you keep the home.
Repayment plan
Spread the past-due balance over several months on top of your regular payment.
Best if: you can afford the normal payment again and just need to catch up.
Forbearance
A temporary pause or reduction in payments while you recover from a hardship.
Best if: a short-term hardship you expect to pass.
Loan modification
A permanent change to your rate, term, or balance that lowers the monthly payment.
Best if: your income dropped long-term but is stable at a lower level.
Foreclosure mediation & free counseling
Washington's Foreclosure Fairness Act lets eligible owner-occupants be referred to mediation with their servicer — but a housing counselor or attorney has to make the referral, generally no later than 90 days before the sale (RCW 61.24.163). A free HUD-approved counselor can help you apply for any of these programs.
Free help: Washington Homeownership Hotline 1-877-894-HOME or HUD 1-800-569-4287. If keeping the home turns out not to be realistic, selling before foreclosure protects your credit and equity.
Get your options — free
Tell us about your situation. We'll reach out with your options — including a cash offer if you want one. It's free and there's zero obligation.
Keeping your home — FAQ
Which option lets me keep my house?
Reinstatement, a repayment plan, forbearance, a loan modification, or (sometimes) a refinance can all let you keep the home — the right one depends on whether your hardship was temporary and what you can afford going forward.
Can the bank refuse my reinstatement?
Up to 11 days before the sale you generally have the right to reinstate by paying what's past due plus costs. After that window, accepting payment is at the lender's discretion.
What is a loan modification?
A permanent change to your loan terms — rate, length, or balance — that lowers your monthly payment so you can afford to stay. Your servicer or a HUD counselor can start the application.
What if I can't realistically afford to keep it?
Then selling before the sale is usually the smartest move — you avoid the foreclosure mark and keep your equity. We can help with that too, at no cost to you.
Get a free, no-pressure look at your options
Tell us where you stand — we'll help you sort it out.