Foreclosure Scams: How to Protect Yourself
October 21, 2023

Foreclosure is a distressing event that affects thousands of homeowners each year. The anxiety and financial strain that accompany the threat of losing one’s home can make individuals vulnerable to scams. Unfortunately, fraudsters are quick to take advantage of this vulnerability, devising numerous schemes to exploit homeowners in distress. This article delves into the different types of foreclosure scams, how they operate, and offers practical tips on how to protect yourself from falling victim.

Foreclosure Scams: How to Protect Yourself

Chapter 1: Understanding Foreclosure

1.1 What is Foreclosure?

Foreclosure is the legal process by which a lender attempts to recover the amount owed on a defaulted loan by taking ownership of and selling the mortgaged property. This typically occurs when the homeowner fails to make mortgage payments over an extended period.

1.2 The Foreclosure Process

The foreclosure process varies by state, but it generally follows these steps:

  • Missed Payments: The foreclosure journey begins when homeowners start missing their mortgage payments. This could be due to financial struggles, loss of employment, or unexpected bills. Typically, lenders have a grace period, but if payments continue to be missed, the loan falls into delinquency.
  • Notice of Default: After a few months of non-payment, the lender issues a Notice of Default (NOD), officially starting the foreclosure process. This document also becomes a public record. It’s a serious warning to homeowners that action is needed to save their property.
  • Opportunity to Cure: Following the NOD, homeowners get a chance to clear their debts or work out a deal with the lender during the reinstatement period. This could involve loan modification, a repayment plan, or other alternatives to foreclosure. The length of this period varies depending on location and loan terms.
  • Notice of Sale: If the homeowner cannot resolve the default, the lender proceeds with a Notice of Sale, announcing when and where the property will be auctioned. This notice is also made public through various channels.
  • Auction: At the auction, the property is sold to the highest bidder, or it reverts to the lender if there are no adequate bids. This marks a significant point in the process as it signifies the transfer of property ownership.
  • Eviction: The final step is eviction, where the new owner (be it the highest bidder or the lender) takes possession of the property. If the former homeowner hasn’t left, legal actions are initiated to evict them and fully claim the property.

Chapter 2: Types of Foreclosure Scams

2.1 Phantom Help

Fraudsters promise to work with your lender to reduce your mortgage payments or save your home from foreclosure, but they demand payment upfront. They may then either do nothing or use stalling tactics.

2.2 Bailout Scams

Here, scammers offer to buy your home and rent it back to you until you can afford to repurchase it. However, the terms are so onerous that buying back your home becomes impossible, and you eventually lose it.

2.3 Bait-and-Switch

You think you’re signing documents for a new loan to make your existing mortgage current. However, buried in the stack is a document that surrenders the title of your home to the scam artist.

2.4 Rent-to-Own Scams

Scammers convince homeowners to surrender the title of their home with the promise that they can buy it back over time. However, the terms make it nearly impossible to repurchase the home.

2.5 Fake Legal Help

Fraudsters, pretending to be attorneys, promise to navigate the legalities of preventing foreclosure. After charging hefty fees, they provide no real assistance.

Chapter 3: Warning Signs of Foreclosure Scams

3.1 Upfront Fees

Scammers often ask for fees upfront, promising to save your home. Legitimate agencies typically offer help for free or at a low cost. Be wary of anyone demanding payment before providing any services.

3.2 Guaranteed Results

Beware of guarantees to stop your foreclosure, as outcomes are unpredictable. Scammers make bold promises to gain trust. Always approach such guarantees with skepticism and verify the credibility of the source.

3.3 Pressure to Sign

High-pressure tactics urging immediate action are red flags. Scammers may rush you to sign documents without proper review. Take your time to understand all paperwork and seek professional advice if needed.

3.4 Advice to Stop Paying Your Mortgage

Some entities might advise you to stop mortgage payments, directing funds to them instead. Legitimate advisors would not recommend halting payments without a strategic plan. Ensure you verify the legitimacy of such advice.

3.5 Instructions Not to Contact Your Lender

Avoid those who tell you not to communicate with your lender or lawyer. Legitimate counselors encourage open communication. Isolation is a tactic scammers use to control and mislead you.

Chapter 4: Protecting Yourself from Foreclosure Scams

4.1 Seek Reliable Information

Arm yourself with knowledge about the foreclosure process and common scam tactics. Utilize resources from HUD and other reputable agencies. Being informed enables you to make wise decisions and identify potential fraud.

4.2 Verify Credentials

Ensure any professional you engage with is licensed and registered. Check their track record through reviews and any filed complaints. Trustworthy experts should have a solid history of helping homeowners in similar situations.

4.3 Consult with Trusted Advisors

Seek guidance from financial advisors, legal professionals, or HUD-approved counselors. These experts offer tailored advice, helping you understand your options. They can also assist in negotiating with your lender to secure the best outcome.

4.4 Maintain Communication with Your Lender

Stay in contact with your lender, discussing your financial hardships and potential solutions. They might offer alternatives like loan modifications or repayment plans. Direct communication with your lender can sometimes resolve issues without third-party help.

4.5 Be Skeptical of Guarantees

Avoid trusting anyone who guarantees to stop your foreclosure, no matter your financial situation. The foreclosure process is complex with many variables, making guarantees unrealistic. Always approach such promises with skepticism.

4.6 Avoid Upfront Fees

Steer clear of services demanding payment before any help is provided. Legitimate assistance usually doesn’t require upfront fees, and many agencies offer free or low-cost support. Paying upfront can lead to losing money without receiving any real help.

4.7 Take Your Time

Don’t let scammers pressure you into quick decisions or signing documents hastily. Ensure you understand all paperwork and seek a second opinion if needed. Taking time to make informed choices is crucial for your protection.

4.8 Report Suspicious Activity

Report any potential scams to your state’s Attorney General’s office, the Federal Trade Commission (FTC), or other relevant authorities. Your reports can aid in investigating and stopping fraudulent activities, safeguarding others from scams.

Chapter 5: Legal Recourse and Reporting Scams

5.1 Reporting Scams

If you’ve fallen victim to a foreclosure scam, or suspect fraudulent activity, report it to the Federal Trade Commission (FTC), your state Attorney General’s office, and the Better Business Bureau.

5.2 Legal Action

Depending on your situation, you may be able to take legal action against the scammers. Consult with an attorney experienced in real estate law to explore your options.

5.3 Recovery of Lost Funds

Recovering money lost to foreclosure scams can be challenging, but law enforcement agencies and your attorney can guide you through the process.


Navigating the turbulent waters of foreclosure is undoubtedly challenging, filled with complexities and potential pitfalls. However, staying informed about the foreclosure process, understanding the potential scams that prey on vulnerable homeowners, and proactively seeking reputable assistance can significantly mitigate these risks. DealHouse, as a recognized and trusted player in the real estate industry, offers a transparent and efficient solution for homeowners looking to swiftly and securely navigate their way out of a potential foreclosure situation. By choosing to engage with established and reputable companies like DealHouse, homeowners can protect their interests, avoid falling victim to scams, and find a reliable pathway to financial stability, even in the midst of adversity. In doing so, they empower themselves to take control of their situation, making informed decisions that pave the way for a brighter, more secure future.

Chris Chiarenza