Tips For Homeowners Behind on Their Mortgage

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1. CONTACT YOUR LENDER
It’s a good idea to keep the lines of communication open. Your lender can be very helpful in explaining your options for keeping the home OR to stall the foreclosure process. If you continuously ignore phone calls from your lender, they may assume you have abandoned the home.

2. REDUCE EXPENSES
The further behind you become on your mortgage, the more expensive the fees and costs become. Your #1 expense is the mortgage payment.  If it is a choice between paying credit cards or the mortgage, you should pay the mortgage as long as your lender/servicer will accept a payment.  If you fall too far behind, the lender/servicer may not accept a payment, as they will want to start the foreclosure process.  It DOES NOT mean they won’t work with you. The foreclosure process will continue while you are attempting to work out a solution with your lender.   The easiest expenses to reduce are “optional” expenses: cable TV, cell phones, gym memberships, eating out, et

3. SAVE MONEY
If your lender/servicer won’t accept a mortgage payment (typically after 60 days past due) and you have one, save it. Your lender/servicer may require some money as a contribution once you are offered a permanent resolution.

4. OPEN ALL MAIL FROM YOUR LENDER/SERVICER
The first notices you receive will offer good information about foreclosure prevention options.  Later mail may include important notice of pending legal action.  In NYS you will also receive a letter about your settlement conference.

5. AVOID FORECLOSURE PREVENTION SCAMS
Many for–profit companies and attorneys will contact you promising that they will save your home.  They may also promise to greatly reduce your monthly payment or interest rate. While most of these businesses are legitimate, they will charge you thousands of dollars for something you can do yourself, or a HUD approved agency will provide for free. Some of these companies may even attempt to try to get you to sign your title over to them.  Never sign any document without reading and understanding WHAT you are signing, or getting legal advice from an attorney.

6. CONTACT A HUD-APPROVED HOUSING COUNSELING AGENCY
The U.S. Department of Housing and Urban Development funds free or low cost housing counseling nationwide. Housing counselors can help you understand the legal process of foreclosure, develop a realistic budget, and communicate with your lender/servicer on your behalf.

Settlement Conferences

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A new law passed in February 2010 gives ALL mortgagors the right to a mandatory settlement conference. These conferences are simply a meeting between you, your lender, and a judge/court mediator. The end goal would be to work out an arrangement concerning the delinquent mortgage. The meetings are conducted face to face, and will typically be held in the Supreme Court Chambers of your jurisdiction.

The Housing Council has the ability to help homeowners obtain legal counsel in this matter. The majority of our clients end up being referred to Empire Justice, Volunteer Legal Services, or Legal Aid Society.  We are very successful in obtaining legal counsel for the majority of our clients.

What to Expect During Your Foreclosure Prevention Appointment

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1.   To get started you can call us at 585-546-3700 x3015 or toll free at 866-669-1688. The intake specialist will set up an appointment for you to meet with a Foreclosure Prevention Counselor.  At that time, the intake specialist will send you a confirmation and a list of items you should bring to your appointment.  Note. If you prefer a phone appointment, the paperwork would need to be sent to us before we can schedule an appointment. Download Intake Forms

2.    During the appointment your counselor will discuss your situation with you including:

  • What caused (is causing) your hardship
  • We will help develop a budget to determine the best resolution (it will be helpful to know your monthly expenses before you meet with your counselor)
  • We may make suggestions of ways to increase income/decrease expenses.
  • We will explain the New York State Foreclosure Process and explain the varying workout options to stay in your home or transition out.

3.    At the end of the appointment the counselor will give you a client action plan.  This plan summarizes your situation, states the course of action and lists some strategies for you.

4.    After the 3rdparty authorization is set up with lender/servicer, your counselor will contact your lender/servicer to discuss your situation and options. If applicable, you and your counselor will gather the necessary documents to submit to your lender/servicer. The counselor will assist in submitting the application; they will also follow up on the status of your application until a plan has been set up.  Please keep in mind that the process of review can be long (60-90 days on average).

5.    Your counselor will continue to keep you updated on the progress of your application. Your file will remain open with your counselor through the entire process. And they will be able to answer ANY questions you have during this process.

Analysis of Impediments to Fair Housing, 2005

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The Analysis of Impediments to Fair Housing Choice 2005 is a cooperative undertaking of three entitlement communities in metropolitan Rochester: Monroe County, the Town of Greece and the Town of Irondequoit. Both HUD and these participating jurisdictions recognize the benefits of this approach, including creating opportunities for collaboration in increasing housing choice, the opportunity for countywide initiatives to address identified barriers to housing choice and the increased likelihood that a variety of municipalities, as well as the entitlement communities themselves, will successfully engage members of the private sector. Fair Housing Planning Guide . (FHPG 2-11).

“Communities have authority and responsibility to decide the nature and extent of impediments to fair housing and to decide what they believe can and should be done to address those impediments.” (FHPG, i) HUD fair housing planning defines a four-step process. The first is to complete an analysis of impediments to fair housing choice. Its audience is the jurisdictions themselves. Step two is to develop strategies to overcome identified impediments and ways of measuring progress in doing so. The third step is to implement the strategies, and the fourth step is to measure results.

The County of Monroe and the Towns of Greece and Irondequoit, NY jointly contracted with The Housing Council to complete the Analysis of Impediments to Fair Housing Choice 2005. The Analysis of Impediments (AI) is a review of impediments to fair housing choice in the public and private sector.

The analysis involves:

• An assessment of conditions, both public and private, affecting fair housing choice for all protected classes

• A comprehensive review of the jurisdiction’s laws, regulations, and administrative policies, procedures and practices

• An assessment of how those laws, etc. affect the location, availability and accessibility of housing

• An assessment of the availability of affordable, accessible housing in a range of unit sizes

Analysis of Impediments to Fair Housing Choice, 2005

ROC The Day on December 8th!

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The Housing Council in Rochester, NY is a 501(c)(3) not-for-profit corporation, and one of New York State’s most active HUD-approved housing counseling agencies.

We provide free and low-cost services along the entire continuum of housing and homeownership, whether you are a prospective homebuyer, current homeowner, tenant or landlord. We work hard to assist low and moderate-income households access the housing opportunities that they deserve, and that will provide critical stability in their lives.

On Thursday December 8th, the United Way is giving non-profits like the Housing Council a chance to reach out to individual donors and ask for financial support during “ROC the Day,” a one-day only, online giving event.

On December 8th, I’m asking you to support the Housing Council with a donation for as much or as little as you’re able to give so that we may continue to build on the strong programs that have helped our clients lead healthy, stable, and sustainable lives. The Housing Council maintains a 7% administrative costs rate, meaning that 93 cents of every dollar spent at the Housing Council is dedicated to direct services.

The Housing Council provides:

- Rental assistance to households experiencing financial emergencies
- Training, support and information to landlords and property managers
- Housing counseling to homeowners in danger of foreclosure
- First-time homebuyer training and education
- Fair housing information to tenants, homeowners and landlords

Click here to make a donation: http://roctheday.org/agency/TheHousingCouncil

We wouldn’t be here without our clients who we are proud to serve, and I’m asking for your help so that we can continue to offer high quality, free service to our clients well into the future.

Thank you for any amount of support you’re able to give!

*Like us on Facebook! http://www.facebook.com/thehousingcouncil

 

 

I need information on evicting a tenant.

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Good information runs a good business. We have been helping landlords know their rights and be successful business owners for decades. We operate the free Landlord Hotline, Monday through Friday from 9 AM to 4 PM, to answer your eviction questions. We also sell the fill-in-the-blank legal forms you’ll need if you have to go to court and an Eviction Guide book. Call our Landlord Hotline at 546-3700 or email us landlords@thehousingcouncil.org.

Schedule an Inspection for DHS Landlord/Tenant Agreement

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Schedule 1 appointment per unit. Schedule multiple appointments for multiple units even if the units are in the same address.

Scheduling an appointment means you are agreeing to these terms and cancellation policy. 

The purpose of this inspection is to allow the Monroe County Department of Human Services a means of evaluation when processing a Landlord Tenant Security Agreement (LTA) claim for client/tenant-caused damages.

This inspection does not certify the condition of this dwelling in regards to health and safety issues. Please note that rent and/or an LTA cannot be authorized if the premises have been cited for health and safety violations. Move-in, Interim and Move-out inspections are required when an LTA is being used to secure the premises against client/tenant caused damages.

You may schedule a Move-in inspection up to 14 days in advance of the anticipated move in date. If for some reason your prospective tenant does not move-in the inspection will be valid for 30 days.

Cancellation Policy

If you are unable to keep the appointment you have reserved, please call with more than 24 hours notice to avoid being charged. Please call Yisell at 585-546-3700 ext. 3010.

All inspections are FREE.  Appointments cancelled with less than 24 hours notice will be charged the full rate of $55.  You will not be able to schedule any inspections until any unpaid balances are paid in full.

Note: Please call 585-546-3700 ext. 3010 to cancel with more than 24 hours notice.

Heading Home Program Information

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Heading Home is not accepting applications at this time.  Please check back later for updates.

 

Program Overview

Heading Home is a program funded by a HUD grant to Monroe County and the City of Rochester to help families and individuals who are homeless or who are at risk of becoming homeless.

The program is a joint venture directed by the following local agencies:

  • Coordinated Care Services, Inc.
  • The Housing Council
  • Legal Aid Society
  • Monroe County Legal Assistance Center
  • Volunteers of America
  • YWCA
  • Catholic Family Center

How Does The Program Work?

If you have a client or tenant who is homeless or is at risk of becoming homeless, they may be eligible for short-term help from the HEADING HOME program.

  • If they have had a temporary loss of income;
  • If income has been reduced; or
  • If they have been unable to find or afford suitable housing; and have exhausted all other sources of assistance in the community

HEADING HOME may be able to help.

Who Qualifies for Heading Home?

Households at or below 50% Area Median Income.

FY 2012 Area Median Income (AMI) Limits- Per Family Size (HUD: Public Housing/Section8, CBDG and HOME Programs)

Family Size:  50% Area Median Income:
1 Person   $ 24,050      5 Person  $ 37,100
2 Person   $ 27,500      6 Person  $ 39,850
3 Person   $ 30,950      7 Person  $ 42,600
4 Person   $ 34,350      8 Person  $ 45,350

What Services are Available to Qualified Program Participants?

HEADING HOME may be able to help with:

  • Housing Search and Placement
  • Legal Services
  • Short-term Rent
  • Rent and Utility Arrears
  • Security Deposits
  • Moving and Storage Costs

It is important that you know that HEADING HOME does not provide any direct financial assistance to individuals. Instead payments can be made to a qualified landlord, utility company or moving service.

In addition to short-term financial assistance, the HEADING HOME case managers will work to connect your client or tenant to other services and supports in our community that can be helpful in maintaining stable housing.

Program Participation

HEADING HOME accepts referrals from community service agencies and landlords. We are not able to accept walk-ins without an appointment.

  • Must live in Monroe County
  • Must meet the income guidelines
  • Have exhausted all other sources of assistance in the community
  • Qualified households will be given an appointment

Benefits to Landlords

  • Opt-in option
  • Quick Payment
  • Relationship with Housing Coordinator
  • Vacancy rate reduction (prevention)
  • Faster vacancy turnaround (rapid re-housing)