IEO Foreclosure Assistance
Facing foreclosure? You have options.
We help homeowners understand and pursue every alternative to losing their home. Free, confidential, no obligation — and no upfront cost at any stage.
Request a confidential consultationResponse within 24 hours · 100% confidential
No judgment. Your information stays private.
Job loss, illness, divorce and rate resets happen to careful people. Your details go to one specialist, they are never sold or shared, and nothing is submitted to your lender without your written approval.
- Licensed specialists
- Confidential intake
- No upfront cost
- HUD resources on request
Three paths, reviewed honestly against your numbers
Foreclosure Assistance
Our first job is to stop the clock from running out. We read the notices you have received, confirm the real deadlines, open a line of communication with your servicer and map every workout still available to you.
- Notice of default or sale date already received
- 30, 60 or 90 days behind and falling further
- Servicer calls going unanswered or unreturned
- Forbearance ending with a lump sum demand
- Inherited property with a mortgage in arrears
Short Sale
When keeping the home is no longer realistic, a short sale lets you exit on negotiated terms instead of on the courthouse steps. The lender agrees to accept less than the balance owed, and you leave with the outcome documented.
- We negotiate the approval directly with your lender
- Avoids the full credit impact of a completed foreclosure
- Potential deficiency waiver, negotiated in writing
- Often includes relocation assistance from the servicer
Loan Modifications
A modification permanently changes the terms of your existing loan so the payment fits the income you have now. It is the right path when the hardship has passed or stabilized and the home is still worth keeping.
- Documented hardship with recovered or stable income
- Lower monthly payment
- Extended term or rate reduction
- Past-due balance capitalized into the loan
Evaluating your alternatives
A side-by-side starting point. Your actual options depend on your state, your servicer and where you are in the timeline.
| Criteria | Foreclosure Assistance | Short Sale | Loan Modification |
|---|---|---|---|
| Best for | Any homeowner unsure where they stand or facing a deadline | Owners who need to exit without a full foreclosure | Owners with recovered or stable income who want to stay |
| Timeline | Immediate — days to start | 60–120 days typical | 30–90 days to a decision |
| Impact on credit | None on its own | Less severe than foreclosure; still reported | Usually the mildest of the three |
| Keep the home? | Depends on the path chosen | No | Yes, that is the goal |
| Cost to homeowner | Free consultation | Typically paid from the sale | No upfront cost |
Five steps, no upfront cost
- 01
Contact us
One short form or a call. Nothing is shared with your lender yet.
- 02
Confidential intake
We gather the loan details, the timeline and your goal.
- 03
Situation review
A specialist reviews the numbers and the deadlines on file.
- 04
Recommended path
We explain each realistic option, plainly, with trade-offs.
- 05
Execute with lender
We prepare the package and manage the back-and-forth.
Start the conversation
Answer what you can. If you do not know your loan status or servicer, leave it blank — we will help you find it.
A specialist responds within 24 hours.
Honest answers to hard questions
- Is this a scam?
- A fair question — the space attracts bad actors. We never ask for upfront fees, we never ask you to make mortgage payments to us, and we never ask you to sign over your deed. If anyone ever asks you for those three things, walk away, including us.
- Are you a law firm?
- No. IEO Foreclosure Assistance is not a law firm and does not provide legal advice. We negotiate and prepare workout packages with servicers. When a situation needs an attorney or a HUD-approved counselor, we say so and help you find one.
- What does it cost?
- The consultation and the situation review are free, with no upfront cost. If a short sale is the chosen path, our compensation typically comes out of the closing as part of the approved settlement — not out of your pocket.
- Will it stop my sale date?
- Sometimes. A complete workout package submitted before certain deadlines can trigger a postponement in many states, but that decision belongs to your servicer and the court. The earlier you contact us, the more leverage exists.
- Can you guarantee I keep my home?
- No, and nobody honestly can. What we can do is make sure every alternative is identified, documented and presented properly, so the outcome is decided on the facts rather than on a missed deadline.
- How long does the process take?
- Intake and review take a few days. Loan modification decisions typically land in 30–90 days; short sales usually run 60–120 days from listing to closing, depending on the servicer.
- What if I'm already in bankruptcy?
- We can still talk. Anything we do has to be coordinated with your bankruptcy attorney and, in some cases, approved by the court. We will tell you upfront if we cannot help.
- Do you help in my state?
- We currently work with homeowners in 12 states and can refer you to a vetted resource elsewhere. Put your property state in the form and we will confirm within one business day.
IEO Foreclosure Assistance is not a law firm and does not provide legal advice. We do not guarantee any specific outcome with your lender. Free consultations do not create an attorney-client or fiduciary relationship. Consult a licensed attorney or HUD-approved counselor for legal advice. Equal Housing Opportunity.