If you're behind on your mortgage payments, you're probably feeling a mix of stress, embarrassment and worry about what comes next. Please know this first: you are not the only one, and you likely have more options than you think. Falling behind doesn't mean you've lost your home. It means it's time to act, calmly and early.
This guide walks through how to stop foreclosure, or avoid it altogether, in plain English. It's written for homeowners across the Kansas City metro on both sides of the state line, plus Topeka, Wichita, the St. Louis metro and surrounding counties.
Why Acting Early Matters So Much
The single biggest factor in how many choices you have is time. The earlier you speak up, the more doors are open.
Federal mortgage servicing rules generally prevent a servicer from making the first foreclosure notice or filing until a borrower is more than 120 days behind (Consumer Financial Protection Bureau). That window is valuable. It's the time to gather your paperwork, talk to your servicer and look at your options, not the time to stop opening the mail.
Kansas and Missouri handle foreclosure differently
If you live near the state line, it helps to know the two states don't follow the same process:
- Kansas foreclosures generally go through the court system (often called "judicial" foreclosure). The lender files a lawsuit, and the process moves through the courts.
- Missouri foreclosures are generally handled outside of court (often called "non-judicial" foreclosure). Most Missouri homes are financed with a deed of trust that includes a "power of sale," which lets a trustee sell the property after giving notice. Missouri law requires at least 20 days' notice before that kind of sale (Missouri Revised Statutes § 443.310).
Every situation is different, and timelines can vary. That's why it's so important to get real answers about your loan from your servicer, a HUD-approved housing counselor or an attorney.
Step 1: Talk to Your Lender or Servicer Right Away
It's natural to want to avoid the phone calls. But your loan servicer (the company you send your payments to) is often the one with the power to offer relief, and they can't help if they don't hear from you.
When you call:
- Have your loan number, recent statements and a simple summary of your income and monthly expenses ready.
- Explain what happened, whether it's a job loss, medical bills, divorce or a reduced income.
- Ask directly: "What options do you have to help me keep my home or avoid foreclosure?"
- Write down the date, the name of the person you spoke with and what they said.
- Ask for anything important in writing.
You'll likely be asked to fill out an application for help, sometimes called a loss mitigation application. Send it back completely and quickly. Missing pages are one of the most common reasons these requests stall.
Options That May Help You Keep Your Home
Every lender and loan type is different, so not every option will be available to everyone. Here are the common ones to ask about.
Loan modification
A loan modification changes the terms of your existing mortgage to make your payment more affordable. That might mean adjusting the interest rate, extending the length of the loan or adding missed payments to the balance. It's often a good fit if your hardship is long-term but you have steady income again.
Forbearance
Forbearance is a temporary pause or reduction in your payments for a set period. It can help if your hardship is short-term, like a temporary layoff or a recovery from an illness. Keep in mind that forbearance isn't forgiveness. The skipped amount still has to be repaid later, so ask exactly how and when that will happen.
Repayment plan
If you've fallen only a little behind and your income is back on track, a repayment plan lets you catch up by adding part of the past-due amount to your regular monthly payment for a set number of months. It's often the simplest fix when the problem was a short-term bump.
Options If Keeping the Home Isn't Realistic
Sometimes the honest answer is that the house no longer fits your budget, and that's okay. Choosing to move on in a planned way can protect your credit, your savings and your peace of mind far better than waiting for a foreclosure sale.
Selling your home before foreclosure (a traditional sale)
If your home is worth more than what you owe, selling it on the open market may let you pay off the loan, avoid a foreclosure on your record and possibly keep the remaining equity. Timing matters here. A sale needs enough runway to list, market, negotiate and close, so the sooner you start, the better your chances of getting a fair price.
Short sale
If you owe more than your home is worth, a short sale may be an option. In a short sale, your lender agrees to accept less than the full loan balance when the home sells. Short sales require lender approval and plenty of paperwork, so working with an agent who has handled them before can make a real difference. Be sure to ask your lender whether any remaining balance will be forgiven, and talk to a tax professional about any possible tax impact.
Deed in lieu of foreclosure
A deed in lieu means you voluntarily transfer ownership of the home to your lender to settle the debt, instead of going through foreclosure. Lenders usually want to see that you tried to sell the home first. As with a short sale, get the terms in writing, especially whether you'll owe anything afterward.
Get Free Help From a HUD-Approved Housing Counselor
You don't have to sort through all of this on your own. HUD-approved housing counseling agencies can review your situation, explain your options and, in many cases, help you communicate with your servicer. You can find one by calling 1-800-569-4287 or by searching HUD's housing counselor directory at hud.gov.
A word of caution: be wary of anyone who asks for large upfront fees, promises to "guarantee" they'll stop your foreclosure, or tells you to stop talking to your lender or to sign your home over to them. Real help is honest about what it can and can't do.
How Kairos Service LLC Can Help
At Kairos Service LLC, we work with homeowners who are trying to figure out their next step, and we believe you deserve straight answers without pressure.
Our founder and managing broker, Michelle Lee, has 26 years of experience with HUD, foreclosure and distressed properties. That background means she understands both sides of the process: what lenders look for, what slows things down and how to move a sale forward when time is tight.
Here's what we can do for you:
- An honest home valuation. Before you choose any path, you need to know what your home is realistically worth today. That number shapes whether a traditional sale, a short sale or another option makes the most sense.
- Help selling quickly and properly. If selling is the right move, we'll help you price it well, market it and keep the process moving, while coordinating with your lender when needed.
- Local market knowledge. We cover the Kansas City metro (Kansas and Missouri), Topeka, Wichita, the St. Louis metro and surrounding counties, so we know how homes in your area actually sell.
We can't promise a specific outcome, and no one honestly can. What we can promise is a clear, respectful conversation about where you stand and what your choices look like.
Ready to talk? Call us at 888-343-5550, email [email protected], or request a free home valuation. Our office is at 5251 W 116th Pl, Suite 200, Leawood, KS 66211.
Frequently Asked Questions
Can I still stop foreclosure if I've already received a notice?
Often, yes. Many homeowners still have options after a notice arrives, such as applying for a loan modification, catching up on missed payments or selling the home. The key is to act right away. Contact your servicer and a HUD-approved housing counselor as soon as possible, and consider speaking with an attorney about your specific deadlines.
Is the foreclosure process the same in Kansas and Missouri?
No. Kansas foreclosures generally go through the courts, while Missouri foreclosures are generally handled outside of court through a trustee's sale under a deed of trust. Because the steps and timelines differ, get advice specific to the state where your home is located.
Can I sell my house if I'm behind on payments?
In many cases, yes. You can usually sell your home while you're behind, as long as the sale closes before the foreclosure is final. If you owe more than the home is worth, a short sale with your lender's approval may be an option. An honest home valuation is the best place to start.
Does a HUD-approved housing counselor cost money?
HUD-approved counseling agencies typically offer foreclosure prevention counseling for free or at low cost. Call 1-800-569-4287 to find an agency near you, and ask about any fees up front.
Disclaimer: This article is general information only and is not legal, tax or financial advice. Foreclosure laws, timelines and lender programs vary and can change. For advice about your specific situation, please consult a licensed attorney or a HUD-approved housing counselor.