Georgia foreclosure laws: how the process works and how long it takes
In Georgia, a home can be sold without going to court, and once it's sold, you can't buy it back. Sales are held on the first Tuesday of the month (O.C.G.A. § 44-14-162), so the date also depends on that calendar and the lender's schedule.
Georgia at a glance
- Does a Georgia foreclosure go through a court?
- Usually not. The home is sold after notices the law requires.
- How long does it take?
- No law sets a total length. Sales are held on the first Tuesday of the month (O.C.G.A. § 44-14-162), so the date also depends on that calendar and the lender's schedule.
- How far behind can you get before it starts?
- Usually more than four months of missed payments.
- Can you catch up to stop it?
- Yes, with conditions. Deadlines by kind of foreclosure
- Can you get the house back after the sale?
- No. There's no right to buy it back after the sale.
- Can the lender come after you for what the sale doesn't cover?
- In some cases. State law limits it.
- Is there mediation?
- No statewide program identified in our records.
- How many Georgia homeowners are 90+ days behind?
- The share of borrowers with a mortgage who were 90+ days behind was 1.5% in the first quarter of 2025, higher than the U.S. (1.2%). How Georgia compares
What "without a court" means for you in Georgia
Not Georgia
Through a court
The lender files a lawsuit, and a judge has to approve the sale. You can answer in court, and no law sets how fast a case goes.
Georgia
Without a court
The lender or a trustee sends the notices the law requires and sells the home at a public sale. There's no lawsuit unless you file one, so the dates in each notice matter most.
How foreclosure works in Georgia, step by step
The 6 steps of a foreclosure in Georgia, and the time the law gives each
Each step in order, with the time the law gives it. 4 of the 6 have a time set in law; "No set time" means the lender sets the pace.
- At least 30 days You get a letter about the sale
- No set time Notice to georgia department of banking and finance
- 4 weeks The sale is advertised
- 4 weeks The home is sold at auction
- Within 30 days The court confirms the sale
- No set time You may be asked to leave
Each step in detail, with the law behind it
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Step 1
You get a letter about the sale
At least 30 days before the foreclosure sale
At least 30 days before the date of the proposed foreclosure sale, the lender must send the borrower a written notice of its intent to foreclose by registered or certified mail or statutory overnight delivery, return receipt requested. Source O.C.G.A. § 44-14-162.2
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Step 2
Notice to georgia department of banking and finance
Before beginning advertisement
The lender must notify the Georgia Department of Banking and Finance before advertising a residential foreclosure.
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Step 3
The sale is advertised
4 consecutive weeks before sale
The sale must be advertised for four consecutive weeks before the sale in the county's official newspaper for legal notices. Source O.C.G.A. § 44-14-162
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Step 4
The home is sold at auction
Normally the first Tuesday of the month after 4 weeks of advertising
The property is sold at public auction at the county courthouse, normally on the first Tuesday of the month, between 10 a.m. and 4 p.m. Bidding is open to the public, but the lender is often the only bidder and may buy the property itself. Source O.C.G.A. § 44-14-162
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Step 5
The court confirms the sale
Within 30 days of foreclosure sale
To pursue a deficiency judgment, the lender must report the sale to the Superior Court judge for confirmation within 30 days of the sale and obtain an order confirming it. Source O.C.G.A. § 44-14-161
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Step 6
You may be asked to leave
After sale
If occupants do not leave voluntarily, the new owner files a dispossessory (eviction) action in Magistrate Court. Source O.C.G.A. § 44-7-50 et seq.
Georgia gives no right to buy the home back after the sale, so the sale date is the last deadline.
Deadlines for stopping a foreclosure in Georgia
Catching up means paying what you've missed, plus late fees and the trustee's and attorney's costs, but not the whole loan. How late you can do it depends on the kind of foreclosure.
| Kind of foreclosure | Deadline | What starts the clock |
|---|---|---|
| Any foreclosureMost home loans | Your loan papers decide | We found no catch-up deadline in state law, so your loan papers decide. Check your mortgage. Source O.C.G.A. §§ 44-14-162 to 44-14-162.4 |
| Any foreclosureHigh-cost home loans | Until foreclosure transfers title | Covers loans that meet Georgia's high-cost home loan rules. The deadline is when foreclosure transfers title, which can differ from the auction date. Source O.C.G.A. § 7-6A-5(12) |
| After the sale | ||
| Any foreclosureMost home loans | No buying back | The law we read gives no general right to buy the home back after an ordinary foreclosure sale. Source O.C.G.A. §§ 44-14-162 to 44-14-162.4 |
| Any foreclosureHigh-cost home loans | Until foreclosure transfers title | Your right to catch up lasts until title transfers, which may come after the auction. Ask the court or a lawyer when that happens in your case. Source O.C.G.A. § 7-6A-5(12) |
| Other deadlines and rules | ||
| Without a courtAny home | At least 30 days before the proposed sale | Your lender has to send you its notice of the sale by then. The day it is mailed or sent by commercial delivery counts as the day notice is given. Source O.C.G.A. § 44-14-162.2(a) |
| Without a courtHigh-cost home loans | At least 14 days before the first legal sale advertisement | The creditor has to send you this notice by then. This is a creditor mailing deadline, not your cure cutoff. Source O.C.G.A. § 7-6A-5(11) |
| Without a courtHigh-cost home loans | At least 30 days after the cure notice takes effect | The cure date printed on the notice has to be at least 30 days after the notice becomes effective. If the printed date is later, use the printed date. Source O.C.G.A. § 7-6A-5(13)(C)(ii) |
| Through a courtAny home | Within 30 days after you are served | Serve your answer to the foreclosure lawsuit by then, unless a statute or court order changes the period. Source O.C.G.A. § 9-11-12(a)(1) |
| Through a courtSpecial court mortgage foreclosure | At least 30 days after the rule nisi is served | The payment date the court sets has to be at least 30 days after the rule is served. A rule published instead of served has to run twice a month for two months. Source O.C.G.A. § 44-14-180(2) |
| Without a courtDeficiency judgment after a power of sale | At least 5 days before the confirmation hearing | If the creditor seeks a deficiency judgment after a power of sale foreclosure, the court has to direct notice of the confirmation hearing at least five days before it. Source O.C.G.A. § 44-14-161(c) |
| Any foreclosureDispossessory case by a foreclosure buyer | Within 7 days after you are actually served | Answer the dispossessory case by then. If the seventh day is a Saturday, Sunday or legal holiday, answer on the next day that is none of those. Source O.C.G.A. § 44-7-51(b) |
Not sure which kind yours is? A court summons or lawsuit means a court foreclosure. A notice of default or notice of sale with no lawsuit means one without a court.
Asking for help: For covered loans and servicers, receiving a complete application more than 37 days before a scheduled sale can require the mortgage company to wait while it evaluates it. Prior applications and other exceptions matter. Ask the company to confirm receipt and what is still missing; preparing a package here does not pause a sale.
How far behind can you get before a Georgia foreclosure starts?
More than 120 days, about four months of missed payments, for most loans on the home you live in. The federal rule has exceptions, such as a reverse mortgage, or a sale or transfer of the home without the lender's OK.
Your mortgage company generally has to try to reach you by day 36 and send a letter about help options by day 45.
What you can do at each step of a Georgia foreclosure
What tends to go wrong for people at each point, and the step that answers it.
| When | What goes wrong | What you can do |
|---|---|---|
| You've missed a payment | You're told to wait, or passed from person to person, while the clock runs. | Ask your mortgage company (the servicer, the company on your statement) what help it offers, in writing, and keep a copy of everything you send and get. A complete application sent well before any sale date has to be reviewed before the sale can go ahead Source 12 CFR §1024.41. How a loan modification works. |
| The first notice arrives | Foreclosure keeps moving while your application is still being reviewed. | Every notice has a date on it, and that date is what you plan around. The lender has to send you notice at least 30 days before the sale. |
| A sale date is set | The sale is days or weeks away. | A HUD-approved housing counselor or legal aid can help right away. Both are free. Paying what you're behind can stop the sale only where Georgia's catch-up rule allows it. Filing for bankruptcy usually pauses a sale while the automatic stay lasts, though the stay has exceptions and can be short for someone with a recent dismissed case Source 11 U.S.C. §362. |
| After the sale | Money left over sits unclaimed, or you're told to leave at once. | Georgia gives no right to buy the home back. If the sale brought in more than was owed, you may be able to claim what is left after costs and other liens. A former owner can generally be removed only through the process state law sets. |
Can your HOA or condo association foreclose in Georgia?
If you fall behind on association dues, the association can put a lien on your home. If it forecloses for unpaid dues, these rules apply, not the mortgage deadlines.
Where a row says “Not found in the law,” the sections we read don't address that point. It doesn't mean the answer is no.
Can it foreclose, and how?
Yes. In a community under the Property Owners’ Association Act, the association can foreclose its lien through a court case. It files an action, gets a judgment and then a court order for foreclosure, the same way other liens for the improvement of real property are foreclosed.
Read the law's words
“…the lien may be foreclosed by the association by an action, judgment, and court order for foreclosure in the same manner as other liens for the improvement of real property…” legis.ga.gov
Is there a minimum debt or a waiting period?
The lien has to be at least $2,000 before the association can file a foreclosure case. Starting January 1, 2027, it has to be at least the lesser of $4,000 or 12 months of regular dues, and never under $2,000. Specific assessments, fines and fees don't count toward it.
Read the law's words
“…unless the amount of the lien is at least $2,000.00…” legis.ga.gov
What notices come first?
The association has to send notice by certified mail or statutory overnight delivery, return receipt requested. It sends it to the lot and to any other address you gave it in writing. Then it has to wait at least 30 days. Starting January 1, 2027, the wait is at least 60 days, and the notice has to say that paying the amount before the 60th day after you receive it ends the right to foreclose.
Read the law's words
“Not less than 30…” legis.ga.gov
Do you have a right to a payment plan?
Not found in the law
What protects you?
The notice has to state the amount due, the late charges and the interest rate. A court foreclosure order does not remove a senior lender’s rights. Except in an emergency, before an association can collect attorney’s fees it has to send you written notice of the unpaid fines or fees, give you 30 days to pay, and list the fees it claims. A judge has to review those fees for reasonableness. This applies to cases filed on or after July 1, 2026.
Read the law's words
“…shall specify the amount of the assessments then due and payable together with authorized late charges and the rate of interest accruing thereon…” legis.ga.gov
Can you buy the home back after the sale?
Not found in the law
Who these rules cover: These rows cover communities under the Property Owners’ Association Act: property submitted to that act, or an association that joined it. We have not confirmed the current rules for condominiums, so none are shown here.
Protections in Georgia law
Open one to read the rule in the law's own words.
Catching up after the loan is called due (reinstatement) State law
For an ordinary loan, check your mortgage or lender agreement. If the loan meets Georgia’s high-cost home loan definition, you may reinstate until foreclosure transfers title. Source O.C.G.A. § 7-6A-5(12)–(13)
Contact before foreclosure State law
O.C.G.A. § 44-14-162.2 requires the written notice at least 30 days before the date of the proposed foreclosure sale. For a delinquent mortgage secured by the borrower's principal residence and serviced by a servicer subject to Regulation X's early-intervention rules, absent an applicable exception, Regulation X generally requires live-contact efforts by the 36th day of delinquency and a written early-intervention notice by the 45th day. The pre-foreclosure notice MUST include contact information for the individual/entity authorized to negotiate loan modifications. Source O.C.G.A. § 44-14-162.2
Predatory lending State law
Georgia's predatory lending law (O.C.G.A. § 7-6A-1 et seq.) prohibits predatory lending practices. Violations may be raised as defenses in confirmation proceedings. Georgia Fair Business Practices Act (O.C.G.A. § 10-1-390 et seq.) provides additional private right of action. Source O.C.G.A. § 7-6A-1 et seq.
Foreclosure rescue fraud State law
Georgia Fair Business Practices Act (O.C.G.A. § 10-1-390 et seq.) prohibits unfair and deceptive practices in consumer transactions, which can include foreclosure rescue fraud. The Georgia Department of Law's Consumer Protection Division can bring a case when the Attorney General determines there is a substantial public interest. Source O.C.G.A. § 10-1-390 et seq.
The legal details
The Georgia laws behind this page
- O.C.G.A. § 44-14-162 et seq.: Notice, advertisement and sale requirements for non-judicial foreclosure (O.C.G.A. §§ 44-14-162 through 44-14-162.4)
- O.C.G.A. § 44-14-160 et seq.: Creation and operation of security deeds, reconveyance, assignment, right of redemption (before sale), equitable interests
- O.C.G.A. § 44-14-161: Requirement that lender confirm the sale by filing in Superior Court within 30 days to preserve right to deficiency judgment; court review of whether the sale brought true market value
- O.C.G.A. § 44-14-162.2: 30-day written notice to borrower before the foreclosure sale, required content of notice
- O.C.G.A. § 44-14-162.4: Notification requirements to Georgia Department of Banking and Finance prior to foreclosure
- O.C.G.A. Title 7, Chapter 1, Article 13: Georgia's main law for the residential mortgage industry, including licensing of mortgage lenders, brokers and loan originators, administered by the Georgia Department of Banking and Finance
- O.C.G.A. § 10-1-390 et seq.: Prohibition of unfair or deceptive acts in commerce, including mortgage-related deceptive practices; private right of action
Moving out after the sale
The new owner must first demand possession. If occupants refuse, the new owner may file a dispossessory action in Magistrate Court. Georgia's three-business-day written notice is for a tenant who is behind on rent or fees. It isn't a set notice period for a former owner after foreclosure. Bona fide tenants get 90 days' notice under the federal Protecting Tenants at Foreclosure Act.
Money left over after the sale
If the sale price exceeds the total owed, the surplus belongs to the borrower or junior lienholders. Demand an accounting from the lender immediately after the sale.
Who gets paid first
Georgia is a race-notice state under O.C.G.A. § 44-2-1. The first to record without notice of a prior unrecorded interest prevails. Property tax liens have super-priority over all other liens under O.C.G.A. § 48-2-56.
How long the lender has to act
Under O.C.G.A. § 44-14-80, title conveyed by a security deed generally reverts to the borrower seven years after the maturity date of the debt it secures, or 20 years if the parties expressly agree to that in writing in the security deed. However, Georgia courts have applied other limitations in specific contexts — consult an attorney for current SOL analysis. An action to enforce a note must generally be brought within six years after its due date (O.C.G.A. § 11-3-118(a)). An action on an instrument under seal may be brought within 20 years (O.C.G.A. § 9-3-23). A deficiency judgment requires the lender to report the sale to the Superior Court judge for confirmation within 30 days of the foreclosure sale and obtain an order confirming it. This is not a traditional SOL — it is a precondition to any deficiency action. If the sale is not reported within 30 days and confirmed, no deficiency action may be taken.
Other kinds of foreclosure
- Unpaid property taxes: Georgia property tax sales differ from mortgage foreclosure. The county conducts a tax sale if taxes are delinquent. The purchaser receives a tax deed, but the owner can still redeem the property by paying the redemption amount at any time after the sale until the right to redeem is foreclosed. The tax deed holder can start that process by serving notice no sooner than 12 months after the sale; the notice sets the date when the right to redeem will expire.
- Land contracts: Georgia does not have a specific land installment contract protection statute equivalent to some other states. Land contracts/contracts for deed are used but buyers have limited statutory protections. Sellers may be able to forfeit buyers' interests through a relatively simple dispossessory action depending on how the contract is structured.
- Manufactured homes: Manufactured homes titled as personal property may be subject to UCC Article 9 repossession rather than real estate foreclosure. Manufactured homes permanently affixed to land and properly titled as real property may be subject to security deed foreclosure under O.C.G.A. § 44-14-162 et seq.
- Reverse mortgages: HECM reverse mortgage foreclosures proceed under O.C.G.A. § 44-14-162 as non-judicial security deed foreclosures. Federal HUD/FHA rules govern HECM foreclosure requirements. For an Eligible Non-Borrowing Spouse, federal rules require the mortgage to defer the loan becoming due after the last surviving borrower dies, until that spouse dies or stops meeting the deferral conditions in 24 C.F.R. § 206.55.
Your home's value and other creditors
$21,500 per debtor for bankruptcy purposes (Georgia state exemption under O.C.G.A. § 44-13-100(a)(1)). Georgia's homestead exemption applies in bankruptcy only. It does not prevent the security deed holder from foreclosing. In bankruptcy, debtors can list the property covered by O.C.G.A. § 44-13-100 as exempt.
Servicemembers
Federal SCRA: for a mortgage taken out before active-duty service, a servicemember generally can't be foreclosed on without a valid court order while on active duty and for 12 months after leaving active duty, and can ask for the interest rate to be reduced to 6% during active duty and for one year after.
Taxes on forgiven debt
Georgia does not have a separate state provision for mortgage debt forgiveness exclusion. Consult a tax professional.
How Georgia compares
Georgia, Alabama, North Carolina and Tennessee sell most foreclosed homes without a court. Florida and South Carolina require one.
Georgia's share of borrowers with a mortgage who are 90+ days behind is under half its 2010 peak
Share of Georgia borrowers with a mortgage who have one 90+ days past due, quarterly, Q1 2005 to Q1 2025
Georgia is tied for 6th place for the share of mortgages 90+ days behind, of the 50 states and D.C.
Share of borrowers with a mortgage who have one 90+ days past due, by state, Q1 2025. Dashed line: the U.S.
| State | 90+ days behind, Q1 2025 | Distress rank (score) |
|---|---|---|
| Georgia | 1.5% | 7th (88) |
| Alabama | 1.5% | 14th (74) |
| Florida | 1.5% | 3rd (96) |
| South Carolina | 1.5% | 8th (86) |
| North Carolina | 1.1% | 28th (46) |
| Tennessee | 1.0% | 26th (50) |
The share counts people with a mortgage on their credit report, not loans or dollars. Ranks are of 51 (the 50 states and D.C.); 1st is the most distressed. Georgia's full distress profile and county scores.
Questions about foreclosure in Georgia
How long does foreclosure take in Georgia?
No law sets one length for the whole process. Sales are held on the first Tuesday of the month (O.C.G.A. § 44-14-162), so the date also depends on that calendar and the lender's schedule. Before any of it starts, your mortgage company usually has to wait until you're more than four months behind. Each step and its deadline.
How many months behind before foreclosure starts in Georgia?
Usually more than four months of missed payments. A federal rule keeps your mortgage company from filing before then on most loans on the home you live in, with a few exceptions, such as a sale of the home without the lender's OK. Some state notices that are only mailed to you can come during that wait.
Is Georgia a judicial foreclosure state?
No. Georgia uses 'security deeds' instead of mortgages. The borrower conveys legal title to the lender at closing and gets it back upon payoff. Because the lender already holds title, it can sell through a power of sale without going to court. Georgia law requires the notice to the borrower to be sent at least 30 days before the date of the proposed foreclosure sale.
Can I stop foreclosure once it starts in Georgia?
Often there are still ways to try, though none is guaranteed. You can catch up on what you owe, where Georgia's catch-up rule allows it. You can apply for a loan modification or a pause on payments; send the complete application more than 37 days before any sale date, so the sale has to wait for an answer. You can file for bankruptcy, or sell, including a short sale if your lender approves.
What is the redemption period for a foreclosure in Georgia?
Georgia's rule: an ordinary mortgage foreclosure sale has no general statutory buy-back period. Georgia’s high-cost loan cure right lasts until title transfers, which may differ from the auction time.
Can bankruptcy stop a foreclosure in Georgia?
It usually pauses one. Filing creates an automatic stay that stops most collection, a foreclosure sale included, while it lasts. The stay has exceptions, and for someone who had a case dismissed in the past year it can last only 30 days or not start at all. A Chapter 13 plan can let you catch up on missed payments over three to five years.
Can the lender come after me for the leftover balance in Georgia?
In some cases. Georgia limits deficiency judgments. The lender must report the sale to the Superior Court judge for confirmation within 30 days of sale and obtain an order confirming it, or it cannot seek a deficiency. The court will not confirm the sale unless the property sold for its true market value (O.C.G.A. 44-14-161(b)). Under O.C.G.A. § 44-14-161(b), the court will not confirm the sale, which the lender needs before seeking a deficiency, unless the evidence shows the property sold for its true market value. The court decides this at the confirmation hearing, where it also reviews the notice, advertisement, and regularity of the sale, and it may order a resale for good cause.
What is the homestead exemption in Georgia?
As Georgia law sets it: $21,500 per debtor for bankruptcy purposes (Georgia state exemption under O.C.G.A. § 44-13-100(a)(1)). Georgia's homestead exemption applies in bankruptcy only. It does not prevent the security deed holder from foreclosing. In bankruptcy, debtors can list the property covered by O.C.G.A. § 44-13-100 as exempt.
What if I have an FHA, VA, or USDA loan in Georgia?
Government-backed loans have their own rules on top of Georgia law. FHA requires a meeting or reasonable efforts to arrange one in covered defaults. Current rules allow approved remote methods; exceptions and timing requirements apply. VA and USDA set their own help options; the forbearance guide and loan modification guide explain each program's options.
How long do I have to move out after a foreclosure sale in Georgia?
The new owner must first demand possession. If occupants refuse, the new owner may file a dispossessory action in Magistrate Court. Georgia's three-business-day written notice is for a tenant who is behind on rent or fees. It isn't a set notice period for a former owner after foreclosure. Bona fide tenants get 90 days' notice under the federal Protecting Tenants at Foreclosure Act.
What happens to tenants if my Georgia home is foreclosed?
The federal Protecting Tenants at Foreclosure Act provides 90 days' notice to bona fide tenants. Bona fide tenants with a lease can generally stay until the lease ends, but a buyer who will live in the home can end the lease with 90 days' notice.
Can I claim surplus funds after a foreclosure sale in Georgia?
Possibly. If a foreclosure sale brings in more than is owed, the extra is called surplus. The costs of the sale, the debt being foreclosed and other liens on the home, such as a second mortgage, are generally paid first. In Georgia: If the sale price exceeds the total owed, the surplus belongs to the borrower or junior lienholders. Demand an accounting from the lender immediately after the sale. Should be claimed promptly from the foreclosing lender; no specific statutory deadline for residential security deed surplus. The court, county clerk or trustee who handled the sale can tell you whether any surplus is being held.
Is the Homeowner Assistance Fund still available in Georgia?
Generally, no. HAF programs, including the Georgia Homeowner Assistance Fund (Georgia HAF), couldn't commit new money after September 30, 2026 (Treasury). If the program approved you before then, ask it about payments still being processed.
Can I do a short sale to avoid foreclosure in Georgia?
Possibly, with your lender's approval. In Georgia, a deficiency waiver (a release of the remaining balance) can be negotiated as part of a short sale approval. Short sales require servicer approval.
Other Georgia laws that can affect homeowners
State laws can change. Each entry links to the cited source and shows when that source was fetched.
A party, or a recorder with one party's prior consent, may intercept.
“one of the parties to the communication has given prior consent”
State foreclosure-rescue and mortgage-help laws
Current regulator guidance says performing loan modifications requires an MLO license.
“Do I need a MLO license to perform loan modifications? Yes.”
Foreclosure laws in another state
The process and the deadlines change at every state line.
- Alabama
- Alaska
- Arizona
- Arkansas
- California
- Colorado
- Connecticut
- Delaware
- District of Columbia
- Florida
- Georgia
- Hawaii
- Idaho
- Illinois
- Indiana
- Iowa
- Kansas
- Kentucky
- Louisiana
- Maine
- Maryland
- Massachusetts
- Michigan
- Minnesota
- Mississippi
- Missouri
- Montana
- Nebraska
- Nevada
- New Hampshire
- New Jersey
- New Mexico
- New York
- North Carolina
- North Dakota
- Ohio
- Oklahoma
- Oregon
- Pennsylvania
- Rhode Island
- South Carolina
- South Dakota
- Tennessee
- Texas
- Utah
- Vermont
- Virginia
- Washington
- West Virginia
- Wisconsin
- Wyoming
Protect yourself from scams
The FTC and CFPB describe these warning signs and the rules behind them:
- Upfront fees for promised relief are a warning sign. Under FTC mortgage-assistance rules, most companies that sell mortgage help cannot charge until a homeowner accepts a written offer from the mortgage company or lender. A separate FTC rule covers debt-relief companies that sell by phone and ties fees to a completed debt arrangement. It bars a fee until at least one debt has been settled or changed, the customer agrees to the arrangement, and the customer has made a payment under it. The FTC describes a narrow exception for lawyers who give help as part of the practice of law and are licensed in the state where the client or dwelling is. The lawyer follows that state's rules for attorneys, and advance fees are placed in a client trust account before services begin under state trust-account rules.
- HUD-approved foreclosure-prevention counseling is free. HUD’s national counselor line is 800-569-4287. The CFPB counselor finder lists agencies and their services. If an organization charges for help described as free HUD counseling, the CFPB finder can verify the agency and its listed services before any payment.
- A request to sign over a deed is a warning sign. The CFPB identifies title-transfer schemes among foreclosure-relief scams. Signing over title can mean losing ownership of the home; a lawyer can explain what a proposed document would do.
- Foreclosure protections depend on timing and the loan. Regulation X generally bars the first foreclosure notice or filing on a principal-residence loan until the borrower is more than 120 days behind, subject to exceptions. A complete assistance application can delay some foreclosure steps, but that depends on when it arrives; it does not necessarily stop every step. The CFPB warns about promises to “save” a home.
Free help in Georgia
Georgia has 33 HUD-approved housing counseling agencies
The 33 whose HUD listing includes foreclosure or mortgage delinquency counseling, one dot per office (32 have a mapped address), as of Nov 4, 2026. The listing below names them all.
- A HUD-approved housing counselor works at a nonprofit agency the U.S. Department of Housing and Urban Development has approved. Foreclosure counseling from one is free, and a counselor can help you talk to your mortgage company. HUD lists 33 approved agencies in Georgia. HUD's line is 800-569-4287.
- Legal aid offices give free legal help to people with low incomes, including answering a foreclosure case. Each office serves set counties; find yours:
- Atlanta Legal Aid Society, Inc., 404-524-5811: 5 counties: Clayton County, Cobb County, DeKalb County, Fulton County, Gwinnett County.
- Georgia Legal Services Program, 833-457-7529: 154 counties: Appling County, Atkinson County, Bacon County, Baker County, Baldwin County, Banks County, Barrow County, Bartow County, Ben Hill County, Berrien County, Bibb County, Bleckley County, Brantley County, Brooks County, Bryan County, Bulloch County, Burke County, Butts County, Calhoun County, Camden County, Candler County, Carroll County, Catoosa County, Charlton County, Chatham County, Chattahoochee County, Chattooga County, Cherokee County, Clarke County, Clay County, Clinch County, Coffee County, Colquitt County, Columbia County, Cook County, Coweta County, Crawford County, Crisp County, Dade County, Dawson County, Decatur County, Dodge County, Dooly County, Dougherty County, Douglas County, Early County, Echols County, Effingham County, Elbert County, Emanuel County, Evans County, Fannin County, Fayette County, Floyd County, Forsyth County, Franklin County, Gilmer County, Glascock County, Glynn County, Gordon County, Grady County, Greene County, Habersham County, Hall County, Hancock County, Haralson County, Harris County, Hart County, Heard County, Henry County, Houston County, Irwin County, Jackson County, Jasper County, Jeff Davis County, Jefferson County, Jenkins County, Johnson County, Jones County, Lamar County, Lanier County, Laurens County, Lee County, Liberty County, Lincoln County, Long County, Lowndes County, Lumpkin County, McDuffie County, McIntosh County, Macon County, Madison County, Marion County, Meriwether County, Miller County, Mitchell County, Monroe County, Montgomery County, Morgan County, Murray County, Muscogee County, Newton County, Oconee County, Oglethorpe County, Paulding County, Peach County, Pickens County, Pierce County, Pike County, Polk County, Pulaski County, Putnam County, Quitman County, Rabun County, Randolph County, Richmond County, Rockdale County, Schley County, Screven County, Seminole County, Spalding County, Stephens County, Stewart County, Sumter County, Talbot County, Taliaferro County, Tattnall County, Taylor County, Telfair County, Terrell County, Thomas County, Tift County, Toombs County, Towns County, Treutlen County, Troup County, Turner County, Twiggs County, Union County, Upson County, Walker County, Walton County, Ware County, Warren County, Washington County, Wayne County, Webster County, Wheeler County, White County, Whitfield County, Wilcox County, Wilkes County, Wilkinson County, Worth County.
- A lawyer referral: the State Bar of Georgia: Find a Lawyer directory can point you to a foreclosure lawyer.
- A complaint about your mortgage company can go to the Georgia Department of Banking and Finance, the Georgia Attorney General or the federal Consumer Financial Protection Bureau.
HUD-approved housing counselors in Georgia, by city (33)
- City of Albany, Georgia, Albany · 229-483-7650 HUD-approved housing counselor
- Nid-Hca Albany (Fletcher), Albany · 229-317-4745 · Website HUD-approved housing counselor · Languages: English, Spanish
- Athens Land Trust, Inc, Athens · 706-613-0122 · Website HUD-approved housing counselor
All 33 agencies
- Hancock Community Development Corporation, Athens · 877-284-4326 · Website HUD-approved housing counselor
- Catholic Charities of the Archdiocese of Atlanta, Atlanta · 770-790-3112 · Website HUD-approved housing counselor · Languages: English, Spanish
- Center For Pan Asian Community Services, Inc, Atlanta · 770-936-0969 · Website HUD-approved housing counselor
- Nsc (Naca Counseling Subsidiary) - Atlanta, Ga, Atlanta · 404-377-4545 · Website HUD-approved housing counselor · Languages: English, Spanish
- Operation Hope-Jefferson St- Atlanta Ga, Atlanta · 470-240-1693 · Website HUD-approved housing counselor
- Resources For Residents and Communities of Georgia, Inc., Atlanta · 404-525-4130 · Website HUD-approved housing counselor
- Nid-Hca Fulton County, Atlanta HUD-approved housing counselor
- Operation Hope, Inc, Atlanta · 404-941-2919 · Website HUD-approved housing counselor · Languages: English, Spanish
- Csra Economic Opportunity Authority, Inc., Augusta · 706-722-0493 · Website HUD-approved housing counselor
- Nid-Hca Emerson, College Park · 404-410-6689 · Website HUD-approved housing counselor
- Columbus Housing Initiative, Inc. Dba Neighborworks Columbus, Columbus · 706-324-4663 · Website HUD-approved housing counselor · Languages: English, Spanish
- Urban League of Greater Columbus, Inc, Columbus · 706-322-6840 HUD-approved housing counselor
- The Homeowners Employment Corporation, Conyers · 404-492-6554, ext. 503 · Website HUD-approved housing counselor
- Dalton-Whitfield Community Dev. Corp., Dalton · 706-529-8270 · Website HUD-approved housing counselor · Languages: English, Spanish
- Atlanta Legal Aid Society, Inc., Decatur · 770-817-7538 · Website HUD-approved housing counselor
- Help the People Program Housing Counseling Agency, Decatur · 404-688-7766 · Website HUD-approved housing counselor
- Morningstar Urban Development, Inc., Decatur · 770-492-4037 · Website HUD-approved housing counselor
- D&E, A Housing & Economic Empowerment Center, Inc. (D&E Group), East Point · 770-961-6900 HUD-approved housing counselor
- Veterans Center, Fayetteville · 678-792-8387 · Website HUD-approved housing counselor · Languages: CRE, English, French, Other
- Nsc (Naca Counseling Subsidiary) - Augusta, Ga, Hephzibah · 706-855-7464 · Website HUD-approved housing counselor · Languages: English, Spanish
- Jcvision and Associates, Inc, Hinesville · 912-877-4243 · Website HUD-approved housing counselor · Languages: English, Spanish
- Homefirst Housing Resource Services, Inc., Macon · 478-219-3957 · Website HUD-approved housing counselor
- Telamon Corporation - Macon Branch, Macon · 919-899-9911 · Website HUD-approved housing counselor
- National Faith Homebuyers, Atlanta Branch, Marietta · 678-553-3770 · Website HUD-approved housing counselor
- Nid-Hca Atlanta Metro Regional Office, Riverdale · 770-472-3756 · Website HUD-approved housing counselor
- Credit.Org - Savannah, Ga Branch, Savannah · 800-431-8157 · Website HUD-approved housing counselor · Languages: English, Spanish
- Cccs of the Savannah Area, Inc. - Statesboro Branch, Statesboro · 912-691-2227 · Website HUD-approved housing counselor
- Refugee Family Assistance Program, Stone Mountain · 404-296-8743 · Website HUD-approved housing counselor · Languages: Arabic, English, Farsi, Other, Swahili, Vietnamese
- Family Visions Outreach, Inc., Sylvester · 229-777-7704 HUD-approved housing counselor
- Nid-Hca Georgia, Union City · 678-735-6550 · Website HUD-approved housing counselor
Legal aid offices in Georgia (2)
- Atlanta Legal Aid Society, Inc. · 404-524-5811 · Website Legal aid, also a HUD-approved counselor
- Georgia Legal Services Program · 833-457-7529 · Website Legal aid
Listings come from the HUD Housing Counselor API and the Legal Services Corporation grantee list, as of Nov 4, 2026. American Default Research does not endorse or rank any provider. Credit counselors and other kinds of free help are in our help directory.
Sources and method
A summary of foreclosure law and practice in Georgia, read from its laws and the federal servicing rules and checked Mar 10, 2026. It isn't legal advice: your mortgage sets specific terms, and courts and counties vary. For your situation, talk to a HUD-approved counselor, legal aid or a lawyer.
- O.C.G.A. § 44-14-162.2 · You get a letter about the sale, at law.georgia.gov
- O.C.G.A. § 44-14-161 · The court confirms the sale, at storage.courtlistener.com
- O.C.G.A. § 7-6A-5(12)–(13), at legis.ga.gov
- O.C.G.A. § 7-6A-5(12)–(13), at consumerfinance.gov
- O.C.G.A. § 44-14-162.2; 12 CFR 1024.39, at consumerfinance.gov
- O.C.G.A. § 7-6A-1 et seq.; O.C.G.A. § 10-1-390 et seq. at consumer.georgia.gov
- 11 U.S.C. § 362, the automatic stay, at law.cornell.edu
- Federal Reserve Bank of Philadelphia, Consumer Credit Explorer; data sourced from NY Fed Consumer Credit Panel / Equifax. at philadelphiafed.org
- U.S. Department of Housing and Urban Development · find a housing counselor, at hud.gov
- O.C.G.A. § 44-14-160 et seq. at law.justia.com
- O.C.G.A. Title 7, Chapter 1, Article 13, at dbf.georgia.gov
We write with assistance from AI tools. Figures come from the data and sources named on this page.