Maryland foreclosure laws: how the process works and how long it takes

In Maryland, foreclosure goes through the courts. The law sets the earliest date the sale can happen after the case is filed, and a judge must approve (ratify) the sale afterward, but no law sets how fast the case goes.

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By Ross Kilburn
Law checked Mar 10, 2026. Deadlines rechecked Nov 4, 2026. HOA rules rechecked Nov 3, 2026. · See the 13 sources · How we check our guides
Data from

Maryland at a glance

Does a Maryland foreclosure go through a court?
Yes. Every foreclosure is a court case.
How long does it take?
No law sets a total length. The law sets the earliest date the sale can happen after the case is filed, and a judge must approve (ratify) the sale afterward, but no law sets how fast the case goes.
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, until the sale, 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?
Yes. The lender can ask a court for the leftover balance.
Is there mediation?
Yes: the Maryland Foreclosure Mediation Program. How to sign up
How many Maryland homeowners are 90+ days behind?
The share of borrowers with a mortgage who were 90+ days behind was 1.3% in the first quarter of 2025, higher than the U.S. (1.2%). How Maryland compares

What "through a court" means for you in Maryland

Maryland

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.

Not Maryland

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 Maryland, step by step

The 8 steps of a foreclosure in Maryland, and the time the law gives each

Each step in order, with the time the law gives it. 7 of the 8 have a time set in law; "No set time" means the court sets the pace.

  1. At least 45 days Notice of intent to foreclose
  2. 90 days after you fall behind The lender files the case in court
  3. Within 60 days Mediation
  4. At least 30 days before the sale Final loss mitigation affidavit
  5. At least 15 days before the sale The sale is advertised
  6. At least 45 days The home is sold at auction
  7. Within 30 days The home is sold at auction
  8. No set time You may be asked to leave
Source: Maryland law and federal rules, as cited at each step; American Default Research state law file, checked Mar 10, 2026 American Default Research · americandefault.org/help/laws/maryland/
Each step in detail, with the law behind it

  1. Step 1

    Notice of intent to foreclose

    At least 45 days before filing

    Before filing any foreclosure action, the servicer must send a Notice of Intent to Foreclose (NOI) to the borrower and the record owner at least 45 days before filing. Source Md. Code, Real Prop. § 7-105.1

  2. Step 2

    The lender files the case in court

    Filed no sooner than the later of 90 days after default or 45 days after the NOI is sent

    The lender (through counsel) files a Foreclosure Action and Order to Docket in the Circuit Court of the county where the property is located. Source Md. Code, Real Prop. § 7-105.1

  3. Step 3

    Mediation

    Held within 60 days after the court sends the request to OAH; OAH can extend up to 30 days for good cause, or longer if all parties agree

    For an owner-occupied home, the borrower may request mediation within 25 days after the final loss mitigation affidavit is served with the Order to Docket, or within 25 days after it is mailed if it comes later. Source Md. Code, Real Prop. § 7-105.1

  4. Step 4

    Final loss mitigation affidavit

    If filed after the Order to Docket: no earlier than 28 days after service and at least 30 days before the sale

    For an owner-occupied home, the servicer must file a Final Loss Mitigation Affidavit with the court certifying that its final loss mitigation review is complete and, if the borrower was denied, explaining why. Source Md. Code, Real Prop. § 7-105.1

  5. Step 5

    The sale is advertised

    First newspaper notice at least 15 days before the sale. No advertising until 30 days after the final loss mitigation affidavit is filed, or, after a timely mediation request, until the mediation report is filed.

    After completing loss mitigation requirements, the substitute trustee or attorney schedules the sale. Source Md. Code, Real Prop. § 7-105.1(o)

  6. Step 6

    The home is sold at auction

    Sale no sooner than 45 days after the case is served with a final loss mitigation affidavit, or 30 days after a later-mailed final affidavit; if mediation was requested, no sooner than 15 days after it is held (or after OAH files its report)

    The property is auctioned publicly. Source Maryland law

  7. Step 7

    The home is sold at auction

    Exceptions due within 30 days after the clerk's notice

    After the auction, the trustee files a Report of Sale with the Circuit Court within 30 days. Source Maryland Rule 14-305

  8. Step 8

    You may be asked to leave

    Varies: follows the court's order granting possession, an eviction notice, and the sheriff's execution of the writ

    After ratification, if the former owner remains in possession, the purchaser files a Motion for Entry of Judgment Awarding Possession, and the court must issue an order granting possession. Source Maryland Rules 14-102, 2-647

Maryland 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 Maryland

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.

Deadlines for catching up, after the sale and other steps in Maryland
Kind of foreclosureDeadlineWhat starts the clock
Any foreclosure Up to 1 business day before the sale Pay all past-due payments, penalties and fees by then to reinstate a home loan. Source Md. Code, Real Prop. § 7-105.1(p)(1)
After the sale
Any foreclosure No buying back There's no right to buy the home back after the foreclosure sale. Title passes once the court approves the sale and the buyer pays. Source Md. Code, Real Prop. § 7-105(c)
Other deadlines and rules
Any foreclosureAny home Not before 45 days after the notice of intent is sent The lender can't file the court case until the later of 45 days after it sends the notice or 90 days after the default. A judge can let it file sooner in a few cases, such as fraud, no payment ever made, a destroyed home, or a vacant and abandoned home. Source Maryland law
Any foreclosureOwner-occupied homes, if the lender offers it Within 25 days after the notice of intent is mailed If you want mediation before the court case starts, send back the application by then. You have to see a housing counselor first, and a fee applies. If you take part, you don't get mediation after the case is filed unless your agreement says so. Source Maryland law
Any foreclosureOwner-occupied homes Within 25 days after you are served File a request for mediation with the court by then. This applies when the lender's final loss mitigation affidavit came with the court papers. The fee is $50, and the court can reduce or waive it. Source Md. Code, Real Prop. § 7-105.1(j)(1)
Any foreclosureOwner-occupied homes Within 25 days after the lender mails its final affidavit This applies when the lender sent its final loss mitigation affidavit after the court papers. It has to mail it by first class and certified mail, with a request for mediation form, at least 30 days before the sale. Source Maryland law
Any foreclosureAny home By the 20th day before the mediation You and the lender each give the mediator and each other the documents the Office of Administrative Hearings notice lists. The notice names the mediation date. Source Maryland law

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 Maryland 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 Maryland foreclosure

What tends to go wrong for people at each point, and the step that answers it.

What you can do at each step of a foreclosure in Maryland
WhenWhat goes wrongWhat 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.
Court papers arrive Foreclosure keeps moving while your application is still being reviewed. The case moves on unless you respond to the court. A legal aid office can help you answer for free if you qualify. You can also ask about the Maryland Foreclosure Mediation Program.
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 Maryland'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. Maryland gives no right to buy the home back. Ask the court or trustee whether any surplus is being held. A former owner can generally be removed only through the process state law sets.

Signing up for the Maryland Foreclosure Mediation Program

File a request for postfile mediation with the court and mail a copy to the lender’s foreclosure attorney.

Deadline
File within 25 days after service of the order to docket or complaint. If the final loss mitigation affidavit comes later by mail, file within 25 days after it is mailed.
Cost
The filing fee is $50. The court may reduce or waive it if you qualify.
Does it stop the sale?
The lender may schedule a sale if postfile mediation ends without an agreement. You may ask the court to stay a sale.

Read Maryland's mediation rules oah.maryland.gov Source Maryland law

Can your HOA or condo association foreclose in Maryland?

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. Condo and HOA liens can be foreclosed through Maryland's court-supervised process for a power-of-sale mortgage or deed of trust. There are limits on which charges can support a foreclosure.

Read the law's words
“…a lien may be enforced and foreclosed by the party who obtained the lien in the same manner, and subject to the same requirements, as the foreclosure of mortgages or deeds of trust on property in this State containing a power of sale or an assent to a decree.…” mgaleg.maryland.gov

Is there a minimum debt or a waiting period?

The cited sections set no dollar minimum for unpaid assessments before foreclosure. The Contract Lien Act gives you 30 days after the lien notice to challenge the lien. A foreclosure has to be filed within 12 years after the lien is recorded.

Read the law's words
“…may, within 30 days after the notice is served on the party, file a complaint in the circuit court for the county in which any part of the property is located to determine whether probable cause exists for the establishment of a lien.…” mgaleg.maryland.gov

What notices come first?

Within 2 years of the missed payment, the association has to give you written notice before it files its lien. You have 30 days to ask a circuit court whether the lien is justified. The association files the lien statement after that period ends or after a court order.

Read the law's words
“A party seeking to create a lien as the result of a breach of contract shall, within 2 years of a breach of contract, give written notice to the party against whose property the lien is intended to be imposed.…” mgaleg.maryland.gov

Do you have a right to a payment plan?

Not found in the law

Can the HOA's claim go ahead of the mortgage?

In a first-mortgage foreclosure, up to 4 months of regular dues, capped at $1,200, may take priority over a first mortgage recorded on or after October 1, 2011.

Read the law's words
“…shall have priority over a claim of the holder of a first mortgage or a first deed of trust that is recorded against the lot on or after October 1, 2011.…” mgaleg.maryland.gov

What protects you?

A condo or HOA may foreclose only for overdue regular or special assessments and interest, plus reasonable costs and attorney's fees for filing the lien that are no more than the overdue assessments. It may not foreclose for fines.

Read the law's words
“…a governing body may foreclose on a lien against a unit owner or lot owner only if the damages secured by the lien:…” mgaleg.maryland.gov

Can you buy the home back after the sale?

Not found in the law

Source Maryland law

Who these rules cover: Condominiums under the Maryland Condominium Act and HOAs under the Maryland Homeowners Association Act, through the Contract Lien Act.

Protections in Maryland law

Open one to read the rule in the law's own words.

Maryland Foreclosure Mediation Program State program

Owner-occupants may request mediation within 25 days after being served with the Order to Docket, or within 25 days after the final loss mitigation affidavit is mailed, if it was not delivered with the Order to Docket. The mediator is a trained OAH administrative law judge or mediator. The lender or its representative must attend, and the representative must have authority to settle or be able to readily reach someone who does. The court sends the request to OAH within 5 days, and OAH must hold the mediation within 60 days after that; OAH can extend this by up to 30 days for good cause, or longer if all parties agree. The borrower pays a $50 fee (waivable for low income). If no agreement is reached, the foreclosure attorney may schedule the sale, and the borrower can file a motion to stay the sale within 15 days after the mediation (or after OAH reports that none was held). If the lender does not come to the mediation, the court may dismiss the foreclosure. More on the Maryland Foreclosure Mediation Program.

Catching up after the loan is called due (reinstatement) State law

You may reinstate a residential-property loan through one business day before the foreclosure sale by paying all past-due payments, penalties, and fees. Source Md. Code, Real Prop. § 7-105.1(p)

Maryland foreclosure mediation Program

Foreclosure mediations are held remotely by Webex through the Office of Administrative Hearings. The homeowner files a mediation request with the Circuit Court and pays a $50.00 fee, and the court then refers the request. More on Maryland foreclosure mediation.

How Maryland compares

Maryland requires a court for every foreclosure, as Delaware and Pennsylvania do. West Virginia, D.C. and Virginia let most foreclosures happen without one.

Maryland's share of borrowers with a mortgage who are 90+ days behind is under half its 2010 peak

Share of Maryland borrowers with a mortgage who have one 90+ days past due, quarterly, Q1 2005 to Q1 2025

0% 2% 4% 6% 8% U.S. 1.2% Q1 2005Q3 2007Q1 2010Q3 2012Q1 2015Q3 2017Q1 2020Q3 2022Q1 2025 Q1 2025 1.3% 0% 2% 4% 6% 8% U.S. 1.2% Q1 2005Q1 2010Q1 2015Q1 2020Q1 2025 Q1 2025 1.3%
Source: Federal Reserve Bank of Philadelphia, Consumer Credit Explorer; data sourced from Federal Reserve Bank of New York Consumer Credit Panel / Equifax. Q1 2025 American Default Research · americandefault.org/help/laws/maryland/

Maryland is tied for 14th 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.

Louisiana: 2.5%Mississippi: 2.1%Nevada: 1.6%Texas: 1.6%West Virginia: 1.6%Alabama: 1.5%Florida: 1.5%Georgia: 1.5%New York: 1.5%Oklahoma: 1.5%South Carolina: 1.5%D.C.: 1.4%New Mexico: 1.4%Arkansas: 1.3%Connecticut: 1.3%Delaware: 1.3%Kentucky: 1.3%Maryland: 1.3%Pennsylvania: 1.3%Illinois: 1.2%Indiana: 1.2%New Jersey: 1.2%Arizona: 1.1%Missouri: 1.1%North Carolina: 1.1%Ohio: 1.1%Rhode Island: 1.1%Kansas: 1.0%Michigan: 1.0%Tennessee: 1.0%California: 0.9%Hawaii: 0.9%Iowa: 0.9%Maine: 0.9%South Dakota: 0.9%Virginia: 0.9%Vermont: 0.9%Alaska: 0.8%Colorado: 0.8%Massachusetts: 0.8%Minnesota: 0.8%Montana: 0.8%North Dakota: 0.8%Nebraska: 0.8%Oregon: 0.8%Idaho: 0.7%New Hampshire: 0.7%Washington: 0.7%Wyoming: 0.7%Utah: 0.6%Wisconsin: 0.6% U.S. 1.2% Maryland 1.3% Highest Lowest Louisiana: 2.5%Mississippi: 2.1%Nevada: 1.6%Texas: 1.6%West Virginia: 1.6%Alabama: 1.5%Florida: 1.5%Georgia: 1.5%New York: 1.5%Oklahoma: 1.5%South Carolina: 1.5%D.C.: 1.4%New Mexico: 1.4%Arkansas: 1.3%Connecticut: 1.3%Delaware: 1.3%Kentucky: 1.3%Maryland: 1.3%Pennsylvania: 1.3%Illinois: 1.2%Indiana: 1.2%New Jersey: 1.2%Arizona: 1.1%Missouri: 1.1%North Carolina: 1.1%Ohio: 1.1%Rhode Island: 1.1%Kansas: 1.0%Michigan: 1.0%Tennessee: 1.0%California: 0.9%Hawaii: 0.9%Iowa: 0.9%Maine: 0.9%South Dakota: 0.9%Virginia: 0.9%Vermont: 0.9%Alaska: 0.8%Colorado: 0.8%Massachusetts: 0.8%Minnesota: 0.8%Montana: 0.8%North Dakota: 0.8%Nebraska: 0.8%Oregon: 0.8%Idaho: 0.7%New Hampshire: 0.7%Washington: 0.7%Wyoming: 0.7%Utah: 0.6%Wisconsin: 0.6% U.S. 1.2% Maryland 1.3% Highest Lowest
Source: Federal Reserve Bank of Philadelphia, Consumer Credit Explorer; data sourced from NY Fed Consumer Credit Panel / Equifax. Q1 2025 American Default Research · americandefault.org/help/laws/maryland/
Maryland and its neighbors: mortgages 90+ days behind and State Distress Index rank
State90+ days behind, Q1 2025Distress rank (score)
West Virginia 1.6% 22nd (58)
District of Columbia 1.4% 16th (70)
Maryland 1.3% 17th (68)
Delaware 1.3% 9th (84)
Pennsylvania 1.3% 25th (52)
Virginia 0.9% 31st (40)

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. Maryland's full distress profile and county scores.

Questions about foreclosure in Maryland

How long does foreclosure take in Maryland?

The law sets the earliest date the sale can happen after the case is filed, and a judge must approve (ratify) the sale afterward, but no law sets how fast the case goes. 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 Maryland?

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.

Source 12 CFR §1024.41(f)

Is Maryland a judicial foreclosure state?

Yes. Maryland is a judicial foreclosure state. Nearly all residential foreclosures proceed through Circuit Court under Md. Code, Real Prop. § 7-101 et seq. Maryland uses a quasi-judicial process: the foreclosure is filed in Circuit Court (Order to Docket), but the court does not conduct a trial — instead, it ratifies the sale after the fact unless an objection is filed. Owners of owner-occupied homes can also ask for foreclosure mediation, and Maryland has a Right to Cure statute.

Can I stop foreclosure once it starts in Maryland?

Often there are still ways to try, though none is guaranteed. You can catch up on what you owe, where Maryland'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 Maryland?

Maryland's rule: you have no statutory right to buy the home back after the foreclosure sale. The sale passes your title to the buyer after the court finally approves it and the buyer pays.

Source Md. Code, Real Prop. § 7-105(c)

Can bankruptcy stop a foreclosure in Maryland?

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.

Source 11 U.S.C. §362(c)(3)–(4)

Does Maryland have a foreclosure mediation program?

Yes. Maryland has the Maryland Foreclosure Mediation Program. Who can use it and how to start depends on the program's rules (the Maryland Foreclosure Mediation Program's page). A neutral person helps you and the lender talk about options.

Can the lender come after me for the leftover balance in Maryland?

Yes. Maryland allows deficiency judgments, so the lender can generally go to court for the difference between what you owed and the sale price. For a home that was owner-occupied when the foreclosure case was filed, the lender may file a motion for a deficiency judgment after the court finally ratifies the auditor's report, if the sale proceeds, after the costs and expenses the court allows, do not cover the debt and accrued interest. The motion must be filed within 3 years after that ratification (Md. Code, Real Prop. § 7-105.17).

What is the homestead exemption in Maryland?

As Maryland law sets it: Up to $125,000 of equity in an owner-occupied home per individual, but only in a bankruptcy case filed on or after June 1, 2026 ($125,000 total if more than one person in the same case claims the same home). Adjusted for inflation each year starting in fiscal year 2028. Maryland does not have a homestead exemption for real property that protects against mortgage foreclosure. There is a property tax credit for homeowners (the Homestead Tax Credit, which limits assessment increases for owner-occupants), but this is not a foreclosure exemption. In a bankruptcy case filed on or after June 1, 2026, an individual can exempt up to $125,000 in an owner-occupied home, including one held in the owner's revocable trust; if more than one person in the same case claims the same home, the total is still capped at $125,000. Starting in fiscal year 2028, the amount is adjusted each year for inflation. The exemption does not remove a valid mortgage lien.

What if I have an FHA, VA, or USDA loan in Maryland?

Government-backed loans have their own rules on top of Maryland 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 Maryland?

Varies: follows the court's order granting possession, an eviction notice, and the sheriff's execution of the writ. After court ratification of the foreclosure sale, if the former owner remains in possession, the purchaser files a Motion for Entry of Judgment Awarding Possession (Md. Rule 14-102). After the judgment is entered, the purchaser must send an eviction notice to all occupants, giving the first date after which eviction could legally occur, before trying to execute the writ of possession. The purchaser then requests the writ, and the sheriff executes it. Bona fide tenants receive 90 days under the federal Protecting Tenants at Foreclosure Act.

Is the Homeowner Assistance Fund still available in Maryland?

Generally, no. HAF programs, including the Maryland HomePoint, 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 Maryland?

Possibly, with your lender's approval. In Maryland, a deficiency waiver (a release of the remaining balance) can be negotiated as part of a short sale approval. Short sales are available with servicer approval. Deficiency waivers should be obtained in writing.

Other Maryland laws that can affect homeowners

State laws can change. Each entry links to the cited source and shows when that source was fetched.

State foreclosure-rescue and mortgage-help laws

Maryland's definition has no compensation threshold and expressly includes electronic solicitation. A written contract must state exact services and compensation from any source, contain prescribed notices, signatures, and notarization, and precede service; the homeowner may rescind at any time. Compensation generally cannot be taken before full performance, and third-party consideration must be disclosed and shown in settlement documents.

“through any electronic or telecommunications medium”
Source Md. Code, Real Prop. §§ 7-301–7-325,…Fetched October 7, 2026

Foreclosure laws in another state

The process and the deadlines change at every state line.

Protect yourself from scams

The FTC and CFPB describe these warning signs and the rules behind them:

  1. 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.
  2. 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.
  3. 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.
  4. 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.

Fraud reports: CFPB · FTC · state attorney general offices.

Free help in Maryland

Maryland has 31 HUD-approved housing counseling agencies

The 31 whose HUD listing includes foreclosure or mortgage delinquency counseling, one dot per office, as of Nov 4, 2026. The listing below names them all.

Source: U.S. Department of Housing and Urban Development, Housing Counselor list American Default Research · americandefault.org/help/laws/maryland/

HUD-approved housing counselors in Maryland, by city (31)

  • Anne Arundel County Community Action Agency, Incorporated, Annapolis · 410-626-1900 · Website HUD-approved housing counselor · Languages: English, Spanish
  • Arundel Community Development Service Inc, Annapolis · 410-222-7612 · Website HUD-approved housing counselor · Languages: English, Spanish
  • Belair - Edison Neighborhoods, Inc., Baltimore · 410-485-8422 HUD-approved housing counselor
All 31 agencies
  • Comprehensive Housing Assistance, Inc, Baltimore · 410-500-5300 · Website HUD-approved housing counselor · Languages: ASL, English, Russian, Spanish
  • Credit.Org - Maryland Branch, Baltimore · 800-431-8157 · Website HUD-approved housing counselor · Languages: English, Spanish
  • Druid Heights Community Development Corp., Baltimore · 410-523-1350 · Website HUD-approved housing counselor
  • Garwyn Oaks Northwest Housing Resource Center, Inc, Baltimore · 410-947-0084 HUD-approved housing counselor
  • Nsc (Naca Counseling Subsidiary) - Baltimore, Md, Baltimore · 410-783-0465 · Website HUD-approved housing counselor · Languages: English, Spanish
  • Southeast Community Development Corporation, Baltimore · 410-342-3234 · Website HUD-approved housing counselor · Languages: English, Spanish
  • St. Ambrose Housing Aid Center, Inc., Baltimore · 410-366-8550 · Website HUD-approved housing counselor
  • Harford County, Maryland, Bel Air · 410-638-3045 HUD-approved housing counselor
  • United Communities Against Poverty, Capitol Heights · 301-322-5700 HUD-approved housing counselor · Languages: English, Spanish
  • Maryland Rural Development Corporation (Mrdc) (Kent Co), Chestertown · 667-254-8051 · Website HUD-approved housing counselor
  • Allegany County Human Resources Development Commission, Inc, Cumberland · 301-777-5970 · Website HUD-approved housing counselor
  • Maryland Rural Development Corporation (Mrdc) Family Education Center, Elkton · 667-254-8063 · Website HUD-approved housing counselor
  • The City of Frederick, Frederick · 301-600-1506 · Website HUD-approved housing counselor
  • Housing Initiative Partnership, Inc.(Hip), Gaithersburg · 301-916-5946 · Website HUD-approved housing counselor · Languages: English, Portuguese, Spanish
  • Housing Initiative Partnership, Inc.(Hip), Germantown · 301-916-5946 · Website HUD-approved housing counselor · Languages: English, Spanish
  • Maryland Rural Development Corporation (Mrdc), Greensboro · 410-482-4800 · Website HUD-approved housing counselor
  • HAGERSTOWN NEIGHBORHOOD DEVELOPMENT PARTNERSHIP, INC.(HNDP)/ aka Hagerstown Home Store, Hagerstown · 301-797-0900 · Website HUD-approved housing counselor · Languages: English, Spanish
  • Southern Maryland Tri-County Community Action, Hughesville · 301-274-4474 · Website HUD-approved housing counselor · Languages: English, Spanish
  • Housing Initiative Partnership, Inc. (Hip), Hyattsville · 301-699-3835 · Website HUD-approved housing counselor · Languages: English, French, Portuguese, Spanish
  • Homefree-Usa of the Washington Dc Metropolitan Area, Landover · 301-891-8400 · Website HUD-approved housing counselor · Languages: English, Spanish
  • Housing Options & Planning Enterprises, Inc., Oxon Hill · 301-567-3330 HUD-approved housing counselor
  • Centro De Apoyo Familiar (Caf) Md, Riverdale · 301-328-3292 HUD-approved housing counselor
  • Seed - Sowing Empowerment & Economic Development, Inc., Riverdale · 301-458-9808 · Website HUD-approved housing counselor · Languages: English, Spanish
  • Seed - Sowing Empowerment and Economic Development, Riverdale · 301-458-9808 · Website HUD-approved housing counselor · Languages: English, Spanish
  • Salisbury Neighborhood Housing Service, Inc, Salisbury · 410-543-4626 · Website HUD-approved housing counselor · Languages: English, Spanish
  • Telamon Corporation - Salisbury Branch, Salisbury · 919-899-9911 · Website HUD-approved housing counselor
  • Latino Economic Development Corporation, Silver Spring · 202-540-7426 · Website HUD-approved housing counselor · Languages: English, Spanish
  • Diversified Housing Development, Inc., Windsor Mill · 410-496-1214 · Website HUD-approved housing counselor

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 Maryland, 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.

We write with assistance from AI tools. Figures come from the data and sources named on this page.