Massachusetts foreclosure laws: how the process works and how long it takes
In Massachusetts, a home can be sold without going to court, and once it's sold, you can't buy it back. The lender or trustee sets the sale date, so the total depends on its schedule and any postponements.
Massachusetts at a glance
- Does a Massachusetts 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. The lender or trustee sets the sale date, so the total depends on its schedule and any postponements.
- 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, for at least 90 days, 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 Massachusetts homeowners are 90+ days behind?
- The share of borrowers with a mortgage who were 90+ days behind was 0.8% in the first quarter of 2025, lower than the U.S. (1.2%). How Massachusetts compares
What "without a court" means for you in Massachusetts
Not Massachusetts
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.
Massachusetts
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 Massachusetts, step by step
The 7 steps of a foreclosure in Massachusetts, and the time the law gives each
Each step in order, with the time the law gives it. 4 of the 7 have a time set in law; "No set time" means the lender sets the pace.
- At least 90 days You get a notice of default
- Up to 150 days Your servicer reviews you for a loan modification
- At least 14 days before the sale The sale is advertised
- 21 days The sale is advertised
- No set time The home is sold at auction
- No set time The buyer gets the deed
- No set time You may be asked to leave
Each step in detail, with the law behind it
-
Step 1
You get a notice of default
At least 90 days after the right-to-cure notice
When a borrower misses a payment on a mortgage of residential property with up to four units that is the borrower's principal residence, M.G.L. c. 244, §35A requires the mortgagee (lender) to give a written 'Right to Cure' notice, either by hand delivery or by first-class mail and certified mail to the borrower's last address known to the lender. Source M.G.L. c. 244, §35A
-
Step 2
Your servicer reviews you for a loan modification
Up to 150 days for the modification review
M.G.L. c. 244, §35B bars a creditor from publishing the notice of a foreclosure sale on a 'certain mortgage loan' until it has taken reasonable steps and made a good faith effort to avoid foreclosure. Source M.G.L. c. 244, §35B
-
Step 3
The sale is advertised
Mailed at least 14 days before the sale
The mortgagee must send notice of the sale by registered mail, at least 14 days before the sale, to the owner or owners of record of the equity of redemption as of 30 days before the sale. Source M.G.L. c. 244, §14
-
Step 4
The sale is advertised
~21 days
The mortgagee (or its attorney) publishes the notice of sale once in each of 3 successive weeks in a newspaper published in the city or town where the property is located, or one with general circulation there; if there is none, a newspaper published in the county can be used. Source M.G.L. c. 244, §14
-
Step 5
The home is sold at auction
On the date in the notice of sale
The mortgagee (or its attorney or auctioneer) conducts a public auction on the date, time, and place specified in the published notice. Source M.G.L. c. 244, §14 et seq.
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Step 6
The buyer gets the deed
After the sale
After the auction, the deed from the sale conveys the property to the buyer, subject to restrictions, easements, outstanding tax titles, public taxes and liens, and encumbrances of record created before the mortgage (M.G.L. c. 244, §14). Source M.G.L. c. 244, §§14, 15, 18
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Step 7
You may be asked to leave
After the sale; the length depends on the court case
After a foreclosure sale, if the former owner or tenants remain in possession, the person entitled to the property can recover possession through a Summary Process (eviction) action under M.G.L. c. 239. Source M.G.L. c. 239
Massachusetts 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 Massachusetts
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 foreclosureYour main home | 90 days after the notice | The 90 days start when the lender gives you written notice, which can be handed to you. You get this right once every 5 years; after the 90 days, catching up is up to the lender or your mortgage. Source M.G.L. c. 244, § 35A |
| After the sale | ||
| Without a court | No buying back | There's no right to buy the home back after a power-of-sale foreclosure sale. Source M.G.L. c. 244, § 18 |
| Through a court | No buying back | There's no buy-back clock after a sale. In a foreclosure by possession, without a sale, your right to redeem ends after 3 years of recorded possession. Source M.G.L. c. 244, §§ 1, 18 |
| Other deadlines and rules | ||
| Without a courtAny home | At least 21 days after the first newspaper notice of sale | The lender has to publish the notice of sale once a week for 3 weeks in a row. The sale can't be held sooner than that after the first notice. Source M.G.L. c. 244, § 14 |
| Without a courtAny home | At least 14 days after the lender mails its notice of sale | The lender has to send the notice of sale to the record owner by registered mail. The sale can't be held sooner than that after the mailing. Source M.G.L. c. 244, § 14 |
| Without a courtIf the lender seeks a deficiency | At least 21 days after the lender mails its notice of intention to foreclose | The sale can't be held sooner than that after the lender mails this notice. It is required only if the mortgage holder later seeks a deficiency from you. Source M.G.L. c. 244, § 17B |
| Without a courtCertain qualifying mortgage loans | Within 30 days after the lender sends its notice | Tell the creditor by then which modification or foreclosure option you choose. Send back the options form and any required application. Source 209 CMR 56.04 |
| Without a courtIf the assessment includes a modification offer | Within 30 days after you receive the modification offer | Accept the offer, make a counteroffer, or waive the rest of the cure period by then. Source 209 CMR 56.04 |
| Through a courtAny home | Within 20 days after you are served | Serve your written answer to the foreclosure complaint by then, unless the court orders a different time. This is for a mortgage possession action. Source Mass. R. Civ. P. 12(a)(1) |
| Through a courtConditional judgment | Within 2 months after the judgment | If the court enters a conditional judgment in a mortgage possession action, pay the plaintiff the judgment amount with interest and costs by then. The mortgage is then void. Source M.G.L. c. 244, § 5 |
| Any foreclosureTenants after foreclosure | At least 30 days after the owner's notice is posted and delivered | The foreclosing owner can't evict you for the just-cause grounds listed in section 4(a) until then. The clock starts when the required notice is posted and delivered. Source M.G.L. c. 186A, § 4(a) |
| Any foreclosureHousing Court summary process cases | By the 3rd business day before the first court event | File and serve your answer by then. The District Court uses its own case management conference order. Source Massachusetts law |
| Through a courtServicemembers Civil Relief Act claims | On or before the return date in the order of notice | If you object to the foreclosure under the Servicemembers Civil Relief Act, you or your attorney has to file a written appearance and answer in the Land Court by then. Source Land Court Order of Notice |
| Any foreclosureTenants told of a lease violation | Within 30 days after you receive the owner's written notice | Fix the claimed material lease violation by then. Until the time runs out, this eviction ground is not available to the new owner. Source M.G.L. c. 186A, § 4(a) |
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 Massachusetts 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 Massachusetts 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. |
| 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 Massachusetts'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. | Massachusetts 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. |
Can your HOA or condo association foreclose in Massachusetts?
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?
In some cases. A condo association has to sue in court to establish its lien. After the court sets the amount, it must authorize a sale. The condo act doesn't cover non-condo HOAs; for those, any lien or foreclosure right comes from your community's recorded declaration.
Read the law's words
“When the amount of a lien under section six of chapter 183A or under section 29 of chapter 183B has been established by a court, the court shall enter an order authorizing the sale of the real estate to satisfy such lien.…” malegislature.gov
Is there a minimum debt or a waiting period?
The condo act requires a delinquency notice after at least 60 days of unpaid common expenses. It states no dollar floor for a lien suit.
Read the law's words
“When any portion of the unit owner's share of the common expenses has been delinquent for at least sixty days subsequent to April 1, 1993, the organization of unit owners shall send a notice stating the amount of the delinquency to the unit owner by certified and first class mail.…” malegislature.gov
What notices come first?
After 60 days of unpaid common expenses, the condo association has to mail you a delinquency notice by certified and first-class mail. A court-ordered sale has to be advertised once a week for 3 weeks. The advertising has to start at least 21 days before the sale.
Read the law's words
“When any portion of the unit owner's share of the common expenses has been delinquent for at least sixty days subsequent to April 1, 1993, the organization of unit owners shall send a notice stating the amount of the delinquency to the unit owner by certified and first class mail.…” malegislature.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?
For condos, up to 6 months of regular common expenses before the lien suit, plus eligible court costs and attorney fees, can rank ahead of an earlier first mortgage.
Read the law's words
“This lien is also prior to the mortgages described in clause (ii) above to the extent of the common expense assessments based on the budget adopted pursuant to subsection (a) above which would have become due in the absence of acceleration during the six months immediately preceding institution of an action to enforce the lien and to the extent of any costs and reasonable attorneys' fees incurred in the action to enforce the lien…” malegislature.gov
What protects you?
Not found in the law
Can you buy the home back after the sale?
After a sale under the condo lien court-order process, you have no right to buy the home back.
Read the law's words
“Any sale pursuant to this section shall convey the premises free of any right of redemption.…” malegislature.gov
Who these rules cover: Condo associations under Mass. Gen. Laws ch. 183A, §6, enforced through ch. 254, §§5 and 5A. The condo act doesn't cover non-condo HOAs.
Protections in Massachusetts law
Open one to read the rule in the law's own words.
Catching up after the loan is called due (reinstatement) State law
You may reinstate during the 90-day notice period by paying the amounts due. After that, the lender may allow reinstatement, but state law does not require it. You may still pay the full balance to redeem before a power-of-sale foreclosure sale. Source M.G.L. c. 244, §§ 18, 35A
MI Plus mortgage payment protection Program
Mortgage insurance benefit on MassHousing-insured loans at no added cost. If the homeowner loses their job, it can cover principal and interest payments of up to $4,000 per month (up to $2,000 per month for loans approved for mortgage insurance before July 1, 2024) for up to six months. More on MI Plus mortgage payment protection.
The legal details
The Massachusetts laws behind this page
- MGL c. 244, § 1 et seq.: Non-judicial foreclosure by power of sale, notice requirements, publication, statutory power of sale
- MGL c. 244, § 35A-35C: 90-day right to cure default after a written pre-foreclosure notice for covered residential mortgages
- MGL c. 188, § 1 et seq.: $125,000 automatic homestead exemption for a principal residence, $1,000,000 with a recorded declaration
- MGL c. 239, § 1 et seq.: Post-foreclosure eviction procedures and tenant protections
Moving out after the sale
After a foreclosure sale, if the former owner remains in possession, the new owner can recover possession through a Summary Process (eviction) case under M.G.L. c. 239, §1. If the court finds the new owner is entitled to possession, it enters judgment and an Execution for Possession (M.G.L. c. 239, §3). For homes rented for dwelling purposes, the officer must give at least 48 hours' written notice before levying on the execution and removing occupants. Under the federal Protecting Tenants at Foreclosure Act, the new owner must give bona fide tenants 90 days' notice before eviction, and bona fide tenants with leases can generally stay until the lease ends, although the lease can be ended on 90 days' notice if the home is sold to a buyer who will live there.
Who gets paid first
Massachusetts follows a race-notice recording statute (M.G.L. c. 183, §4). A mortgage that is recorded first and for which the mortgagee paid value without actual or constructive notice of a prior unrecorded interest takes priority over that prior interest. Massachusetts property tax liens (and municipal charges) have first priority over all other liens, including first mortgages, under M.G.L. c. 60, §37. Unpaid property taxes must be satisfied or the new owner assumes the tax liability.
How long the lender has to act
Under the Massachusetts Obsolete Mortgage Act (M.G.L. c. 260, §33), a power of sale cannot be exercised and a foreclosure cannot be started after 35 years from the mortgage's recording if the mortgage states no term, or after 5 years from the end of the term or the maturity date if it states one, unless an extension of the mortgage, or an acknowledgment or affidavit that it is not satisfied, is recorded before that period ends. Once the period expires, the mortgage is considered discharged. An action to recover a deficiency after a foreclosure by power of sale must be started within two years after the foreclosure sale or, if the loan's principal does not become payable until after the sale, within two years after the claim for that principal accrues (M.G.L. c. 244, § 17A). No deficiency action may be brought unless the lender mailed the written notice described in § 17B before the sale. Sections 17A and 17B cannot be waived by an agreement made before suit (§ 17C).
Your home's value and other creditors
$125,000 automatically; $1,000,000 with a recorded declaration. Massachusetts has an automatic homestead exemption of $125,000 under M.G.L. c. 188. The automatic exemption applies, with no declaration or filing, to a home that the owner and the owner's family occupy or intend to occupy as a principal residence. A declared homestead (a written declaration recorded with the Registry of Deeds) provides $1,000,000 of protection. The homestead exemption protects equity from judgment creditors (other than the mortgage lender) and applies in bankruptcy proceedings. The homestead exemption does not protect against foreclosure by the mortgage lender — the mortgagee can foreclose regardless of the exemption. Massachusetts residents in bankruptcy may choose between Massachusetts state exemptions and federal bankruptcy exemptions.
How Massachusetts compares
Massachusetts, Rhode Island and New Hampshire sell most foreclosed homes without a court. New York, Connecticut and Vermont require one.
Massachusetts's share of borrowers with a mortgage who are 90+ days behind is under half its 2009 peak
Share of Massachusetts borrowers with a mortgage who have one 90+ days past due, quarterly, Q1 2005 to Q1 2025
Massachusetts is tied for 38th 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) |
|---|---|---|
| New York | 1.5% | 20th (62) |
| Connecticut | 1.3% | 13th (76) |
| Rhode Island | 1.1% | 30th (42) |
| Vermont | 0.9% | 48th (6) |
| Massachusetts | 0.8% | 35th (32) |
| New Hampshire | 0.7% | 49th (4) |
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. Massachusetts's full distress profile and county scores.
Questions about foreclosure in Massachusetts
How long does foreclosure take in Massachusetts?
No law sets one length for the whole process. The lender or trustee sets the sale date, so the total depends on its schedule and any postponements. 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 Massachusetts?
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 Massachusetts a judicial foreclosure state?
No. Massachusetts is a non-judicial foreclosure state that uses the statutory power of sale to conduct mortgage foreclosures. The statutory power of sale — codified in M.G.L. c. 183, §21 and the standard Appendix form mortgage — permits the mortgagee (lender) or its attorney to sell the property at public auction after proper notice, without requiring a court order. This process is governed by M.G.L. c. 244 (Foreclosure of Mortgages and Sales Under Power of Sale). Massachusetts has several important borrower protections layered onto the power of sale process: a 90-day right to cure under M.G.L. c. 244, §35A (for residential property with up to four units that is the borrower's principal residence), a requirement that servicers evaluate modification options under §35B before foreclosing on certain loans, and a $125,000 automatic homestead exemption under M.G.L. c. 188 ($1,000,000 with a recorded declaration). Massachusetts judicial foreclosure (extremely rare, for mortgages lacking a power of sale clause or when strict foreclosure is sought) involves the Land Court or Superior Court. The Massachusetts Supreme Judicial Court's landmark decisions in U.S. Bank v. Ibanez (2011) and Eaton v. FNMA (2012) established strict procedural requirements for foreclosing lenders — particularly around assignment of mortgage documentation — that have shaped foreclosure practice in the state.
Can I stop foreclosure once it starts in Massachusetts?
Often there are still ways to try, though none is guaranteed. You can catch up on what you owe, where Massachusetts'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 Massachusetts?
Massachusetts's rule: after a power-of-sale foreclosure sale, you cannot buy the home back through a statutory redemption period. A foreclosure by possession has a different rule: the right to redeem ends after three years of recorded possession, without a sale.
Can bankruptcy stop a foreclosure in Massachusetts?
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 Massachusetts?
In some cases. Massachusetts limits deficiency judgments. Massachusetts law lets a lender seek a deficiency after a foreclosure by power of sale, on conditions. First, the lender must have mailed the borrower a written notice of its intention to foreclose, with a warning that the borrower may be liable for a deficiency, by registered mail with return receipt requested at least 21 days before the sale, and must have signed an affidavit of that mailing within 30 days after the sale (M.G.L. c. 244, § 17B). Second, an action for the deficiency must be started within two years after the foreclosure sale, or, if the principal of the note does not become payable until after the sale, within two years after the claim for the principal accrues (§ 17A). An agreement made before suit to waive those two protections is void (§ 17C). These sections do not require a fair market value credit. Separately, the Supreme Judicial Court has said a lender selling under a power of sale must act in good faith and use reasonable diligence to protect the borrower's interests (Seppala & Aho Construction Co. v. Petersen, 373 Mass. 316 (1977); Williams v. Resolution GGF Oy, 417 Mass. 377 (1994)). We found no anti-deficiency statute for purchase-money loans in these sections. Ask a Massachusetts attorney how this applies to your loan.
What is the homestead exemption in Massachusetts?
As Massachusetts law sets it: $125,000 automatically; $1,000,000 with a recorded declaration. Massachusetts has an automatic homestead exemption of $125,000 under M.G.L. c. 188. The automatic exemption applies, with no declaration or filing, to a home that the owner and the owner's family occupy or intend to occupy as a principal residence. A declared homestead (a written declaration recorded with the Registry of Deeds) provides $1,000,000 of protection. The homestead exemption protects equity from judgment creditors (other than the mortgage lender) and applies in bankruptcy proceedings. The homestead exemption does not protect against foreclosure by the mortgage lender — the mortgagee can foreclose regardless of the exemption. Massachusetts residents in bankruptcy may choose between Massachusetts state exemptions and federal bankruptcy exemptions.
What if I have an FHA, VA, or USDA loan in Massachusetts?
Government-backed loans have their own rules on top of Massachusetts 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 Massachusetts?
After a foreclosure sale, if the former owner remains in possession, the new owner can recover possession through a Summary Process (eviction) case under M.G.L. c. 239, §1. If the court finds the new owner is entitled to possession, it enters judgment and an Execution for Possession (M.G.L. c. 239, §3). For homes rented for dwelling purposes, the officer must give at least 48 hours' written notice before levying on the execution and removing occupants. Under the federal Protecting Tenants at Foreclosure Act, the new owner must give bona fide tenants 90 days' notice before eviction, and bona fide tenants with leases can generally stay until the lease ends, although the lease can be ended on 90 days' notice if the home is sold to a buyer who will live there.
Is the Homeowner Assistance Fund still available in Massachusetts?
Generally, no. HAF programs, including the Massachusetts Homeowner Assistance Fund (MA 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 Massachusetts?
Possibly, with your lender's approval. In Massachusetts, a deficiency waiver (a release of the remaining balance) can be negotiated as part of a short sale approval. Short sales are available and important in Massachusetts because there is no general anti-deficiency protection. For borrowers with loan balances significantly above property value, negotiating a deficiency waiver in the servicer's short sale approval letter is critical to avoiding post-sale liability. Under §35A, the lender cannot accelerate the loan or otherwise enforce the mortgage until at least 90 days after its written right-to-cure notice, which can give time to pursue a short sale before any foreclosure sale. The servicer's §35B modification evaluation may also reveal whether modification is preferable to short sale.
Other Massachusetts laws that can affect homeowners
State laws can change. Each entry links to the cited source and shows when that source was fetched.
The statute punishes secret interception and defines interception to exclude recording with prior authority of all parties.
“a person given prior authority by all parties to such communication”
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 Massachusetts
Massachusetts has 27 HUD-approved housing counseling agencies
The 27 whose HUD listing includes foreclosure or mortgage delinquency counseling, one dot per office, 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 27 approved agencies in Massachusetts. 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:
- Community Legal Aid, Inc., 855-252-5342: 5 counties: Berkshire County, Franklin County, Hampden County, Hampshire County, Worcester County.
- Volunteer Lawyers Project of the Boston Bar Association, 617-603-1700: 3 counties: Middlesex County, Norfolk County, Suffolk County.
- South Coastal Counties Legal Services, 800-244-9023: 6 counties: Barnstable County, Dukes County, Nantucket County, Bristol County, Plymouth County, Norfolk County.
- Northeast Legal Aid, Inc., 978-458-1465: 2 counties: Essex County, Middlesex County.
- A lawyer referral: the Massachusetts Bar Association — Lawyer Referral Service can point you to a foreclosure lawyer: 617-654-0400 () 1-866-627-7577 (-).
- A complaint about your mortgage company can go to the Massachusetts Division of Banks (DOB), the Massachusetts Attorney General or the federal Consumer Financial Protection Bureau.
HUD-approved housing counselors in Massachusetts, by city (27)
- Cambridge Credit Counseling Corporation, Agawam · 800-757-1788 · Website HUD-approved housing counselor · Languages: English, Polish, Spanish
- Action For Boston Community Development, Inc., Boston · 617-348-6449 · Website HUD-approved housing counselor · Languages: Cantonese, CHI, CRE, English, French, Korean, Other, Portuguese, Russian, Spanish, Vietnamese
- Nsc (Naca Counseling Subsidiary) - Boston, Ma, Boston · 617-250-6244 · Website HUD-approved housing counselor · Languages: English, Spanish
All 27 agencies
- Nid-Hca Phipps, Boston · 617-296-3693 · Website HUD-approved housing counselor · Languages: English, Spanish
- Chelsea Restoration Corporation, Chelsea · 617-889-2277 · Website HUD-approved housing counselor
- Codman Square Neighborhood Dev. Corp., Dorchester · 617-825-4224 · Website HUD-approved housing counselor · Languages: CRE, English
- Neighborhood of Affordable Housing, Inc., East Boston · 617-567-5882 · Website HUD-approved housing counselor · Languages: English, Spanish
- Catholic Social Services - Fall River, Fall River · 508-674-4681 · Website HUD-approved housing counselor · Languages: English, Portuguese, Spanish
- Newvue Communities, Inc., Fitchburg · 978-342-9561 · Website HUD-approved housing counselor · Languages: English, Spanish
- Housing Assistance Corp., Hyannis · 508-771-5400 · Website HUD-approved housing counselor
- Ecumenical Social Action Committee, Inc., Jamaica Plain · 617-524-2555, ext. 108 · Website HUD-approved housing counselor · Languages: CRE, English, Spanish
- Act Lawrence, Inc Formerly Arlington Community Trabajando, Inc, Lawrence · 978-685-6274 · Website HUD-approved housing counselor
- Centro De Apoyo Familiar (Caf)-Ma, Lawrence · 978-332-7108 HUD-approved housing counselor
- Lawrence Communityworks, Inc., Lawrence · 978-685-3115 · Website HUD-approved housing counselor · Languages: English, Spanish
- Nsc (Naca Counseling Subsidiary) - Lawrence, Ma, Lawrence · 978-687-3993, ext. 1385 · Website HUD-approved housing counselor · Languages: English, Spanish
- Valley Community Development Corporation, Northampton · 413-586-5855, ext. 180 · Website HUD-approved housing counselor
- Berkshire County Regional Housing Authority-H, Pittsfield · 413-443-7138 · Website HUD-approved housing counselor · Languages: English, French, Spanish
- Neighborhood Housing Services of the South Shore Dba Neighborworks Housing Solutions, Quincy · 617-770-2227 · Website HUD-approved housing counselor
- Quincy Community Action Programs, Inc., Quincy · 617-479-8181 · Website HUD-approved housing counselor
- Financial Education Associates, Inc., Roxbury · 888-839-0963 HUD-approved housing counselor
- Urban Edge Housing Corp., Roxbury · 617-989-9300 · Website HUD-approved housing counselor · Languages: CRE, English, Spanish
- Way Finders, Inc., Springfield · 413-233-1500 · Website HUD-approved housing counselor · Languages: English, Spanish
- Springfield Partners For Community Action, Springfield · 413-263-6500, ext. 6500 · Website HUD-approved housing counselor · Languages: English, Spanish
- Community Service Network, Inc., Stoneham · 781-438-9254 · Website HUD-approved housing counselor
- Franklin County Regional Housing and Redevelopment Authority, Turners Falls · 413-863-9781 · Website HUD-approved housing counselor
- Nsc (Naca Counseling Subsidiary) - Worcester, Ma, Worcester · 602-627-6222 · Website HUD-approved housing counselor · Languages: English, Spanish
- Rcap Solutions, Inc., Worcester · 978-630-6772 · Website HUD-approved housing counselor · Languages: English, Spanish
Legal aid offices in Massachusetts (4)
- Community Legal Aid, Inc. · 508-752-3718 · Website Legal aid
- Northeast Legal Aid, Inc. · 978-458-1465 · Website Legal aid
- South Coastal Counties Legal Services · 800-244-9023 · Website Legal aid
All 4 offices
- Volunteer Lawyers Project of the Boston Bar Association · 617-603-1700 · 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 Massachusetts, 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.
- M.G.L. c. 244, §35A; 12 CFR 1024.41 (CFPB Regulation X): You get a notice of default, at malegislature.gov
- M.G.L. c. 244, §35B · Your servicer reviews you for a loan modification, at malegislature.gov
- M.G.L. c. 244, §14 · The sale is advertised, at malegislature.gov
- M.G.L. c. 239 (Summary Process); PTFA (12 U.S.C. § 5220 note): You may be asked to leave, at malegislature.gov
- M.G.L. c. 244, §§ 1, 18, at malegislature.gov
- MI Plus mortgage payment protection, at masshousing.com
- Regulation X, 12 C.F.R. § 1024.41, at consumerfinance.gov
- Regulation X, 12 C.F.R. § 1024.39, at consumerfinance.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
- MGL c. 244, § 1 et seq. at malegislature.gov
- MGL c. 188, § 1 et seq. at malegislature.gov
- MGL c. 239, § 1 et seq. at malegislature.gov
We write with assistance from AI tools. Figures come from the data and sources named on this page.