South Carolina foreclosure laws: how the process works and how long it takes
In South Carolina, foreclosure goes through the courts. The sale waits on a judge, and no law sets how fast a court case goes.
South Carolina at a glance
- Does a South Carolina foreclosure go through a court?
- Yes. Every foreclosure is a court case.
- How long does it take?
- No law sets a total length. The sale waits on a judge, and no law sets how fast a court 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?
- State law doesn't give you that right; it depends on your mortgage. 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?
- No statewide program identified in our records.
- How many South Carolina 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 South Carolina compares
What "through a court" means for you in South Carolina
South Carolina
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 South Carolina
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 South Carolina, step by step
The 9 steps of a foreclosure in South Carolina, and the time the law gives each
Each step in order, with the time the law gives it. 3 of the 9 have a time set in law; "No set time" means the court sets the pace.
- 120+ days behind You fall behind on payments
- No set time The lender files the case in court
- No set time You're served with the court papers
- No set time You answer the lawsuit
- No set time The judge decides the case
- No set time The judge decides the case
- 21 days The sale is advertised
- No set time The home is sold at auction
- Within 30 days The buyer gets the deed
Each step in detail, with the law behind it
-
Step 1
You fall behind on payments
Federal rules give you time to apply for help before anything is filed. Source 12 CFR 1024.41
-
Step 2
The lender files the case in court
No set period
The lender (plaintiff) files a Complaint to Foreclose Mortgage in the Court of Common Pleas of the county where the property is located. Source S.C.R. Civ. P. Rules 3 and 11
-
Step 3
You're served with the court papers
No set period
The borrower (defendant) and all other named parties (junior lienholders, homeowner associations, etc.) must be served with the Summons and Complaint. Source S.C.R. Civ. P. Rules 4 and 12
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Step 4
You answer the lawsuit
30-day answer period after service
The defendant(s) have 30 days after service to answer the complaint and raise defenses to the foreclosure. Source S.C.R. Civ. P. Rules 12 and 55
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Step 5
The judge decides the case
No set period
A circuit judge or the clerk of court issues an Order of Reference sending the foreclosure case to the Master-in-Equity (or Special Referee) for the county. Source South Carolina law
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Step 6
The judge decides the case
No set period
The Master-in-Equity holds a hearing where the plaintiff must prove: (1) the existence and validity of the mortgage, (2) the borrower's default, (3) the amount owed (principal, interest, fees, costs), and (4) proper service on all defendants. Source S.C.R. Civ. P. Rules 59 and 71
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Step 7
The sale is advertised
~21 days
Before the foreclosure sale, the sale must be advertised for 3 weeks immediately before the sale day (S.C. Code Ann. § 15-39-650), by notices posted at three public places in the county, one of them at the courthouse door, and by publication in a newspaper (S.C. Code Ann. § 15-39-660). Source South Carolina law
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Step 8
The home is sold at auction
On the sale day; unless the lender has waived a deficiency judgment, bidding stays open until the 30th day after the sale
The foreclosure sale is conducted by the Master-in-Equity (or, in a county with no master, another court officer) at public auction — typically at the county courthouse steps on a regular monthly sale date. Source S.C.R. Civ. P. 71(b)
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Step 9
The buyer gets the deed
No set period for the deed; an appraisal petition is due within 30 days after the sale, and a surplus claim within 45 days after the statement of receipts and disbursements is filed
After the sale, the master or other court officer who made the sale executes a deed to the buyer, pays the costs of the sale and the amounts the judgment orders out of the proceeds, and files a report with the court on the sale and the receipts and disbursements. Source S.C.R. Civ. P. 71(b)–(c)
South Carolina 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 South Carolina
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 |
|---|---|---|
| Through a courtMost first mortgages | Your loan papers decide | We found no catch-up deadline in the law for a court foreclosure, so your loan papers decide. Source S.C. Code Ann. §§ 37-3-105, 37-5-111 |
| Through a courtLoans under the consumer-credit cure law | 20 days after the right-to-cure notice | Only if your loan is covered by the consumer-credit cure law, which usually leaves out first mortgages. The clock starts when you're given the right-to-cure notice. Source S.C. Code Ann. §§ 37-5-110, 37-5-111 |
| After the sale | ||
| Through a court | No buying back | There's no right to buy the home back after the sale. If the lender is asking for a deficiency judgment, bidding stays open for 30 days after the sale, so someone can still bid more; that isn't a way for you to buy it back. Source S.C.R. Civ. P. 71(b) |
| Other deadlines and rules | ||
| Through a courtAny home | 30 days after you're served | Your answer is due 30 days after you're served with the summons and complaint. If you were served by certified mail, the 30 days start on the delivery date on the return receipt. Source S.C.R. Civ. P. 12(a) |
| Through a courtIf you don't answer | Default judgment | If you don't answer in time, the clerk records a default and the court can grant the foreclosure without hearing your side. You can ask the court to set the default aside, but you have to show good cause. Source S.C.R. Civ. P. 55 |
| Through a courtAny home | 3 weeks before the sale | The sale is advertised for the 3 weeks right before sale day, in a newspaper and on notices at 3 public places, one at the courthouse door. Source South Carolina law |
| Through a courtIf the lender asks you to pay the shortfall | By the 30th day after the sale | You can file a sworn request with the court clerk for an appraisal of the home. If the appraised value covers what the sale left unpaid, the court cancels it; if not, it's reduced. Source S.C. Code Ann. §§ 29-3-680, 29-3-740 |
| Through a courtAny home | For the three weeks right before the sale | The sheriff has to advertise the sale publicly during those three weeks. The sale can't happen without that advertising. This is not your response deadline. Source S.C. Code Ann. § 15-39-650 |
| Through a courtIf the lender asks for a deficiency judgment | Until the 30th day after the sale, not counting the sale day | Bidding stays open that long. That is also the last day to ask for an appraisal that could reduce a deficiency judgment. A Sunday closing moves to Monday. Source S.C. Code Ann. § 15-39-720 |
| Through a courtIf there is money left after the sale | Within 45 days after the sale officer files its statement of receipts and disbursements | File a verified claim or affidavit with the master or other officer who conducted the sale by then. That is how you claim the surplus. Source S.C.R. Civ. P. 71(c) |
| Through a courtTenant facing ejectment after foreclosure | Within 10 days after you are served with the court's rule | Show the magistrate why you should not be ejected by then. This tenant process does not automatically apply to a former owner. Source S.C. Code Ann. § 27-37-20 |
| Through a courtTenant, if a writ of ejectment is used | Within 24 hours after the officer presents or posts the writ | The officer gives occupants that long to leave voluntarily. After that, the officer may remove you. Source S.C. Code Ann. § 27-37-160 |
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 South Carolina 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.
A South Carolina foreclosure usually can't start until you're more than 120 days behind
Days behind on your mortgage, against the federal waiting period before filing a foreclosure case or starting a nonjudicial foreclosure
Days behind on payments
What you can do at each step of a South Carolina 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. |
| Court papers arrive | Foreclosure keeps moving while your application is still being reviewed. | The case moves on unless you respond to the court. The defendant(s) have 30 days after service to answer the complaint and raise defenses to the foreclosure. A legal aid office can help you answer for free if you qualify. |
| 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 South Carolina'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. | South Carolina 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 South Carolina?
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 under the Horizontal Property Act may sue in court to foreclose unpaid common dues. The state's HOA law doesn't itself state a foreclosure process for other HOAs.
Read the law's words
“…in like manner as a mortgage of real property.…” scstatehouse.gov
Is there a minimum debt or a waiting period?
Not found in the law
What notices come first?
Not found in the law
Do you have a right to a payment plan?
Not found in the law
Can the HOA's claim go ahead of the mortgage?
The condo lien stays behind a duly recorded mortgage. The state's HOA law doesn't create a six month or similar priority amount for other HOAs.
Read the law's words
“…prior to all other liens except only (i) tax liens on the apartment in favor of any assessing unit, and (ii) mortgage and other liens, duly recorded…” scstatehouse.gov
What protects you?
An HOA's governing documents have to be recorded to be enforceable. If you are buying a condo, you may request a statement of dues the seller owes.
Read the law's words
“…in order to be enforceable, a homeowners association's governing documents must be recorded…” scstatehouse.gov
Can you buy the home back after the sale?
Not found in the law
Who these rules cover: Condos under the Horizontal Property Act. The South Carolina Homeowners Association Act covers other HOAs but sets no dues-lien or foreclosure rule; your community's recorded covenants control.
Protections in South Carolina law
Open one to read the rule in the law's own words.
Catching up after the loan is called due (reinstatement) State law
Any right to reinstate, and its deadline, depends on the mortgage terms. For a loan covered by South Carolina's consumer-credit cure law, curing within 20 days after the notice of the right to cure restores the borrower's rights under the agreement as though the default had not occurred (S.C. Code Ann. § 37-5-111). Source S.C. Code Ann. § 37-5-111
The legal details
The South Carolina laws behind this page
- S.C. Code Ann. § 29-3-610 et seq.: Judicial foreclosure process through Master-in-Equity or Circuit Court, lis pendens, sale procedures
- S.C. Code Ann. §§ 29-3-660 to 29-3-740: Deficiency judgment in the foreclosure action; the borrower's right to apply within 30 days after the sale for an appraisal that can reduce or cancel the deficiency
- S.C. Code Ann. § 15-41-30: Homestead exemption for a debtor's residence: $50,000 in the statute, adjusted for inflation every even-numbered year
- S.C. Supreme Court Order 2023-05-17-01: Rescinded the 2009 and 2011 foreclosure-intervention orders because HAMP ended; lenders must still follow federal loss-mitigation rules, and the court can still ask about the status of loss mitigation before a final hearing, final order of foreclosure or sale
Moving out after the sale
When a court order or judgment gives the buyer possession, the buyer can get a writ of execution or assistance from the clerk to enforce it (S.C.R. Civ. P. 70). A tenant is removed through the magistrate's ejectment process: the magistrate issues a rule requiring the tenant to leave or to show cause, within ten days after it is served, why they should not be ejected (S.C. Code Ann. § 27-37-20). When a writ of ejectment is carried out, the constable or deputy sheriff gives the occupants 24 hours to leave (S.C. Code Ann. § 27-37-160). Bona fide tenants receive 90 days under the federal Protecting Tenants at Foreclosure Act (Protecting Tenants at Foreclosure Act).
Who gets paid first
South Carolina follows a race-notice recording statute (S.C. Code Ann. § 30-7-10). A purchaser who records first and pays value without notice of a prior unrecorded interest takes priority. South Carolina property tax liens (ad valorem taxes) have priority over all other liens, including first mortgages, under S.C. Code Ann. § 12-49-10. Property taxes must be paid from foreclosure sale proceeds before the mortgage.
How long the lender has to act
Under S.C. Code Ann. § 15-3-520(a), an action upon a bond or other contract in writing secured by a mortgage of real property must be brought within 20 years. Separately, a mortgage stops being a lien on the property 20 years after the maturity date stated in it (or 20 years after the mortgage date if no maturity is stated), unless the holder records a payment on account or a written acknowledgment of the debt, which keeps the lien alive for 20 years from that record (S.C. Code Ann. § 29-1-10). A deficiency can be ordered in the foreclosure action itself: the court may order a personally liable mortgagor to pay any part of the mortgage debt left unpaid after the sale (S.C. Code Ann. § 29-3-660). That section sets no separate deadline for a later deficiency suit.
Other kinds of foreclosure
- Unpaid property taxes: South Carolina counties sell tax-delinquent property at a public auction after it is advertised (S.C. Code Ann. § 12-51-40 et seq.). The defaulting taxpayer, a grantee from the owner, or a mortgage or judgment creditor can redeem the property within 12 months from the date of the tax sale by paying the taxes, assessments, penalties, costs and interest. If it is not redeemed, the purchaser receives a tax title. Tax liens take priority over mortgage liens in SC.
Your home's value and other creditors
$50,000 in the statute, adjusted for inflation every even-numbered year (the new amounts take effect July 1). South Carolina's homestead exemption under S.C. Code Ann. § 15-41-30(A)(1) ($50,000 in the statute, adjusted for inflation every even-numbered year) protects home equity from general unsecured creditors and judgment liens — but does not protect the homeowner's primary residence from the mortgage lender's foreclosure. The homestead exemption is relevant in bankruptcy proceedings but has no effect on a first mortgage foreclosure. South Carolina has opted out of the federal bankruptcy exemptions: a debtor can't claim the federal exemptions in 11 U.S.C. § 522(d) except as South Carolina law expressly permits (S.C. Code Ann. § 15-41-35), and whether a debtor can claim South Carolina's exemptions depends on how long they have lived in the state.
How South Carolina compares
South Carolina is the only one of the three that requires a court. Georgia and North Carolina sell most foreclosed homes without one.
South Carolina's share of borrowers with a mortgage who are 90+ days behind is under half its 2010 peak
Share of South Carolina borrowers with a mortgage who have one 90+ days past due, quarterly, Q1 2005 to Q1 2025
South Carolina 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) |
|---|---|---|
| South Carolina | 1.5% | 8th (86) |
| Georgia | 1.5% | 7th (88) |
| North Carolina | 1.1% | 28th (46) |
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. South Carolina's full distress profile and county scores.
Questions about foreclosure in South Carolina
How long does foreclosure take in South Carolina?
The sale waits on a judge, and no law sets how fast a court 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 South Carolina?
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 South Carolina a judicial foreclosure state?
Yes. Judicial foreclosure is the ordinary route in South Carolina for residential mortgages. Sections 29-3-630 and 29-3-640 also recognize a mortgage power of sale in two cases. The debt is first established by judgment, or the debtor gives recorded written consent to the debt amount after maturity, dated no more than twelve months before sale. The primary vehicle is a mortgage (not a deed of trust). Foreclosure actions are filed in the Court of Common Pleas (Circuit Court) and are routinely referred to a Master-in-Equity or Special Referee for hearing and sale.
Can I stop foreclosure once it starts in South Carolina?
Often there are still ways to try, though none is guaranteed. You can catch up on what you owe, where South Carolina'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.
How do I respond to a foreclosure summons in South Carolina?
By filing a written answer with the court that sent it. The defendant(s) have 30 days after service to answer the complaint and raise defenses to the foreclosure. Legal aid can help you prepare one for free if you qualify; see free help.
What is the redemption period for a foreclosure in South Carolina?
South Carolina's rule: no post-sale redemption. After the sale, the court officer gives the buyer a deed; if the lender has asked for a deficiency judgment and not waived it, bidding first stays open until the 30th day after the sale (S.C.R. Civ. P. 71(b)).
Can bankruptcy stop a foreclosure in South Carolina?
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 South Carolina?
Yes. South Carolina allows deficiency judgments, so the lender can generally go to court for the difference between what you owed and the sale price. After a judicial foreclosure sale in South Carolina, the court can order a borrower who is personally liable for the debt to pay any part of the mortgage debt the sale did not cover, as part of the foreclosure action (S.C. Code Ann. § 29-3-660). The borrower can apply by verified petition within 30 days after the sale for an appraisal of the property's true value as of the sale date; the appraised value, minus the sale price, is credited against the deficiency and can cancel it (S.C. Code Ann. §§ 29-3-680 to 29-3-740). That right can't be waived in advance for a foreclosure involving a dwelling place or a consumer credit transaction. Unless the lender waives a deficiency judgment, bidding stays open until the 30th day after the sale (S.C.R. Civ. P. 71(b)).
What is the homestead exemption in South Carolina?
As South Carolina law sets it: $50,000 in the statute, adjusted for inflation every even-numbered year (the new amounts take effect July 1). South Carolina's homestead exemption under S.C. Code Ann. § 15-41-30(A)(1) ($50,000 in the statute, adjusted for inflation every even-numbered year) protects home equity from general unsecured creditors and judgment liens — but does not protect the homeowner's primary residence from the mortgage lender's foreclosure. The homestead exemption is relevant in bankruptcy proceedings but has no effect on a first mortgage foreclosure. South Carolina has opted out of the federal bankruptcy exemptions: a debtor can't claim the federal exemptions in 11 U.S.C. § 522(d) except as South Carolina law expressly permits (S.C. Code Ann. § 15-41-35), and whether a debtor can claim South Carolina's exemptions depends on how long they have lived in the state.
What if I have an FHA, VA, or USDA loan in South Carolina?
Government-backed loans have their own rules on top of South Carolina 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 South Carolina?
When a court order or judgment gives the buyer possession, the buyer can get a writ of execution or assistance from the clerk to enforce it (S.C.R. Civ. P. 70). A tenant is removed through the magistrate's ejectment process: the magistrate issues a rule requiring the tenant to leave or to show cause, within ten days after it is served, why they should not be ejected (S.C. Code Ann. § 27-37-20). When a writ of ejectment is carried out, the constable or deputy sheriff gives the occupants 24 hours to leave (S.C. Code Ann. § 27-37-160). Bona fide tenants receive 90 days under the federal Protecting Tenants at Foreclosure Act (Protecting Tenants at Foreclosure Act).
Is the Homeowner Assistance Fund still available in South Carolina?
Generally, no. HAF programs, including the SC Homeowner Rescue Program, 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 South Carolina?
Possibly, with your lender's approval. In South Carolina, a deficiency waiver (a release of the remaining balance) can be negotiated as part of a short sale approval. A short sale needs the lender's or servicer's agreement. In some states the lender can sue for the remaining balance after a short sale; if the lender waives that deficiency, the CFPB advises getting the waiver in writing. A HUD-approved housing counselor can help plan next steps.
Other South Carolina 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 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
South Carolina separately regulates fee/gain-based credit counseling and compensated mortgage brokering/origination.
“for compensation or gain, or in the expectation of compensation or gain”
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 South Carolina
South Carolina has 9 HUD-approved housing counseling agencies
The 9 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 9 approved agencies in South Carolina. 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:
- South Carolina Legal Services, Inc., 888-346-5592: all of South Carolina.
- A lawyer referral: the South Carolina Bar — Lawyer Referral Service can point you to a foreclosure lawyer: 803-799-7100.
- A complaint about your mortgage company can go to the South Carolina Department of Consumer Affairs (SCDCA), the South Carolina Attorney General or the federal Consumer Financial Protection Bureau.
HUD-approved housing counselors in South Carolina, by city (9)
- Cccs of the Savannah Area, Inc.- Sc Branch, Beaufort · 843-379-2227 · Website HUD-approved housing counselor
- Nsc (Naca Counseling Subsidiary) - Columbia, Sc, Columbia · 803-255-0223 · Website HUD-approved housing counselor · Languages: English, Spanish
- Greenville County Human Relations Commission, Greenville · 864-467-7095 HUD-approved housing counselor
All 9 agencies
- Credit.Org - North Charleston, Sc Branch, North Charleston · 800-431-8157 · Website HUD-approved housing counselor · Languages: English, Spanish
- Increasing H.O.P.E. Financial Training Center, North Charleston · 843-225-4343 · Website HUD-approved housing counselor · Languages: English, Spanish
- Nsc (Naca Counseling Subsidiary) - Charleston, Sc, North Charleston · 425-602-6222 · Website HUD-approved housing counselor · Languages: English, Spanish
- Origin Sc, North Charleston · 843-628-3000 · Website HUD-approved housing counselor
- Regenesis Community Development Corporation F/K/A Upstate Housing Partnership, Spartanburg · 864-504-3090 HUD-approved housing counselor
- Telamon Corporation - Greenville Branch, Spartanburg · 919-899-9911 · Website HUD-approved housing counselor
Legal aid offices in South Carolina (1)
- South Carolina Legal Services, Inc. · 888-346-5592 · 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 South Carolina, 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.
- 12 CFR 1024.41 (CFPB Regulation X); S.C. Supreme Court Order 2023-05-17-01; S.C. Code Ann. §§ 37-3-105, 37-5-110, 37-5-111: You fall behind on payments, at consumerfinance.gov
- S.C.R. Civ. P. Rules 3 and 11 · The lender files the case in court, at sccourts.org
- S.C.R. Civ. P. Rules 4 and 12 · You're served with the court papers, at sccourts.org
- S.C.R. Civ. P. Rules 12 and 55; S.C. Supreme Court Order 2023-05-17-01: You answer the lawsuit, at sccourts.org
- S.C. Code Ann. § 14-11-10 et seq. (Master-in-Equity); S.C.R. Civ. P. Rules 53 and 71: The judge decides the case, at sccourts.org
- S.C.R. Civ. P. Rules 59 and 71; S.C. Code Ann. § 14-11-85: The judge decides the case, at sccourts.org
- S.C. Code Ann. §§ 15-39-650, 15-39-660; S.C.R. Civ. P. 71(b): The sale is advertised, at scstatehouse.gov
- S.C. Code Ann. §§ 37-3-105, 37-5-110, 37-5-111; mortgage contract terms, at scstatehouse.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
- S.C. Code Ann. § 29-3-610 et seq. at scstatehouse.gov
- S.C. Code Ann. § 15-41-30, at scstatehouse.gov
- S.C. Supreme Court Order 2023-05-17-01, at sccourts.org
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