50-state comparison
State foreclosure-rescue and mortgage-help laws
State laws can regulate businesses that offer to stop, delay or help with foreclosure.
Coverage, exemptions, contracts, disclosures and fee limits vary. This comparison summarizes each available rule and includes the cited text and source date.
State table
Compare state rules
The table lists all 50 states and the District of Columbia. Each available entry includes a summary, the cited wording and a link to the source.
| Alabama | We haven't added Alabama's rules on this yet. | — |
|---|---|---|
| Alaska | We haven't added Alaska's rules on this yet. | — |
| Arizona | Arizona covers enumerated foreclosure-consulting services offered or performed for compensation. A detailed 12-point written contract must be supplied at least 24 hours before signing, with service and total-compensation terms, signatures, page initials, notarization, and a three-business-day cancellation notice. Compensation generally cannot be collected before full performance; connected third-party consideration must first be disclosed. “makes any solicitation, representation or offer to a homeowner to perform for compensation” | Ariz. Rev. Stat. §§ 44-1378–44-1378.08, especially §§ 44-1378, 44-1378.01–.04 Fetched October 7, 2026 |
| Arkansas | We haven't added Arkansas's rules on this yet. | — |
| California | California covers broad foreclosure-consulting services offered or performed for compensation. A written agreement must disclose exact services and total compensation and include prescribed notices; owners receive five business days to cancel. Compensation generally cannot be received until full performance, and connected third-party consideration must first be disclosed. Registration and a $100,000 bond apply. “makes any solicitation, representation, or offer to any owner to perform for compensation” | Cal. Civ. Code §§ 2945–2945.11, especially §§ 2945.1–.4 and 2945.45 Fetched October 7, 2026 |
| Colorado | We haven't added Colorado's rules on this yet. | — |
| Connecticut | Connecticut regulates debt negotiation undertaken for, or with expectation of, a fee, commission, or other valuable consideration; the definition includes short-sale and foreclosure-rescue services. Licensing and a written contract with disclosures and cancellation rights apply. “for or with the expectation of a fee, commission or other valuable consideration” | Conn. Gen. Stat. §§ 36a-671–36a-671f, especially §§ 36a-671 and 36a-671b Fetched October 7, 2026 |
| Delaware | Delaware's foreclosure-consultant definition has no compensation element and expressly includes electronic solicitation/contact. A 12-point written contract must precede service by at least 24 hours, state exact services and compensation, and include signatures, initials, notarization, and prescribed notices; the homeowner may cancel at any time. No compensation may be taken before full performance, and connected third-party consideration must first be disclosed. “through any electronic or telecommunications medium” | 6 Del. C. ch. 24B, especially §§ 2401B–2403B and 2411B–2416B Fetched October 7, 2026 |
| District of Columbia | District law defines foreclosure-rescue services broadly, prohibits specified compensated title-transfer transactions, requires clear advertising of the precise service and how it assists, and imposes a fiduciary duty on advertisers/providers. It states that uncompensated services are not prohibited, but does not supply a conventional service-contract regime for a non-transfer tool. “not carried out for compensation or gain or for potential or contingent compensation or gain” | D.C. Code §§ 42-2431–42-2435 Effective: January 29, 2008 · Fetched October 7, 2026 |
| Florida | Florida covers foreclosure-rescue services supplied in return for money or other valuable consideration. A written agreement must precede service, state exact services and charges, be available one business day before signing, and include a three-business-day cancellation right. No payment may be received until all services are completed. “in return for payment of money or other valuable consideration” | Fla. Stat. § 501.1377 Effective: October 1, 2008 · Fetched October 7, 2026 |
| Georgia | Current regulator guidance says performing loan modifications requires an MLO license. “Do I need a MLO license to perform loan modifications? Yes.” | Georgia mortgage-licensing guidance Fetched October 7, 2026 |
| Hawaii | We haven't added Hawaii's rules on this yet. | — |
| Idaho | Idaho's special written-notice rule primarily addresses contracts transferring an interest in residential property in foreclosure. Separately, a person whose property is in foreclosure may cancel any contract or agreement relating to it within five business days, and funds or property interests may not transfer during that period. “has the right to cancel or rescind any and all contracts or agreements relating to such property” | Idaho Code §§ 45-1601–45-1605, especially §§ 45-1602–45-1603 Fetched October 7, 2026 |
| Illinois | Illinois covers broad foreclosure-consulting services supplied for compensation from the owner. A written contract must state exact services and compensation and include prescribed notices; the owner may cancel until full performance. Compensation generally cannot be received before full performance, and connected third-party consideration must first be disclosed. “for compensation from the owner” | 765 ILCS 940, especially §§ 5, 10, 15 and 50 Fetched October 7, 2026 |
| Indiana | We haven't added Indiana's rules on this yet. | — |
| Iowa | Iowa covers enumerated foreclosure-consulting services offered or performed for compensation. A written contract must disclose exact services and total compensation and include prescribed notices; the homeowner receives three business days to cancel. No compensation may be collected before full performance, and connected third-party consideration must first be disclosed. “to perform for compensation or who, for compensation, performs a service” | Iowa Code ch. 714E, especially §§ 714E.1–.5 Effective: April 25, 2008 · Fetched October 7, 2026 |
| Kansas | The broader Credit Services Organization Act covers certain debt-management/negotiation activity supplied for, or in expectation of, a fee, compensation, or gain and carries licensing/contract duties. “for a fee, compensation or gain, or in the expectation of a fee, compensation or gain” | Kan. Stat. Ann. §§ 50-1116–50-1135 Fetched October 7, 2026 |
| Kentucky | We haven't added Kentucky's rules on this yet. | — |
| Louisiana | Broader mortgage-originator and debt-adjusting law may apply to compensated application-taking, offering or negotiating terms, or debt adjustment. “for compensation or gain or with the expectation of compensation or gain” | La. Rev. Stat. §§ 6:1083 and 14:331 Fetched October 7, 2026 |
| Maine | We haven't added Maine's rules on this yet. | — |
| Maryland | 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” | Md. Code, Real Prop. §§ 7-301–7-325, especially §§ 7-301 and 7-305–7-307 Fetched October 7, 2026 |
| Massachusetts | We haven't added Massachusetts's rules on this yet. | — |
| Michigan | Michigan's Credit Services Protection Act covers enumerated credit services supplied in return for consideration and expressly includes advice/assistance concerning foreclosure and acting as an intermediary. It requires a written contract and generally bars payment before full completion; deceptive representations are prohibited. “in return for consideration” | Mich. Comp. Laws §§ 445.1821–445.1826, especially §§ 445.1822–.1823 Fetched October 7, 2026 |
| Minnesota | Minnesota covers enumerated foreclosure-consulting services offered or performed for compensation. A written contract must state exact services and compensation and include prescribed notices; the homeowner receives three business days to cancel. No compensation may be received before full performance, and connected third-party consideration must first be disclosed. “to perform for compensation or who, for compensation, performs any service” | Minn. Stat. ch. 325N, especially §§ 325N.01–.04 Effective: August 1, 2004 · Fetched October 7, 2026 |
| Mississippi | We haven't added Mississippi's rules on this yet. | — |
| Missouri | Missouri covers enumerated foreclosure-consulting services offered or performed for compensation. A written contract must state exact services and compensation and include prescribed notices; the homeowner receives three business days to cancel. No compensation may be collected before full performance, and connected third-party consideration must first be disclosed. “to perform for compensation or who, for compensation, performs any service” | Mo. Rev. Stat. §§ 407.935–407.945, especially §§ 407.935, 407.937 and 407.940 Effective: August 28, 1992 · Fetched October 7, 2026 |
| Montana | We haven't added Montana's rules on this yet. | — |
| Nebraska | The Nebraska Foreclosure Protection Act covers listed foreclosure-relief services when provided for compensation from the homeowner or loan/advance proceeds. It requires a signed, initialed, notarized written contract at least 24 hours before execution, service and total-compensation terms, statutory notices, and cancellation rights; exemptions include specified regulated, licensed, legal, and nonprofit actors. “in exchange for compensation from the homeowner or from the proceeds of any loan or advance of funds” | Neb. Rev. Stat. §§ 76-2701–76-2728, especially §§ 76-2708, 76-2713, 76-2714 Effective: July 18, 2008 · Fetched October 7, 2026 |
| Nevada | Nevada regulates a foreclosure consultant who offers or performs broad covered services for compensation, including financial counseling, creditor contact, delaying foreclosure, document advice, and loan audits. Licensing, prescribed written contracts and notices, records/safeguards, and a no-payment-before-written-offer-and-acceptance rule apply; enumerated professional, regulated, government, and qualifying nonprofit exclusions exist. “perform for compensation, or who, for compensation, performs any covered service” | Nev. Rev. Stat. §§ 645F.300–645F.450, especially §§ 645F.310, .320, .380–.405 Fetched October 7, 2026 |
| New Hampshire | New Hampshire's definition has no compensation element: any person providing an effort for a homeowner to delay or prevent home loss can be a consultant. A contract must precede any service and disclose exact services and all compensation; cancellation, fiduciary, performance-before-fee, and third-party-consideration/conflict duties apply. Narrow exemptions include specified licensees and a nonprofit/government entity with no direct or indirect relationship or services contract with for-profit lenders, consultants, or purchasers. “An effort undertaken on behalf of or for the benefit of a homeowner to delay or prevent the loss of a home” | N.H. Rev. Stat. Ann. §§ 479-B:1–:11, especially §§ 479-B:1, :2, :5, :11 Fetched October 7, 2026 |
| New Jersey | New Jersey covers a person who provides broad distressed-property services for compensation from an owner. It requires licensure/bonding, a plain-language written contract stating services, relief, and total compensation, 14-point notices, cancellation, contract recording, no advance compensation, and no third-party consideration once covered. Listed HUD, legal, regulated, licensed, and qualifying nonprofit actors are excluded. “for compensation from an owner, makes any solicitation, representation, or offer to perform” | N.J. Stat. Ann. §§ 46:10B-53–68 (P.L.2011, c.146), especially §§ 46:10B-54–58 Effective: June 17, 2012 · Fetched October 7, 2026 |
| New Mexico | New Mexico covers foreclosure services performed for compensation, broadly defined to include remuneration, other benefits, and monetary donations made with services. It requires a detailed 14-point written contract at least 24 hours before signing, notices, three-business-day rescission, and no payment before full performance; a covered consultant may not receive third-party consideration connected to owner services. Listed legal, licensed, HUD-authorized, regulated, lienholder, purchaser, and qualifying nonprofit actors are excluded. “receive any consideration from a third party in connection with services rendered to an owner” | N.M. Stat. Ann. §§ 47-15-1–9 (2010 N.M. Laws ch.58), especially §§ 47-15-2–5 Effective: May 19, 2010 · Fetched October 7, 2026 |
| New York | We haven't added New York's rules on this yet. | — |
| North Carolina | North Carolina's rescue statute is transaction-specific, covering a distressed-home title transfer represented to prevent, postpone, or reverse foreclosure when the owner retains tenancy, lease-option, or reacquisition rights. If undertaken for financial gain or expected gain, it imposes appraisal/fair-value and written-contract requirements. “The transferor retains a tenancy interest, an interest under a lease with option to purchase agreement, or an option to reacquire the property.” | N.C. Gen. Stat. §§ 75-120–75-122 Fetched October 7, 2026 |
| North Dakota | We haven't added North Dakota's rules on this yet. | — |
| Ohio | We haven't added Ohio's rules on this yet. | — |
| Oklahoma | We haven't added Oklahoma's rules on this yet. | — |
| Oregon | Oregon covers listed foreclosure-consulting services performed for, or with intent to receive, compensation from or on behalf of the homeowner. It requires a written contract at least 24 hours before signing, exact services/compensation and warnings, cancellation at any time, performance before payment, and written disclosure of third-party consideration; listed legal, regulated, licensed, and narrowly qualifying nonprofit actors are exempt. “for or with the intent to receive compensation from or on behalf of the homeowner” | Or. Rev. Stat. §§ 646A.700–646A.750, especially §§ 646A.702, .710–.725 Fetched October 7, 2026 |
| Pennsylvania | Pennsylvania's mortgage-modification regulation applies to Mortgage Licensing Act/Consumer Discount Company Act licensees, requires counseling or confirmation of counseling, and bars advance fees, powers of attorney, property purchases, misleading conduct, and certain payment-stop advice. “Charge advance fees to a borrower for a mortgage loan modification.” | 10 Pa. Code §§ 47.1–47.6 Effective: July 10, 2010 · Fetched October 7, 2026 |
| Rhode Island | Rhode Island covers broad foreclosure services offered or performed for compensation. It requires a written contract stating exact services and total compensation, statutory notices, same-language terms, and three-business-day cancellation; it bars advance fees and permits connected third-party consideration only after full disclosure. Listed legal, regulated, licensed, HUD/state-authorized, lienholder, judgment-creditor, and qualifying nonprofit actors are excluded. “perform for compensation or who, for compensation, performs any service” | R.I. Gen. Laws §§ 5-79-1–10, especially §§ 5-79-1, −3, −4 Fetched October 7, 2026 |
| South Carolina | 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” | S.C. Code §§ 37-7-101 et seq. and 37-22-110 Fetched October 7, 2026 |
| South Dakota | We haven't added South Dakota's rules on this yet. | — |
| Tennessee | Tennessee covers solicitation, offers, or rescue services supplied in return for money or other valuable consideration. It requires a written agreement before service, 12-point/capitalized notices, exact services/charges/deadline, a one-business-day review opportunity, three-business-day cancellation, prompt copies, and no fee until full performance. Exemptions include attorneys, lienholders, specified regulated/licensees, HUD-authorized counseling without indirect pay, and qualifying nonprofits without for-profit contracts or direct/indirect pay. “in return for payment of money or other valuable consideration” | Tenn. Code Ann. §§ 47-18-5401–5402 (2009 Tenn. Pub. Acts ch.198) Effective: May 13, 2009 · Fetched October 7, 2026 |
| Texas | We haven't added Texas's rules on this yet. | — |
| Utah | Utah regulates loan-modification assistance undertaken for compensation or expected valuable consideration and separately defines foreclosure rescue around title transfer. Covered modification assistance requires licensing, a written agreement specifying acts, no fee until the homeowner receives and accepts a written offer, prescribed cancellation, and conduct restrictions. “for compensation or with the expectation of receiving valuable consideration” | Utah Code §§ 61-2c-102, −201, −301, −401 (2010 Utah Laws ch.208) Effective: May 11, 2010 · Fetched October 7, 2026 |
| Vermont | Vermont's mortgage licensing law covers persons who, for compensation/gain or expectation of it, negotiate, place, assist in placement, or find mortgage loans, and separately defines compensated originator activity. Mortgage brokers have written-agreement and record duties. “for compensation or gain, or in the expectation of compensation or gain” | 8 V.S.A. §§ 2200, 2201, 2217–2219 Fetched October 7, 2026 |
| Virginia | Virginia treats specified foreclosure-rescue conduct as prohibited practices under the Consumer Protection Act. A service supplier may not charge/receive a fee before full performance or, in a property transfer, before settlement; rent diversion, false repurchase-option representations, covered advertising, and mandatory arbitration are also addressed. It is not a full licensing/contract statute, and regulated lender/servicers are excluded. “charges or receives a fee prior to the full and complete performance of the services” | Va. Code § 59.1-200.1 Fetched October 7, 2026 |
| Washington | Washington's rescue law covers anyone who offers, in writing, in person or electronically, to stop or delay a foreclosure or save a home in danger of it. The contract must be in writing in at least 12-point type, the consultant owes the homeowner a duty of utmost good faith, and the homeowner can cancel until midnight of the fifth business day after signing. Under the federal MARS rule, a provider may not charge a fee until the lender has made a written offer and the homeowner has signed an agreement that includes it. “not compromise a distressed homeowner's right or interest in favor of another's right or interest” | Wash. Rev. Code ch. 61.34, especially §§ 61.34.020, .050, .060, .100; 12 CFR 1015.5 (federal MARS rule) Fetched October 28, 2026 |
| West Virginia | West Virginia's broader mortgage laws regulate compensated mortgage brokers/lenders/originators and restrict unlicensed negotiation or origination. “for compensation or gain or in the expectation of compensation or gain” | W. Va. Code §§ 31-17-1 et seq. and 31-17A-1 et seq. Fetched October 7, 2026 |
| Wisconsin | We haven't added Wisconsin's rules on this yet. | — |
| Wyoming | Wyoming's Residential Mortgage Practices Act regulates compensated mortgage loan originators and mortgage activity. “for compensation or gain or in the expectation of compensation or gain” | Wyo. Stat. §§ 40-23-101–133 Fetched October 7, 2026 |