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

In Virginia, 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.

Photo of Ross Kilburn
By Ross Kilburn
Law checked Mar 10, 2026. Deadlines rechecked Nov 4, 2026. HOA rules rechecked Oct 28, 2026. · See the 10 sources · How we check our guides
Data from

Virginia at a glance

Does a Virginia 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?
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 Virginia homeowners are 90+ days behind?
The share of borrowers with a mortgage who were 90+ days behind was 0.9% in the first quarter of 2025, lower than the U.S. (1.2%). How Virginia compares

What "without a court" means for you in Virginia

Not Virginia

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.

Virginia

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 Virginia, step by step

The 7 steps of a foreclosure in Virginia, and the time the law gives each

Each step in order, with the time the law gives it. 5 of the 7 have a time set in law; "No set time" means the lender sets the pace.

  1. 120+ days behind You fall behind on payments
  2. No set time Appointment / substitution of trustee
  3. At least 60 days before the sale You get a letter at least 60 days before the sale
  4. 2 weeks The sale is advertised
  5. On the sale date The home is sold at auction
  6. No set time The buyer gets the deed
  7. At least 3 days You may be asked to leave
Source: Virginia 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/virginia/
Each step in detail, with the law behind it

  1. 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

  2. Step 2

    Appointment / substitution of trustee

    Varies; the appointment must be recorded no later than any document in which the substitute trustee uses its powers

    The lender appoints or substitutes a trustee. Source Va. Code § 55.1-320

  3. Step 3

    You get a letter at least 60 days before the sale

    At least 60 days before the sale for a home you live in; at least 14 days for other property

    The trustee or the lender must send you written notice of the time, date, and place of the sale. Source Va. Code § 55.1-321

  4. Step 4

    The sale is advertised

    Weekly for two weeks (or daily for three days) if the deed of trust sets the number of ads; otherwise weekly for four weeks, or five days in or next to a city. The sale is held 8 or more days after the first ad and no more than 30 days after the last

    The trustee must advertise the sale in a newspaper with general circulation where the property is located. Source Va. Code § 55.1-322

  5. Step 5

    The home is sold at auction

    On the advertised sale date, 8 or more days after the first ad and no more than 30 days after the last

    The trustee holds an auction at the time and place advertised: at the property, in front of the circuit court building, or another place in the county or city that the trustee selects. Source Va. Code § 55.1-320(7)

  6. Step 6

    The buyer gets the deed

    After the sale

    After the sale, the trustee gives the buyer a trustee's deed, which is recorded in the land records. Source Va. Code § 55.1-321

  7. Step 7

    You may be asked to leave

    At least 3 days' written notice before the new owner can file; at least 72 hours' notice from the sheriff before the eviction

    If you still live in a single-family home on the date of the foreclosure sale, you become a tenant at sufferance. Source Va. Code § 8.01-126

Virginia 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 Virginia

Virginia law gives no right to catch up. Your mortgage decides whether you can, and what it costs.

Deadlines for catching up, after the sale and other steps in Virginia
Kind of foreclosureDeadlineWhat starts the clock
Any foreclosure Your loan papers decide We found no catch-up deadline in state law, so your deed of trust decides. Check your loan papers. Source Va. Code § 55.1-320
After the sale
Any foreclosure No buying back State law gives no right to buy the home back after a foreclosure sale (Va. Code §§ 55.1-320 to 55.1-335, 8.01-96 to 8.01-113). Source Virginia law
Other deadlines and rules
Without a courtIf you live in the home By the 60th day before the sale The trustee has to mail you notice of the sale by certified or registered mail by then, so the sale can't come sooner than 60 days after it. Source Va. Code § 55.1-321(A)
Without a courtOther property By the 14th day before the sale The trustee has to mail the owner notice of the sale by certified or registered mail by then. Source Va. Code § 55.1-321(A)
Without a courtIf your note cannot be produced At least 60 days after the lender mails its notice The lender has to wait that long before it asks the trustee to sell. This is not a deadline for you to catch up. Source Va. Code § 55.1-321(B)
Without a courtNote unavailable, other deeds of trust At least 14 days after the lender mails its notice The lender has to wait that long before it asks the trustee to sell. This is not a deadline for you to catch up. Source Va. Code § 55.1-321(B)
Without a courtSubordinate lender's notice At least 60 days after the subordinate lender mails its notice The subordinate lender has to wait that long before it asks the trustee to sell. You may petition for an accounting before the sale. Source Va. Code § 55.1-321(A1)
Through a courtAny home Within 21 days after you are served File your written response to the summons and complaint in the clerk's office by then. A different rule or court order can change the time. Source Va. Sup. Ct. R. 3:5(a), 3:8(a)
Through a courtCourt allowed publication instead of service At least 50 days after the order of publication is entered The order has to set your appearance date no sooner than that. Appear by the date stated in the order. Source Va. Code § 8.01-317
Any foreclosureStaying in a foreclosed single family home At least 3 days after the buyer gives written notice The buyer has to give you that much written notice before ending your tenancy at sufferance. After that, the buyer may file unlawful detainer. Source Va. Code § 8.01-126(F)(4)
Without a courtAny home At least 8 days after the first newspaper advertisement The sale can't be held sooner than that after the first advertisement. This is a wait the trustee or association has to respect. Source Va. Code § 55.1-322(A)
Without a courtAny home Up to 30 days after the last newspaper advertisement The trustee has to hold the sale within that time. In an association sale, the association has to. Source Va. Code § 55.1-322(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 Virginia 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 Virginia 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

Source: 12 CFR 1024.41 (Consumer Financial Protection Bureau Regulation X); deed of trust terms American Default Research · americandefault.org/help/laws/virginia/

What you can do at each step of a Virginia 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 Virginia
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.
The first notice arrives Foreclosure keeps moving while your application is still being reviewed. Every notice has a date on it, and that date is what you plan around. The lender has to send you notice at least 60 days before the sale.
A sale date is set The sale is days or weeks away. A HUD-approved housing counselor or legal aid can help right away. Both are free. Paying what you're behind can stop the sale only where Virginia'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. Virginia gives no right to buy the home back. Ask the court or trustee whether any surplus is being held. Removing you still takes the notice and court process state law sets.

Can your HOA or condo association foreclose in Virginia?

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. HOA and condo associations may use a court case or a trustee sale without court. A cooperative association may use a court sale or a power of sale without court.

Read the law's words
“. The association may conduct a judicial or nonjudicial foreclosure sale upon a lot against which the association has perfected one or more liens p…” law.lis.virginia.gov

Is there a minimum debt or a waiting period?

For HOAs, condos, and co-ops, perfected liens (liens the association has completed under the law) have to secure more than $5,000 before a foreclosure sale, not counting attorney fees and costs.

Read the law's words
“…sums secured are in excess of $5,000, exclusive of attorney fees and costs. For purposes of this section, the association shall have the power both t…” law.lis.virginia.gov

What notices come first?

For an HOA or condo trustee sale, you get at least 60 days to pay before the sale steps continue. You also get sale notice at least 14 days before the sale. For co-ops, written sale notice has to go out at least five weeks before the sale.

Read the law's words
“; (iii) the date, not less than 60 days from the date the notice is given to the lot owner, by which the debt secured by the lie…” law.lis.virginia.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?

An earlier mortgage generally stays ahead of HOA and condo assessment liens. A co-op lien can put up to six months of common dues ahead of an earlier first security interest (a lender's first claim on the home).

Read the law's words
“…d owing under any mortgage or deed of trust recorded prior to the perfection of such lien. The provisions of this subsection shall not affect the prior…” law.lis.virginia.gov

What protects you?

If you're in an HOA or condo, you may bring a court case to challenge the debt before a trustee sale. You may stop that sale by paying the lien debt and enforcement costs. A co-op lien is not subject to the homestead exemption (the legal protection for your home).

Read the law's words
“…lot owner of the right to bring a court action in the circuit court of the county or city where the lot is located to ass…” law.lis.virginia.gov

Can you buy the home back after the sale?

Not found in the law

Source Virginia law

Who these rules cover: The Property Owners' Association Act covers HOAs, the Condominium Act covers condos, and the Virginia Real Estate Cooperative Act covers co-ops.

Protections in Virginia law

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

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

Your deed of trust decides whether you can reinstate by paying only the missed payments, and when. Source Va. Code § 55.1-320

How Virginia compares

Virginia, West Virginia, D.C., North Carolina and Tennessee sell most foreclosed homes without a court. Kentucky and Maryland require one.

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

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

0% 1% 2% 3% 4% 5% U.S. 1.2% Q1 2005Q3 2007Q1 2010Q3 2012Q1 2015Q3 2017Q1 2020Q3 2022Q1 2025 Q1 2025 0.9% 0% 1% 2% 3% 4% 5% U.S. 1.2% Q1 2005Q1 2010Q1 2015Q1 2020Q1 2025 Q1 2025 0.9%
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/virginia/

Virginia is tied for 31st 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% Virginia 0.9% 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% Virginia 0.9% 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/virginia/
Virginia 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)
Kentucky 1.3% 15th (72)
Maryland 1.3% 17th (68)
North Carolina 1.1% 28th (46)
Tennessee 1.0% 26th (50)
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. Virginia's full distress profile and county scores.

Questions about foreclosure in Virginia

How long does foreclosure take in Virginia?

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 Virginia?

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 Virginia a judicial foreclosure state?

No. Virginia is a non-judicial foreclosure state. Nearly all residential foreclosures proceed by trustee's sale — the trustee named in your deed of trust can sell the property without court involvement. Judicial foreclosure exists but is rarely used.

Can I stop foreclosure once it starts in Virginia?

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

Virginia's rule: state law gives no right to buy the home back after a foreclosure sale (Va. Code §§ 55.1-320 to 55.1-335 and 8.01-96 to 8.01-113).

Source Virginia law

Can bankruptcy stop a foreclosure in Virginia?

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)

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

Yes. Virginia allows deficiency judgments, so the lender can generally go to court for the difference between what you owed and the sale price. After a trustee's sale, the lender may sue for the gap between what you owed and what the property sold for.

What is the homestead exemption in Virginia?

As Virginia law sets it: $50,000 for property used as your principal residence, plus $5,000 ($10,000 if you are 65 or older) in property you choose and $500 for each dependent you support. Virginia's homestead exemption is $5,000 ($10,000 if you are 65 or older), plus up to $50,000 for property used as your principal residence and $500 for each dependent you support. The dollar limits adjust for inflation every three years starting April 1, 2027. To claim it for real estate, you must record a signed homestead deed where the property is located, or claim it on the official exemption schedule in a bankruptcy case. It does not protect against mortgage foreclosure.

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

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

If a former owner is still in a single-family home on the date of the foreclosure sale, the new owner can end that tenancy with a written termination notice given at least three days before it takes effect, and then file an Unlawful Detainer action. If the court rules for the buyer, the sheriff executes the eviction after giving at least 72 hours' notice. Tenants with leases receive 90 days' notice under federal law.

Is the Homeowner Assistance Fund still available in Virginia?

Generally, no. HAF programs, including the Virginia Mortgage Relief 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 Virginia?

Possibly, with your lender's approval. In Virginia, a deficiency waiver (a release of the remaining balance) can be negotiated as part of a short sale approval. Short sales available with servicer approval. Deficiency waivers should be negotiated in writing. Virginia Housing's Borrower's Assistance Program reviews its own customers for home retention and loss mitigation options.

Other Virginia 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

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”
Source Va. Code § 59.1-200.1Fetched 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 Virginia

Virginia has 36 HUD-approved housing counseling agencies

The 36 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/virginia/
  • 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 36 approved agencies in Virginia. 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:
    • Southwest Virginia Legal Aid Society, Inc., 888-201-2772: 21 counties: Bland County, Buchanan County, Carroll County, Dickenson County, Floyd County, Giles County, Grayson County, Lee County, Montgomery County, Pulaski County, Russell County, Scott County, Smyth County, Tazewell County, Washington County, Wise County, Wythe County, Bristol city, Galax city, Norton city, Radford city.
    • Legal Aid Society of Eastern Virginia, 757-827-5078: 15 counties: Accomack County, Gloucester County, James City County, Mathews County, Middlesex County, Northampton County, York County, Chesapeake city, Hampton city, Newport News city, Norfolk city, Poquoson city, Portsmouth city, Virginia Beach city, Williamsburg city.
    • Virginia Legal Aid Society, Inc., 866-534-5243: 26 counties: Amelia County, Amherst County, Appomattox County, Brunswick County, Buckingham County, Campbell County, Charlotte County, Cumberland County, Greensville County, Halifax County, Henry County, Isle of Wight County, Lunenburg County, Mecklenburg County, Nottoway County, Patrick County, Pittsylvania County, Prince Edward County, Southampton County, Sussex County, Danville city, Emporia city, Franklin city, Lynchburg city, Martinsville city, Suffolk city.
    • Central Virginia Legal Aid Society, Inc., 804-648-1012: 20 counties: Albemarle County, Charles City County, Chesterfield County, Dinwiddie County, Fluvanna County, Goochland County, Greene County, Hanover County, Henrico County, Louisa County, Nelson County, New Kent County, Powhatan County, Prince George County, Surry County, Charlottesville city, Colonial Heights city, Hopewell city, Petersburg city, Richmond city.
    • Blue Ridge Legal Services, Inc., 866-534-5243: 25 counties: Alleghany County, Augusta County, Bath County, Bedford County, Botetourt County, Clarke County, Craig County, Franklin County, Frederick County, Highland County, Page County, Roanoke County, Rockbridge County, Rockingham County, Shenandoah County, Warren County, Buena Vista city, Covington city, Harrisonburg city, Lexington city, Roanoke city, Salem city, Staunton city, Waynesboro city, Winchester city.
    • Legal Services of Northern Virginia, Inc., 703-778-6800: 26 counties: Arlington County, Caroline County, Culpeper County, Essex County, Fairfax County, Fauquier County, King and Queen County, King George County, King William County, Lancaster County, Loudoun County, Madison County, Northumberland County, Orange County, Prince William County, Rappahannock County, Richmond County, Spotsylvania County, Stafford County, Westmoreland County, Alexandria city, Fairfax city, Falls Church city, Fredericksburg city, Manassas city, Manassas Park city.
  • A lawyer referral: the Virginia State Bar Lawyer Referral Service can point you to a foreclosure lawyer: 800-552-7977.
  • A complaint about your mortgage company can go to the Virginia Bureau of Financial Institutions (BFI), the Virginia Attorney General or the federal Consumer Financial Protection Bureau.

HUD-approved housing counselors in Virginia, by city (36)

  • People Incorporated of Virginia, Abingdon · 276-623-9000 · Website HUD-approved housing counselor · Languages: English, Spanish
  • Accomack-Northampton Planning District Commisssion, Accomac · 757-787-2800 · Website HUD-approved housing counselor
  • Latino Economic Development Corporation - Branch, Arlington · 703-527-3854 · Website HUD-approved housing counselor · Languages: English, Spanish
All 36 agencies
  • Piedmont Housing Alliance, Charlottesville · 434-817-2436 · Website HUD-approved housing counselor
  • New River Community Action (Montgomery Area), Christiansburg · 540-381-1561 · Website HUD-approved housing counselor
  • Telamon Corporation - Danville Branch, Danville · 434-421-6491 · Website HUD-approved housing counselor
  • New River Action Agency (Floyd County), Floyd · 540-745-2102 · Website HUD-approved housing counselor
  • Appalachian Community Action & Development Agency, Inc.(Appcaa), Gate City · 276-452-2441 · Website HUD-approved housing counselor
  • Hampton Redevelopment and Housing Authority, Hampton · 757-727-1521 · Website HUD-approved housing counselor
  • Urban League of Hampton Roads (Hampton), Hampton · 757-627-0864 · Website HUD-approved housing counselor
  • Commonwealth Catholic Charities, Hopewell · 804-285-5986 · Website HUD-approved housing counselor · Languages: English, Spanish
  • Lynchburg Community Action Group, Incorporate (Aka Lyncag), Lynchburg · 434-455-1601 · Website HUD-approved housing counselor
  • Skyline Community Action Partnership, Inc., Madison · 540-948-3916 · Website HUD-approved housing counselor
  • Prince William County Virginia Cooperative Extension, Manassas · 703-792-6287 · Website HUD-approved housing counselor
  • Catholic Charities of Eastern Virginia, Newport News · 757-875-0060 · Website HUD-approved housing counselor
  • Commonwealth Catholic Charities, Newport News · 804-285-5986 · Website HUD-approved housing counselor · Languages: English, Spanish
  • Child & Family Services of Eastern Virginia, Inc. D/B/A the Up Center, Norfolk · 757-622-7017 · Website HUD-approved housing counselor
  • Credit.Org - Virginia Branch, Norfolk · 800-431-8157 · Website HUD-approved housing counselor · Languages: English, Spanish
  • HOMENET (Norfolk RHA), Norfolk · 757-314-4202 HUD-approved housing counselor
  • Urban League of Hampton Roads, Norfolk · 757-627-0864 · Website HUD-approved housing counselor
  • Commonwealth Catholic Charities, Norton · 804-285-5986 · Website HUD-approved housing counselor
  • New River Community Action (Giles County), Pearisburg · 540-921-2146, ext. 0217 · Website HUD-approved housing counselor
  • New River Community Action (Pulaski County), Pulaski · 540-980-5525 · Website HUD-approved housing counselor
  • New River Community Action, Inc., Radford · 540-633-5133 · Website HUD-approved housing counselor
  • Cornerstones, Inc., Reston · 571-323-9555 · Website HUD-approved housing counselor
  • Commonwealth Catholic Charities, Richmond,Va, Richmond · 804-285-5900 · Website HUD-approved housing counselor
  • Nsc (Naca Counseling Subsidiary) - Richmond, Va, Richmond · 631-370-6222 · Website HUD-approved housing counselor · Languages: English, Spanish
  • Southside Community Development and Housing, Richmond · 804-231-4449 · Website HUD-approved housing counselor · Languages: English, Spanish
  • Commonwealth Catholic Charities, Roanoke · 804-285-5986 · Website HUD-approved housing counselor · Languages: Arabic, ASL, CRE, English, Farsi, French, German, Hindi, Italian, Other, Spanish
  • Southeast Rural Community Assistance Project, Roanoke · 540-345-1184 · Website HUD-approved housing counselor
  • Total Action For Progress in Roanoke Va, Roanoke · 540-777-4673 · Website HUD-approved housing counselor
  • James City County Office of Housing, Williamsburg · 757-259-5340 · Website HUD-approved housing counselor
  • Centro De Apoyo Familiar (Caf)-Va, Woodbridge · 703-372-5440 HUD-approved housing counselor
  • First Home Alliance, Woodbridge · 703-580-8838 · Website HUD-approved housing counselor
  • Prince William County Virginia Cooperative Extension, Woodbridge · 703-792-4713 · Website HUD-approved housing counselor · Languages: ASL, English, Spanish
  • Helping Overcome Poverty's Existence, Inc., (Formerly Mountain Shelter, Inc.), Wytheville · 276-228-6280 · 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 Virginia, 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.