No Homeowner Left Behind (NHLB) is a new grassroots, community-based collaborative response to the growing problem of sustainable homeownership and foreclosure prevention for the Central Valley of California. The Mission of the NHLB initiative is to ensure that homeowners have access to timely, accurate, unbiased information and reputable professionals to help them preserve home ownership when feasible, and to minimize loss of equity and other adverse impacts when retention of homeownership is not possible.

In partnership with local, state, federal, and private entities NHLB has been involved in efforts to assist homeowners who are in foreclosure or at risk. To assist homeowners in the attempt to maintain their homes, NHLB has held a series of community forums and workout events at which homeowners are counseled by HUD approved housing counseling agencies and/or meet one-on-one with respective lending institutions. Click on the link below to view the list of upcoming community forums and workout events.

Foreclosure Workshop List

Foreclosure is a legal process by which the lender or the seller of a property forces the sale of a mortgaged property because the borrower has not made payments or met the terms of the mortgage. A foreclosure can also be defined as a repossession of the property by the lender.

• Do Not Ignore the Problem: Do not ignore mail or phone calls from the lender. The lender will start the legal process if you do not respond.
  
  
• Know Your Mortgage Rights: Read your loan documents to find out what your lender will do if you do not make payments. Learn about foreclosure laws and time lines.
  
  
• Contact Your Lender: Your lender may be willing to work out a solution to the problem. Lenders are not in the business to foreclose on property. The longer you wait the more difficult it will be to work out a solution.
  
  
• Contact a Housing Counseling Agency: A HUD approved housing counseling agency will help you negotiate with the lender and work out a plan at no cost.
  
  
• Stay in Your Home: You may not qualify for assistance if you abandon your home.
  
  
• Develop and maintain a Monthly Home Budget: [View] Sample budget sheet.
  
  
• Beware of Predatory lending: Predatory lending is a term used to describe a wide range of abusive and unfair lending practices. Predatory lenders often try to pressure consumers into signing loan agreements they cannot afford or simply are not in the consumers' best interest. Often, through the use of false promises and deceptive sales tactics, borrowers are convinced to sign a loan contact before they have had a chance to review the paperwork and do the math to determine whether they can truly afford the loan.
  
  To learn more about predatory lending view the resources below:
  
  
  • [View] California Department of Real Estate - Avoiding Predatory Lending
    
    
  • [View] US Department of Housing and Urban Development - Predatory Lending

• [View] How to Prevent Foreclosure
  
  
• [View] Home Foreclosure Prevention Options Explained
  

Preserving Homeownership And Savings Education Strategy (PHASES) Program:

• This program assists families who are experiencing temporary financial distress causing them to be past due on their mortgage loan.
  
  
• The PHASES Program assists consumers in getting back on track by providing a grant to pay the past due mortgage amount up to $5,000 to bring the mortgage current.
  
  
• In order to be considered for grant funds:
  
  
  • The consumer must participate in all required counseling education sessions;
    
    
  • They must present a balanced budget, which includes housing and living expenses, as well as debt payments;
    
    
  • They must demonstrate that the cause of the delinquency has been resolved;
    
    
  • They must validate that their mortgage is at least one, but no more than two, payments past due and is not currently in foreclosure.
    
    

For More information about this program, and request assistance, call Money Management International at 1-888-589-6959.

[View] Homebuyers Guide (PDF)

[View] No Home Owner Left Behind Central Valley

[View] HOPE NOW

[View] The California Foreclosure Timeline

[View] Housing and Urban Development

[View] Housing Education

[View] Federal Housing Finance Agency

[View] California Foreclosure Law Summary

[View] Internal Revenue Service

[View] Neighborworks

• By Design Financial Solutions
  1101 Standiford Avenue, Suite D-4
  Modesto, Ca 95350
  (209) 1-800-750-2227
  www.bydesignsolutions.org
  
  
• Project Sentinel
  1419 K Street
  Modesto, CA 95354
  (209) 236-1577
  www.housing.org
  
  
• Community Housing and Shelter Services
  823 15th Street
  P.O. Box 881
  Modesto CA, 95354
  
  
• Stanislaus County Affordable Housing Corp (STANCO)
  201 East Rumble Road, Suite A-1
  Modesto CA, 95350
  (209) 574-1155

[View] Foreclosure Glossary of Terms