THE PAYMENTS SLIPPED · COMPLETE GUIDE 05
Behind on mortgage payments in Colorado
Time is the asset. Use it on purpose.
Call the free Colorado Foreclosure Hotline and open every letter from the servicer before deciding anything about the house.“Robert helped me navigate a complicated short sale process and fought for me to get a good deal.”
WHAT THIS GUIDE DOES
Know the dates that matter, the free help available first, and what each path leaves you with.
- 01FREE HELP
Who helps first, at no cost?
A HUD-approved housing counselor through the Colorado Foreclosure Hotline, 1-877-601-4673, can explain options and talk to the servicer with you.
- 02THE DATES
Where are you on the clock?
Missed payments, the servicer's notices, the filing with the Public Trustee, and the sale date are different moments with different options.
- 03THE OPTIONS
Keep it or sell it?
Catching up, a repayment plan or modification, or a sale that pays the loan and keeps what is left for you. Each has its own deadline.
- 04THE EQUITY
What is left after the loan?
If the house is worth more than what is owed, a sale on your terms before any auction is how that difference stays with you.
The clock, in plain dates.
Federal servicing rules generally bar a servicer from making the first foreclosure filing until a loan is more than 120 days delinquent (VERIFIED, 12 CFR 1024.41(f)). Those first months are the widest window: every option is still open, and the calls are with the servicer, not a court or a trustee.
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Colorado foreclosures of a deed of trust run through the county Public Trustee. Once the lender records its Notice of Election and Demand, the sale is set between 110 and 125 calendar days later for a non-agricultural property (VERIFIED, Adams County Public Trustee, C.R.S. Title 38, Article 38). An owner entitled to cure must file a notice of intent to cure at least 15 days before the sale, and the cure amount is due by noon the day before (VERIFIED, Land Title Guarantee Company technical bulletin). After a Colorado public trustee sale, redemption rights belong to lienors, not the owner (VERIFIED, same bulletin).
Free help comes first.
The Colorado Foreclosure Hotline, 1-877-601-4673, is free and staffed by nonprofit HUD-approved housing counselors who explain options and help owners communicate with the servicer (VERIFIED, Colorado Division of Housing and county Public Trustee materials). Call before paying anyone for anything. A complete loss mitigation application sent more than 37 days before a scheduled sale generally stops the servicer from conducting that sale while it is reviewed (VERIFIED, 12 CFR 1024.41(g)), so the date matters.
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Anyone who asks for money up front to stop a foreclosure is a warning sign. Colorado law regulates foreclosure consultants and equity purchasers for exactly that reason (VERIFIED, Colorado Foreclosure Protection Act, C.R.S. 6-1-1101 and following). Robert's role is narrower and stated in writing: a licensed broker, paid only if a listed house sells.
When selling is the right answer, and when it is not.
If a repayment plan or modification fits the budget, keeping the house can be the better path, and nobody should talk you out of it. When it does not fit, the question becomes what is left after the loan. A sale on your timeline, priced against the active market, pays the servicer and keeps the difference with you, which an auction does not try to do.
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Send Robert the address, the latest letter's date, and whether anyone lives there. The first reply is the dates that apply to your case, what a sale would likely leave after the loan and costs, and whether the numbers say keep or sell. There is no fee to talk, and the decision stays yours.
THE ACTUAL HANDOUT
BEHIND ON PAYMENTS · original field guide
The real first page is visible below. Open the complete handout or original PDF for every page.BEHIND ON PAYMENTS · ASKED FIRST
The questions that come before price.
- I am behind on my mortgage in Colorado. What should I do first?
- Open every letter from the servicer and the Public Trustee and write down any dates. Then call the free Colorado Foreclosure Hotline, listed at the top of this guide, where nonprofit HUD-approved housing counselors explain your options and can help you talk with the servicer. Do not pay anyone up front to stop a foreclosure. The earlier you start, the more options stay open.
- How long does a Colorado foreclosure take?
- Federal servicing rules generally prevent the first foreclosure filing until the loan is more than 120 days delinquent. After the lender records a Notice of Election and Demand with the county Public Trustee, the sale is set 110 to 125 calendar days later for most homes. A notice of intent to cure must be filed at least 15 days before the sale.
- Can I sell my house if I am behind on payments?
- Usually, yes, until the sale. A sale pays the loan and the costs of selling from the proceeds, and if the house is worth more than what is owed, the difference stays with you. The timing has to fit the dates in your case, so the address and the latest letter are the first two things Robert reads before saying whether a sale is realistic.
- What does Robert charge, and what can he not do?
- There is no fee to talk. Robert works only as a licensed Colorado broker, paid if a listed house sells, under a written agreement. He does not charge to negotiate with a lender, cannot promise to stop a foreclosure, and does not give legal advice. Legal questions belong with a Colorado attorney, and loan options with a HUD-approved counselor and your servicer.
WHERE ROBERT STOPS
Robert helps only as a licensed Colorado broker selling or evaluating a sale of the house. He charges no fee to talk, does not negotiate loans for a fee, and cannot promise any outcome. Legal questions belong with a Colorado attorney; loan options with a HUD-approved counselor and the servicer.
THE RECORD, PUBLICLY CHECKABLE