A Letter for Homeowners Behind on Their Mortgage
If You Are Behind on Your Mortgage, Please Read This First
By Emily Cressey, Broker, HomePro Associates at Keller Williams Greater Seattle. Updated October 2026.
Dear Neighbor,
If you are reading this, you may be carrying something heavy, and you may have been carrying it alone for a while. I want to say the most important thing first: this is not your fault, and you are not a failure.
Most people who fall behind on a mortgage did everything they could. Then life stepped in: an illness, a lost job, a divorce, a bill nobody saw coming. It can happen to anyone, and it has happened to good, hardworking people I have known and helped.
My name is Emily Cressey. I am a Seattle real estate broker, and I have been helping people through this for a long time. I am not a lawyer or a lender, and I will never pressure you. I would just like to sit down with you, listen, and help you see your choices.
Behind on Your Mortgage in Washington? You Have More Time Than the Letters Say
The letters from the bank are cold and frightening, and I understand why you may not want to open them. But please do, if you can. Inside them are dates, and those dates are what give you room to act.
Here is the general timeline in Washington. It comes from the state law on foreclosures through a trustee (the Deed of Trust Act, RCW 61.24). Your own notice is what counts, so please check the dates on it.
| Step | What the law says |
|---|---|
| Notice of trustee sale | Recorded at least 90 days before the sale. The period is 120 days when the lender is required to send the pre-foreclosure options letter under RCW 61.24.031. |
| Earliest sale date | Not less than 190 days after the date of default. |
| Last day to catch up | You can stop the sale by paying what is past due, plus costs, by 11 days before the sale date. |
| Mediation | A housing counselor or attorney refers you through the state. The deadline is tied to the sale date on your notice, so ask as soon as you can. |
Source: RCW 61.24.040. Every situation is different, so please check your own notice with a free housing counselor or an attorney.
What I Have Seen Helping Seattle Homeowners Who Fell Behind
I started investing in 2002, and early on I worked with homeowners facing foreclosure and taught other investors how to treat them with respect. That was a long time ago and the paperwork has changed, but the people have not.
When trouble first starts, almost everyone hopes they can catch up and keep the house. That is not denial or poor judgment. It is love for your home, and for the family who lives in it. Many people do not feel there is anywhere to turn until the situation seems to have run out of options. If that is where you are, please do not blame yourself for it. I only wish I could have met you sooner.
If you are early in this, I would love to hear from you now, even if you are not sure you want to sell. Calling does not commit you to anything. It just gives you more time and more choices.
For most of the people I have met, it began with something outside their control:
- An accident or a health problem that kept them from working
- Medical bills that piled up faster than anyone could pay
- A bridge of short-term loans, credit cards and car payments that grew into a mountain
- A divorce that left one person holding the house
For many, selling brought real relief. If there is equity, it can pay off those other debts and leave something for a fresh start.
A Woman and Her Son, Starting Over
Years ago, before I was a real estate agent and when I was buying homes as an investor, I met a woman whose husband had left her with a house that had no equity in it. A regular sale would not have helped her. I was able to take over her payments, and she and her young son moved into a condo that was the right size and much easier to afford on one income. I think about them often.
I was the buyer in that deal, not an agent, because I was not yet licensed. Since then I have expanded my work to include helping owners as their broker, which is mostly what I do today. Whichever way you go, please have someone you trust, such as a housing counselor or an attorney, read anything before you sign it.
A Longtime Homeowner Who Tried Everything
Right now I am working with a woman who has lived in her home for a very long time. After a hard year she fell behind, and she did everything right: she called her lender and tried to work out a plan. The bank was hard to reach and slow to answer, and she could not get an arrangement in place. She did not give up. She reached out, and now we are working together to sell the house in a way that protects what she has built, so she and her family have it for what comes next.
Your Options When You Are Behind on Your Mortgage
There is no single right answer. Here are the roads that may be open to you:
- Catch up (reinstate). Pay what is past due plus costs before the deadline.
- Change the loan. Ask your servicer about a modification or a forbearance plan. A free housing counselor can help you ask, and can be on your side when the bank is hard to reach.
- Mediation. Washington has a foreclosure mediation program. You cannot refer yourself: a housing counselor or attorney sends the referral. Each side pays part of a capped fee.
- Sell the house. If there is equity, selling before the auction lets you keep what is left after the loan is paid. If there is no equity, a short sale needs the lender to agree.
- Give the house back. A deed in lieu of foreclosure, if the lender agrees.
- Talk to a bankruptcy attorney. That is a legal decision, and not mine to advise on.
Free Foreclosure Help in Washington Worth Calling First
Housing counseling
Washington’s free statewide line is 1-877-894-HOME (4663). A counselor can go through your options with you and refer you to mediation if you qualify. You do not have to do this alone.
Legal help
If your income is low or moderate, free civil legal aid may be available through the Northwest Justice Project. See Washington Commerce’s foreclosure page for current contacts.
Selling Your Home to Avoid Foreclosure in Seattle
The first thing I will ask, gently, is whether the house is worth more than you owe. If it is, selling on the open market usually brings the most money, and the time before your sale date is your window. I will put together a written estimate of what you could walk away with, at no cost and no obligation, so you can compare it with your other choices.
If selling does not make sense for you, I will tell you so, and I will point you to the people who can help. I would rather give you the honest answer than a listing that will not work.
Where to Start: Your First Steps When You Fall Behind
- Look at your notice together, and find the dates that matter.
- Add up what you owe, including what is past due and any fees.
- Find out what the house would sell for today.
- Check for a second loan, a lien or a tax issue that would come out of a sale.
- Make sure we know who else needs to sign: a spouse, an heir, a co-owner.
Foreclosure Rescue Scams: Who Not to Trust
When people fall behind, letters and knocks from buyers who want the house cheap tend to follow. Some are fair and some are not. Washington has specific laws about buying a home from someone facing foreclosure. Before you sign anything with anyone, including me, please have an attorney read it. And if anyone asks you for money upfront to “save” your house, walk away. The Attorney General has a page on mortgage and foreclosure scams.
The Short Version: What to Remember About Foreclosure
You are not alone, and you are not the only one who has been here. The people who come through this best are the ones who reach out and ask for help, and that takes courage. If you are not ready to decide anything, call me anyway. We can just talk.
Foreclosure in Washington: Common Questions
Can I sell my house while it is in foreclosure?
In many cases, yes. Until the sale happens it is still your home, so you can sell it. Selling takes weeks, though: listing, showings, an offer and a closing. That is why I hope you will call early.
What if I owe more than the house is worth?
Then a short sale may be possible, which needs your lender to agree to a sale for less than the balance. Approval can take time, and what happens to any remaining balance depends on your situation, so please talk to an attorney before you agree to anything.
Will I lose my house in 90 days?
The law sets a minimum of 90 days between the notice of trustee sale and the sale, and 190 days from the date of default. Many things can change that timeline, including a loan change, mediation or a sale. Please read your notice and call a counselor.
Will this hurt my credit?
It can, and so can a short sale. How much depends on your credit history and the road you choose. A housing counselor can walk you through it, gently.
Do you charge anything to look at my situation?
No. I will review your notice and give you a written estimate for free. I do not charge fees upfront.
More Guides on Foreclosure and Selling in Washington
If you are looking to buy bank-owned or distressed homes instead, see foreclosure properties for sale in Seattle. If a rental has become a burden, see how to sell a rental property with tenants.
Talk It Through With Me: Help for Seattle Homeowners Behind on Payments
If you are not sure where you stand, send me the notice you received, or call or text me at (206) 245-8813. We will look at it together, and I will tell you what I see, plainly and kindly, and who else to call. No pressure, no sales pitch, and no judgment.
With care,
Emily Cressey
Broker, HomePro Associates at Keller Williams Greater Seattle
Office visits are by appointment: 1307 N 45th St #300, Seattle, WA 98103.
Serving King, Pierce and Snohomish Counties. This page is general information and not legal, tax or financial advice.