What we verified in “HUD housing counselors: what they do and what they cost”

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The statements with rules, figures or dates, with the exact place in the source and the date we checked them.

1. According to the CFPB, housing counselors across the country give advice on buying a home, renting, defaults, forbearances, foreclosures and credit issues; the agencies on its list are approved by HUD and offer independent advice, often at little or no cost; its tool searches by ZIP code using HUD's official list, and you can also call the CFPB at 1-855-411-2372 to be connected.

   Sources 1 · Find a Housing Counselor: 'Housing counselors throughout the country can provide advice on buying a home, renting, defaults, forbearances, foreclosures, and credit issues'; 'approved by the U.S. Department of Housing and Urban Development (HUD) and they can offer independent advice, often at little or no cost to you'; 'powered by HUD's official list'; '1-855-411-CFPB (2372)' · Checked October 17, 2026

2. According to the CFPB, not every housing counselor offers all services, so it is worth checking each agency's list of services; there is also a nationwide list of HUD-approved counseling agencies.

   Sources 1 · Find a Housing Counselor: 'Not every housing counselor offers all services, so be sure to check the list of services offered by each agency'; 'There is also a list of nationwide HUD-approved counseling agencies' · Checked October 17, 2026

3. Under federal regulation, housing counseling is independent, expert advice customized to the consumer's need to address their housing barriers and help achieve their housing goals; it must include intake, a financial and housing affordability analysis, an action plan (except for reverse mortgage counseling) and a reasonable effort at follow-up; homeownership counseling and rental counseling are types of housing counseling.

   Sources 2 · 24 CFR §5.100, 'Housing counseling': 'independent, expert advice customized to the need of the consumer'; 'Intake; financial and housing affordability analysis; an action plan, except for reverse mortgage counseling; and a reasonable effort to have follow-up communication'; 'Homeownership counseling and rental counseling are types of housing counseling' · Checked October 17, 2026

4. A HUD-certified housing counselor has passed the HUD certification exam, works for a participating agency and is certified by HUD as competent to provide housing counseling services; participating agencies are those taking part in HUD's housing counseling program, including HUD-approved agencies, affiliates and branches of approved intermediaries, and state housing finance agencies.

   Sources 3 · 24 CFR §214.3, 'HUD certified housing counselor': 'A housing counselor who has passed the HUD Certification examination, works for a participating agency, and is certified by HUD as competent to provide housing counseling services'; 'Participating agency': 'including HUD-approved agencies, and affiliates and branches of HUD-approved intermediaries'; 'and state housing finance agencies' · Checked October 17, 2026

5. Under HUD's regulation, except for reverse mortgage counseling, counselor and client must establish an action plan; counseling may take place at the agency's office or another location, by telephone or through online software, and on the client's request the agency must refer them to a participating agency that offers in-person counseling; each client is offered counseling that lets them make informed decisions toward their housing goal, plus referrals to local, state and federal resources; and the agency must make a reasonable effort at follow-up, when possible.

   Sources 4 · 24 CFR §214.300(a)(2)–(3), (b) and (c): 'housing counselors and clients must establish an action plan for each counseling client'; 'Counseling may take place at the housing counseling agency facility or at an alternate location, and may be conducted by telephone, or via collaborative online software'; 'upon a client's request, refer clients to participating agencies that provide in-person counseling services'; 'enables a client to make informed and reasonable decisions to achieve his or her housing goal'; 'Referrals to local, state, and federal resources'; 'Make a reasonable effort to have follow-up communication with the client, when possible' · Checked October 17, 2026

6. Under HUD's regulation, agencies that hold group classes must also offer individual counseling on the same topics; homeownership counseling must cover the whole process: the decision to buy, choosing and buying the home, the home inspection, issues during ownership (such as financing, refinancing, default and foreclosure) and the sale; rental counseling covers topics such as the decision to rent, tenant responsibilities, rent affordability and eviction prevention; and approved topics include FHA-insured financing, budgeting and credit, loan product comparison, closing costs, default and foreclosure, escrow, landlord-tenant laws, lease terms, rent delinquency and homeless assistance.

   Sources 4 · 24 CFR §214.300(a)(7)–(9) and (e): 'must also offer individual counseling on the same topics covered in the group educational sessions'; 'shall address the entire process of homeownership'; 'the home inspection process'; 'the decision to rent, responsibilities of tenancy, affordability of renting, and eviction prevention'; 'Federal Housing Administration-insured financing'; 'budgeting and credit, loan product comparison, purchase procedures, and closing costs'; 'Default and foreclosure, loss mitigation'; 'Escrow funds'; 'landlord tenant laws; lease terms; rent delinquency'; 'Homeless assistance' · Checked October 17, 2026

7. Under HUD's regulation, if the agency does not offer the service you ask for or lacks the resources, it must refer you to another participating agency; no one at the agency may have a conflict of interest, such as a direct interest in you as a landlord, broker or creditor, or accept a fee for referring you to lenders, brokers, builders or real estate agents; the agency must give you a written disclosure of the types of services it provides and its financial relationships with industry partners, clearly stating that you are not obligated to receive any other services from the organization or its exclusive partners, and give you information on alternative services, programs and products; and at least half of its counselors must have 6 months or more of experience in the job.

   Sources 5 · 24 CFR §214.303(e)–(h): 'the agency must refer the client to another participating agency'; 'shall not engage in activities that create a real or apparent conflict of interest'; 'has a direct interest in the client as a landlord, broker, or creditor'; 'accept a fee or any other consideration for referring a client to mortgage lenders, brokers, builders, or real estate sales agents or brokers'; 'a disclosure statement that explicitly describes the various types of services provided by the agency and any financial relationships'; 'the client is not obligated to receive any other services offered by the organization or its exclusive partners'; 'information on alternative services, programs, and products'; 'at least half the counselors must have at least 6 months of experience' · Checked October 17, 2026

8. Under HUD's regulation, the agency must keep a confidential file for each client with the action plan and the services provided, and must ensure the confidentiality of each client's personal and financial information, including credit reports.

   Sources 7 · 24 CFR §214.315(e) and (g): 'must maintain a separate confidential file for each counseling client to document the action plan and the services provided'; 'must ensure the confidentiality of each client's personal and financial information, including credit reports' · Checked October 17, 2026

9. Under the regulation, participating agencies may charge reasonable and customary fees for housing education and counseling, as long as the cost does not create a financial hardship for the client; fees must be commensurate with the level of service; agencies that charge must counsel for free anyone who cannot afford the fees; they must disclose the fee structure in advance and post the fee schedule in a prominent place; client intake cannot be charged; and if a lender pays the agency for the counseling, that relationship must be disclosed to the client.

   Sources 6 · 24 CFR §214.313, Housing counseling fees: 'reasonable and customary fees'; 'does not create a financial hardship for the client'; 'commensurate with the level of services provided'; 'without charge to persons who cannot afford the fees'; 'inform clients of the fee structure in advance'; 'posted in a prominent place'; 'Clients cannot be charged for client intake'; lender payments 'must be disclosed to the client' · Checked October 17, 2026

10. According to the CFPB, a counselor at a HUD-approved agency is trained and certified by the government to help you assess your finances, evaluate options if you are having trouble paying your mortgage, talk to your servicer and learn about the homebuying process; HUD-approved agencies provide foreclosure prevention counseling free of charge; a counselor cannot promise you will keep your home, and if foreclosure is imminent or you were served legal papers you may also need to consult an attorney; you can find one with the CFPB's tool, through the HOPE Hotline at (888) 995-4673, 24 hours a day, or by calling the CFPB at (855) 411-2372.

    Sources 8 · What is a HUD-approved housing counseling agency, and how can they help me? (modified September 13, 2024): 'specially trained and certified by the government'; 'provide foreclosure prevention counseling free of charge'; 'can't promise that you will get to keep your home'; 'consult an attorney'; HOPE Hotline (888) 995-HOPE; (855) 411-CFPB · Checked October 17, 2026

11. According to the CFPB, you can find a counselor with its Find a Counselor tool, which lists HUD-approved agencies in your area; by calling the HOPE Hotline, open 24 hours a day, seven days a week, at (888) 995-4673; or by calling the CFPB at (855) 411-2372 to be connected to a housing counselor over the phone.

    Sources 8 · What is a HUD-approved housing counseling agency, and how can they help me? (modified September 13, 2024): 'Use the CFPB's Find a Counselor tool to get a list of HUD-approved counseling agencies in your area'; 'open 24 hours a day, seven days a week, at (888) 995-HOPE (4673)'; 'to be connected to a housing counselor over the phone' · Checked October 17, 2026

12. According to the CFPB, if you call because you are having trouble paying your mortgage, the counselor will ask for information about your loan, such as the amount you owe and the date of your last payment (usually on your last mortgage statement), and may ask about your pay stubs, tax returns, recent bank statements and the other bills you pay each month, such as car loans and credit cards, to understand your finances and how much you can afford for a monthly mortgage payment; the counselor helps you look at your options and make a decision that is right for you.

    Sources 8 · What is a HUD-approved housing counseling agency, and how can they help me?, 'What happens when you call a housing counselor': 'the housing counselor will ask you for information about your mortgage loan, such as the amount you owe and the date of your last payment'; 'This information is generally on your last mortgage loan statement'; 'pay stubs, tax returns, recent bank statements, and other bills you pay each month, such as car loans and credit cards'; 'to understand your financial situation and how much you can afford for a monthly mortgage payment'; 'They will help you look at your options and make a decision that's right for you' · Checked October 17, 2026

13. HUD-approved housing counselors give independent advice on buying, renting, defaults and credit, often at little or no cost.

    Sources 1 · Find a Housing Counselor: 'advice on buying a home, renting, defaults, forbearances, foreclosures, and credit issues'; 'often at little or no cost to you' · Checked October 17, 2026

14. The CFPB says you do not have to pay anyone to help you avoid foreclosure, because help is available at no cost from your servicer or a HUD-approved housing counseling agency; and it lists these scam signs: you are asked to pay upfront; the company guarantees it will get your mortgage terms changed or that you won't lose your home; you are asked to sign over title to your home or to sign documents you don't understand; you are told to send your payment to someone other than your mortgage company or servicer; you are offered a 'forensic audit'; you are told to stop paying your mortgage; or the company claims to be affiliated with the government or uses a logo that looks like a government seal.

    Sources 9 · If I can’t pay my mortgage loan, what are my options?, 'Watch out for scams': 'You don’t have to pay anyone to help you avoid foreclosure'; 'available at no cost to you from your servicer, or through a HUD-approved housing counseling agency'; 'You’re asked to pay upfront for help'; 'guarantees it will get the terms of your mortgage changed'; 'guarantees you won’t lose your home'; 'sign over title to your home or to sign other documents you don’t understand'; 'send your payment to someone other than your mortgage company or servicer'; 'forensic audit'; 'You’re told to stop paying your mortgage'; 'affiliated with the government, or uses a logo that looks like a government seal' · Checked October 17, 2026

15. USCIS warns that a 'notario público' is not authorized to provide immigration legal services in the U.S.; only an attorney or an accredited representative working for an organization recognized by the Department of Justice can give immigration legal advice.

    Sources 10 · Common Scams, 'Notario Público' · Checked October 16, 2026

16. According to EOIR (Department of Justice), only certain individuals can represent someone before EOIR, including the immigration courts; among them are validly licensed attorneys and accredited representatives. Notarios, document preparers, immigration consultants and travel agents are not allowed to practice law: they cannot give legal advice, say which immigration benefit to apply for, say whether someone is eligible for immigration relief or represent anyone in immigration court; if they do, they are breaking the law.

    Sources 11 · Can Someone Represent You Before EOIR?: 'Only certain individuals can represent you before EOIR'; 'Those include validly licensed attorneys and accredited representatives'; 'Notarios, document preparers, immigration consultants, and travel agents are not allowed to practice law'; 'They cannot give you legal advice, tell you what immigration benefit to apply for, tell you if you are eligible for immigration relief, or represent you in immigration court'; 'They are breaking the law if they do' · Checked October 17, 2026