Homeowner Assistance Funds, Mortgage Relief, and Property Tax Relief Programs: The Complete Guide for U.S. Homeowners

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If you’re behind on your mortgage, property taxes, or other home expenses, there are more official help programs than most people realize—and many of them are still open right now.

SECTION 1 – What Is the Homeowner Assistance Fund (HAF)?

The Homeowner Assistance Fund (HAF) is a federal program created by the American Rescue Plan Act of 2021. Congress set aside about $9.961 billion to help homeowners who experienced a financial hardship after January 21, 2020, because of the COVID-19 pandemic. The U.S. Department of the Treasury oversees HAF and distributed funds to every state, the District of Columbia, U.S. territories, and Tribal governments.

Key points about HAF:

  • Purpose: To prevent mortgage delinquencies, defaults, foreclosures, loss of utilities, and displacement of homeowners who experienced COVID-related hardship.U.S. Department of the Treasury
  • Uses: HAF programs can pay for past-due mortgage payments, future mortgage payments, property taxes, homeowner’s insurance, utilities, HOA/condo fees, and certain other housing costs, depending on your state’s rules.
  • Timeframe: According to the Consumer Financial Protection Bureau (CFPB), HAF is scheduled to end by September 30, 2026, or when the money in your area runs out—whichever happens first.

Official federal HAF information:

SECTION 2 – Who Qualifies for HAF?

Every state, territory, and Tribal government runs its own HAF program with its own application process. However, there are common federal rules for eligibility:

Typical HAF requirements:

  1. Homeowner status
    • You must own the property and live in it as your primary residence.
    • Eligible properties usually include single-family homes, condos, some manufactured homes, and sometimes 2–4 unit properties where you live in one unit.
  2. Financial hardship
    • You must have experienced a “financial hardship” after January 21, 2020, related directly or indirectly to the COVID-19 pandemic. Examples: job loss, reduced hours, increased health or caregiving expenses, or major drop in household income.
  3. Income limits
    • HAF income limits are typically set at the greater of 150% of Area Median Income (AMI) or the U.S. median income, using HUD’s HAF Income Limit tables. Many states also give priority to households under 100% or 80% of AMI or to very low-income homeowners (under 50% of AMI).
    HUD’s official HAF income limits (query tool and data):
    https://www.huduser.gov/portal/datasets/haf-il.html
  4. Type of assistance
    • HAF can often cover:
      • Past-due mortgage payments
      • Forward mortgage payments for a limited time
      • Property taxes
      • Homeowner’s insurance and flood insurance
      • Utilities (electric, water, gas, sometimes internet)
      • HOA/condo association fees
      • Certain housing-related liens or “partial claims” on FHA loans

Because every HAF program is different, you must follow your local HAF program’s exact rules.

SECTION 3 – How to Find and Apply for Your State’s HAF Program

To find your state or territory’s current HAF status and application:

  1. Start with the CFPB’s HAF help page
    CFPB provides a map and direct links to each state’s HAF program and notes whether they are still accepting applications.
  2. Use the general CFPB “Help for homeowners” hub
    This hub offers step-by-step guidance, links to HAF, and other mortgage relief options.
  3. Check the USA.gov foreclosure help page
    USA.gov provides a simplified overview and points you to HUD-approved housing counseling and HAF programs where available.
  4. Search directly for your state + “Homeowner Assistance Fund” on .gov sites
    • Look for URLs ending in .gov, such as:
      • statecontroller.something.gov
      • dor.state.xx.us or dor.xx.gov
      • countyname.xx.gov

If a site is not clearly a government domain (for example, it ends in .org or .com), verify it using one of the federal resources above before applying or sharing personal information.

SECTION 4 – Other Mortgage Relief Programs (Beyond HAF)

HAF is not the only option. You may qualify for mortgage relief even if your state’s HAF program is closed or you don’t meet HAF criteria.

A. HUD / FHA, VA, USDA, Fannie Mae, and Freddie Mac Options

Many mortgages are backed by federal agencies or government-sponsored enterprises (GSEs). These loans often come with strong foreclosure-avoidance protections, including forbearance, repayment plans, loan modifications, and partial claim options.

Official resources:

B. HUD-Approved Housing Counseling

HUD-approved housing counselors can:

  • Review your full financial picture
  • Explain your mortgage and all official options
  • Help you apply for HAF, loan modifications, forbearance, or other workouts
  • Assist you in working directly with your mortgage company

These services are typically free or very low cost.

Find a HUD-approved housing counselor:

  • U.S. Department of Housing and Urban Development – Housing counseling
  • Or use the links on CFPB’s Help for Homeowners page above.

C. General Foreclosure Prevention Tips (Official Sources)

Government and court sites emphasize the same core advice:

  • Do not ignore notices from your lender.
  • Contact your mortgage servicer as soon as you know you’ll miss a payment.
  • Open all mail; many notices describe legal deadlines.
  • Reach out to HUD-approved counselors early.

SECTION 5 – Property Tax Relief Programs for Homeowners

Many states, counties, and cities offer property tax relief, especially for low- and moderate-income homeowners, people with disabilities, and older adults. These programs vary widely but often fall into several categories:

  1. Property tax deferrals
    • Let you postpone paying some or all of your property taxes until you sell the home, transfer ownership, or pass away. The unpaid taxes are usually recorded as a lien and accrue interest.
    Examples:
  2. Property tax credits and “circuit breaker” programs
    • Offer credits or refunds if your property taxes exceed a set percentage of your income or if your income is below a specific threshold.
    Example:
  3. Local property tax assistance and payment plans
    • Many counties and cities offer installment plans, hardship programs, or local relief funds for homeowners who fall behind.
    Example:

Because property tax relief is highly local, every homeowner should:

  • Check their state Department of Revenue or Taxation (.gov domain).
  • Visit their county treasurer or tax collector website (.gov domain).
  • Search specifically for phrases like “property tax relief,” “property tax deferral,” “homestead credit,” or “property tax assistance.”

SECTION 6 – Step-by-Step Action Plan for Homeowners

Use this checklist if you are behind (or about to fall behind) on mortgage or property taxes:

  1. Get organized
    • List all housing-related debts: mortgage, second mortgage/HELOC, property taxes, HOA fees, utilities, insurance.
    • Gather recent mortgage statements, property tax bills, income documentation, and proof of hardship (layoff notice, medical bills, etc.).
  2. Check your HAF eligibility and program status
  3. Contact a HUD-approved housing counselor
    • Find one via HUD or CFPB’s “Help for homeowners” hub.
    • Ask specifically:
      • Whether you qualify for HAF
      • What loan workout options are available (forbearance, loan modification, partial claim, etc.)
      • How to structure a long-term plan to stay in the home
  4. Talk to your mortgage servicer early
  5. Explore property tax relief
    • Visit your state Department of Revenue/Taxation website and county tax collector or treasurer’s website.
    • Search for:
      “property tax relief,” “property tax deferral,” “homestead exemption,” “property tax credit,” or “property tax assistance program.”
    • Review eligibility for deferrals, credits, and payment plans.
  6. Re-check periodically
    • Program availability changes as funding is used. Even if you were ineligible or programs were closed earlier, it is worth checking again using the official links above, or consulting a housing counselor.

SECTION 7 – Frequently Asked Questions

Q1. Is HAF only for COVID-related hardship?
Yes. HAF was created to address financial hardship associated with COVID-19. You typically must show that your hardship began or worsened after January 21, 2020, and was directly or indirectly related to the pandemic.

Q2. Can HAF cover property taxes or utilities, or just the mortgage?
In many states, yes. Treasury guidance allows HAF dollars to cover a wide range of housing-related costs, including property taxes, utilities, homeowner’s insurance, HOA fees, and certain other housing-related expenses, if your state program chose to include them.

Q3. What if my HAF program is closed or out of funds?
You may still qualify for:

  • Loss-mitigation options with your mortgage servicer (forbearance, repayment plans, loan modifications)
  • FHA, VA, USDA, Fannie Mae, or Freddie Mac assistance if your loan is backed by one of these entities
  • Local or state property tax relief programs

Use these official sites as starting points:

Q4. Does using property tax deferral mean I never have to repay those taxes?
No. Property tax deferral programs generally postpone payment, often with interest, until you sell the home, transfer ownership, or pass away. The unpaid taxes become a lien on your property that must eventually be repaid, either by you or your estate.

Q5. Can I get both HAF assistance and a loan modification?
Very often, yes. HAF can be used alongside loan modifications or other servicer workout options, but the exact combination depends on your loan type, your state’s HAF design, and your servicer’s policies. A HUD-approved housing counselor can help coordinate these options.

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