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Colorado homeowner guide

Missed a Mortgage Payment in Colorado? What to Do Now

By Jeff Phillips, Vindicator Solutions · Updated October 2026

One missed payment is not a foreclosure. But the weeks after a missed payment are when you have the most options — so here is what to do now.

Watch: Denver Homeowners: What to Do When You’re in Trouble with Your House (14:38) — Jeff Phillips with Kiki the Property Dominator. More videos →

Do these things this week

  1. Open every letter from your servicer. They contain deadlines and the exact amount you owe.
  2. Call your servicer and ask what help is available — a repayment plan, forbearance, deferral or loan modification. Write down who you spoke with and when.
  3. Call a free HUD-approved housing counselor through the Colorado Foreclosure Hotline at 1-877-601-4673. They can negotiate with your servicer at no cost.
  4. Get your numbers together: what you owe, what the house is worth, your income and expenses. That tells you which options are realistic.

What happens at 30, 60, 90 and 120 days

  • 30 days late: late fees, calls and letters; the late payment can be reported to credit bureaus.
  • 60–90 days late: more notices, and offers to apply for help. Your servicer must tell you about the options it offers.
  • 120+ days late: under federal rules, this is generally the earliest the servicer can make the first foreclosure filing. In Colorado, that means recording a Notice of Election and Demand with the Public Trustee — and the sale clock starts.

Your realistic options

  • Catch up and stay — with savings, family help, a workout with your servicer, or a short-term private loan.
  • Change the loan — a modification can lower or restructure the payment if your income can support it.
  • Sell on your terms — if the payment no longer fits your life, selling before a foreclosure protects your equity and your credit far better than an auction.

Avoid anyone who asks for money upfront, tells you to stop talking to your lender, or pressures you to sign over your deed. Colorado law gives homeowners in default specific protections, including a right to cancel certain agreements.

Common questions

Will one missed mortgage payment start a foreclosure?

No. Federal rules generally prevent a servicer from making the first foreclosure filing until a loan is more than 120 days behind, and servicers must offer a chance to apply for help.

Should I call my lender if I can’t pay?

Yes. Ask about a repayment plan, forbearance, deferral or modification, and keep notes. A free HUD-approved counselor can call with you.

Is it better to sell before foreclosure?

If you can’t afford to keep the home, selling before the sale usually protects much more of your equity and credit than letting it go to auction.

This guide is general information, not legal, tax or financial advice. Foreclosure dates and rules can change — confirm your situation with your county Public Trustee, a HUD-approved counselor (1-877-601-4673), or a Colorado attorney.

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