* Contact your lender as soon as you begin having financial problems. Lenders typically do not want to take over your home and may be willing to offer you options to avoid foreclosure.

* Call a Maryland nonprofit housing counselor to make a free appointment to discuss your situation. The state has a list of agencies available at www.mdhope.com. If you cannot make an appointment, you can call a national 24-hour hotline at 1-888-995-HOPE for assistance.

* Ask a housing counselor to see if you might be able to refinance to a more affordable mortgage. The Maryland Department of Housing and Community Development has refinancing programs available, as does the U.S. Department of Housing and Urban Development.

* Avoid foreclosure prevention companies, which typically charge large fees for services that might be available for free through a state-approved housing counselor.

* Review your budget, cut whatever spending you can and sell any extra assets. Consider working additional hours or taking a second job, as even a small amount of additional money shows a lender you are willing to make sacrifices to stay in your home.

* If you believe you are the victim of a mortgage fraud or a foreclosure rescue scam, call the Department of Labor, Licensing and Regulation at 1-888-784-0136.

Source: U.S. Department of Housing and Urban Development, Maryland Department of Housing and Community Development

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