Cook County foreclosure mediation is a free program run through the Circuit Court of Cook County that connects homeowners in foreclosure with a housing counselor, a lawyer and, when the case qualifies, a mediator who meets with you and your lender. It is open to owners of one to four unit homes in Cook County whose primary residence is in foreclosure. The goal is to find a way to keep the house or, if that isn’t realistic, to agree on an orderly exit.
The short answer
If you have been served with a foreclosure summons on the home you live in, call the Mortgage Foreclosure Mediation Program helpline at (855) 452-2637, Monday through Friday, 8:30 a.m. to 5:30 p.m. The first step is a free meeting with a housing counselor, followed by free legal advice and, where the court allows it, mediation with your servicer. The program costs nothing, but it doesn’t replace your court deadlines, so still file your appearance within 30 days of service.
What is the Cook County Mortgage Foreclosure Mediation Program?
The program is part of the Chancery Division of the Circuit Court of Cook County, which hears foreclosure cases. The court started it in 2010 to reach homeowners early in the case, before deadlines pass and options narrow. Cook County Legal Aid for Housing and Debt, which handles the helpline and online appointments, lists the program’s services as a helpline, housing counseling, legal advice, mediation and referrals to other assistance programs.
Mediation itself is a structured meeting. A neutral mediator sits down with you and a representative of the lender or servicer, and both sides talk through whether there is a workable solution. The mediator doesn’t decide the case or take either side. The court keeps a list of approved Chancery Division mediators on its mediation page.
Who qualifies for foreclosure mediation in Cook County?
According to Cook County Legal Aid for Housing and Debt, the program is open to:
- Homeowners of 1 to 4 unit residential property in Cook County, which includes single-family houses, condos and small multi-unit buildings like a two-flat.
- Owners whose primary residence is in foreclosure. The building has to be the home you live in, not only an investment property.
- Homeowners who have received a court summons. The court describes the program as serving owners who have been served.
If you are worried about falling behind but haven’t been sued yet, the court points you to Cook County Legal Aid for Housing and Debt at (855) 956-5763 instead. Getting help before a filing is usually easier than getting it after.
How does foreclosure mediation work, step by step?
- Call the helpline or book online. Contact the program at (855) 452-2637 or use the appointment form at cookcountylegalaid.org.
- Meet with a housing counselor. The counselor reviews your income, expenses and loan, explains the options your servicer may offer, and helps you put together a complete application for help.
- Get free legal advice. A program attorney can review your case, your deadlines and the counselor’s recommendations.
- Go to court. The judge on your case decides whether it will be referred to mediation. Keep attending every court date, in person or remotely, as required.
- Mediate with the lender. If the case is referred, you, the servicer’s representative and the mediator meet to try to reach an agreement.
Each case moves at its own pace, so ask the counselor or attorney what the next step and date are after every meeting.
What should you bring to a foreclosure mediation meeting?
The program doesn’t publish a fixed checklist, and your counselor will tell you exactly what your servicer wants. It helps to gather these early:
- The summons, complaint and any other court papers
- Recent mortgage statements and every letter from your servicer
- Proof of income, such as pay stubs, benefit letters or tax returns
- A list of monthly bills and household expenses
- Your most recent property tax bill and any homeowners insurance information
- A short written explanation of why you fell behind
Does mediation stop a foreclosure in Cook County?
Not automatically. The lawsuit stays open while you go through counseling and mediation, and Illinois deadlines keep running. Under the Illinois foreclosure law, you generally have 90 days from service to reinstate the loan by catching up, and the redemption period for a home ends 7 months after service or 3 months after the judgment, whichever is later. Missing your 30-day appearance deadline can lead to a default.
Federal rules add some protection. Under the CFPB’s loss mitigation rule, if your servicer receives a complete application more than 37 days before a foreclosure sale, it generally can’t move for a judgment or order of sale, or hold the sale, while it reviews the application. That protection ends if you are found ineligible, turn down every option or fall behind on an agreed plan. Our Cook County foreclosure timeline walks through each stage and deadline in more detail.
What can come out of foreclosure mediation?
The program describes its aim as helping homeowners either stay in their homes or negotiate a respectable exit. The options a servicer may consider usually fall into these groups:
| Outcome | What it means | You keep the house? |
|---|---|---|
| Loan modification | The loan terms change to lower the payment or add missed amounts to the balance | Yes |
| Repayment plan or forbearance | You catch up over time or pause payments for a set period | Yes |
| Reinstatement | You pay what is past due plus allowed costs in one amount | Yes |
| Short sale | You sell for less than the payoff with the lender’s approval | No |
| Deed in lieu of foreclosure | You transfer the house to the lender to end the case | No |
| Agreed move-out date | You and the lender set a timeline for leaving | No |
Which of these is available depends on your servicer, your loan type and your income. A counselor can tell you which ones are realistic before you walk into the session.
Can you sell your house during foreclosure mediation?
In most cases, yes. You still own the house until the judicial sale is confirmed, so you can sell it on the open market or to a cash buyer while the case is pending. The lender is paid off from the sale at closing through the title company. If the house is worth more than you owe, selling before the sale is often the best way to protect your equity rather than leaving the result to an auction.
If you owe more than the house is worth, a regular sale won’t cover the payoff, and a short sale or another mediated option may make more sense. Tell your counselor and attorney if you are thinking about selling so they can line up the timing with your court dates. Our guide to stopping foreclosure in Chicago covers more of these choices.
How selling to us works if you are in foreclosure
We have been buying houses across Chicagoland for more than 20 years and have purchased more than 500 homes, with more than 120 five-star ratings. We buy in any condition, as-is, including houses that need repairs or are behind on taxes. You get a fair cash offer within 24 hours, and we show you the math, including how the mortgage payoff fits into the number.
- No commissions or fees
- We pay the normal closing costs and all transfer taxes, state, county and city or village
- Close in as little as 2 to 3 weeks or on the date you choose, which helps when a court date is coming
- Close at a local title company
You can read more about how it works, check common questions on our FAQ page, or see the Cook County areas we buy in, including houses in Chicago.
A cash sale isn’t always the right move. If mediation can get you an affordable modification and you want to stay, that is usually the better outcome. If you have solid equity, time before the sale and a house in good shape, listing with an agent may bring a higher price. We are glad to give you a number so you can compare.
If your house is in foreclosure and you want to know where you stand, request a free, no-obligation cash offer or call or text (773) 825-9855. You can keep going through mediation while you decide.
This guide is general information, not legal or tax advice. Court programs, deadlines and contact numbers change, so confirm your options with the program, a housing counselor or an attorney.