Falling behind on your mortgage is frightening, but it is also far more recoverable than it feels in the moment. UK lenders are required to treat repossession as a last resort, and there are real options - and free help - long before it comes to that. This guide explains what to do if you are in mortgage arrears in 2026, calmly and in order.
Act early - it genuinely matters
The single most important thing is to act as soon as you know there is a problem, not when the letters become formal. The earlier you engage, the more options you and your lender have - a temporary reduced payment, a payment holiday, extending the term. Lenders are obliged to consider reasonable proposals and to respond in writing, normally within 10 business days. Ignoring letters does not make the problem go away; it removes the very choices that could save your home.
Talk to your lender about forbearance
Your lender has a duty to make reasonable efforts to reach an agreement with you as an alternative to repossession. The forbearance options they can offer include reducing or deferring payments for a period, extending the mortgage term to lower monthly payments, switching the mortgage type, or adding the arrears to the balance. Put your proposal in writing, keep records, and ask for any refusal in writing too. Our guide to your rights in mortgage arrears sets out what the lender must do.
Use the support that exists
Two government schemes can buy you room. Breathing Space (the Debt Respite Scheme) gives most people with problem debt up to 60 days of legal protection from creditor action, pausing enforcement and freezing most interest and charges; you apply through a debt adviser. Support for Mortgage Interest (SMI) is a government loan that can help with the interest on your mortgage if you receive a qualifying benefit such as Universal Credit (usually after three months) or Pension Credit; it is repaid with interest when you sell or transfer the home. More on these in struggling to pay your mortgage.
If you cannot recover the payments
Sometimes the honest answer is that the mortgage is no longer affordable. Even then you have choices that are better than waiting for repossession - chiefly, selling the home yourself, on your terms, which can protect your equity and avoid a court record. The routes are in how to stop repossession and selling to avoid repossession. Do not hand back the keys without advice - voluntary repossession is usually worse than selling.
Look after yourself
Money worry takes a real toll. Free debt advisers are not there to judge you - they deal with this every day and they are on your side. Reaching out is a sign of strength, and it is the step that most often turns the situation around.
Frequently asked questions
What should I do first if I am behind on my mortgage?
Act early. Contact your lender, explain your situation, and make a written proposal. Lenders must consider reasonable proposals and treat repossession as a last resort. Also get free debt advice straight away.
Will I lose my home if I miss a mortgage payment?
No - missing a payment does not mean repossession. Lenders must follow a pre-action protocol, try alternatives and only go to court as a last resort. The sooner you engage, the more options you keep.
Is there government help for mortgage arrears?
Yes. Breathing Space gives up to 60 days of protection from creditor action via a debt adviser, and Support for Mortgage Interest is a government loan towards mortgage interest for people on certain benefits.
Where can I get free help with mortgage arrears?
Free, confidential advice is available from StepChange, National Debtline, Citizens Advice and - for housing specifically - Shelter. None of them charge.