# Mortgage Arrears

> What to do if you fall behind on your mortgage, how repossession is treated as a last resort, and the free help available to keep your home.

Canonical page: [/debt-money-problems/mortgage-arrears](/debt-money-problems/mortgage-arrears/) · Last reviewed: 2026-08-22

Falling behind on your mortgage is one of the most serious debt problems because your home is at risk. The good news is that lenders must treat repossession as a last resort — and there is free help to keep you in your home.

## Key information

- A mortgage is a priority debt because your home is at risk
- Contact your lender straight away — they must try to help you
- Repossession must be a last resort after other options are explored
- Free debt advice and, if it goes to court, free duty schemes can help

## Act as early as you can

If you are worried about keeping up your mortgage, contact your lender before you miss a payment if possible. Lenders regulated by the FCA must deal fairly with customers in arrears and consider a range of options — such as extending the term, moving to interest-only for a period, or agreeing an arrangement to clear the arrears gradually.

The earlier you talk to your lender and [get free debt advice](/debt-money-problems/finding-free-debt-advice), the more options are usually available. Ignoring letters removes choices and brings court action closer.

## Repossession is a last resort

Your lender cannot simply repossess your home. Before applying to court it must follow the pre-action protocol, which requires it to make reasonable efforts to agree a way of repaying the arrears and to [consider alternatives to repossession](/mortgages/mortgage-payment-problems). It should not repossess unless all other reasonable attempts to resolve the situation have failed.

If your lender knows you are getting debt advice or money guidance, it should give you reasonable time to do so before starting court action. Even if a case reaches court, judges have powers to suspend a possession order if you can make an affordable arrangement.

## Help if it reaches court

If your case is listed for a possession hearing, free help is available on the day through the housing possession court duty scheme at many courts, where an adviser can represent you. Get free debt advice well before then so your circumstances and any offer of repayment are properly presented.

## Your rights

- Your lender must consider alternatives to repossession and treat court action as a last resort.
- You are entitled to be given reasonable time to seek free debt advice or money guidance before repossession action is considered.
- You can complain to your lender and escalate free of charge to the Financial Ombudsman Service if you are treated unfairly.

## Official sources

- [MoneyHelper — problems paying your mortgage](https://www.moneyhelper.org.uk/en/homes/buying-a-home/problems-paying-your-mortgage)
- [Citizens Advice — help with debt](https://www.citizensadvice.org.uk/debt-and-money/)
- [StepChange Debt Charity (free advice)](https://www.stepchange.org)

## Related

- [Priority Debts](/debt-money-problems/priority-debts/)
- [Debt Collection](/debt-money-problems/debt-collection/)
- [Mortgage Payment Problems](/mortgages/mortgage-payment-problems/)
- [Finding Free Debt Advice](/debt-money-problems/finding-free-debt-advice/)

## Sources

- MoneyHelper — [Problems paying your mortgage](https://www.moneyhelper.org.uk/en/homes/buying-a-home/problems-paying-your-mortgage) (accessed 2026-08-22)
- GOV.UK — [Pre-action protocol for possession claims based on mortgage arrears](https://www.justice.gov.uk/courts/procedure-rules/civil/protocol/prot_mha) (accessed 2026-08-22)