What mortgage assistance is available in Illinois in 2026?

Illinois homeowners in 2026 can access: free foreclosure prevention counseling through IHDA's network of HUD-approved agencies, the Cook County Mortgage Foreclosure Mediation Program (free for Cook County residents), county-level assistance programs in Will County and other counties, legal aid services, and servicer loss-mitigation programs. The Illinois Homeowner Assistance Fund (ILHAF) closed in October 2023 and no longer accepts applications.

How long does foreclosure take in Illinois?

Illinois is a judicial foreclosure state with one of the longest average timelines in the country. The process typically takes 12 to 24 months from first filing to completed sale, and in Cook County (Chicago) it has historically taken even longer due to court backlogs. Illinois also has mandatory mediation in some counties, which can add additional time. Homeowners who engage the process — filing answers, participating in mediation — consistently have better outcomes.

What is the Cook County Mortgage Foreclosure Mediation Program?

The Cook County Mortgage Foreclosure Mediation Program is a free program available to all Cook County homeowners facing foreclosure. It brings homeowners and their lenders together with a neutral mediator to explore alternatives to foreclosure — including loan modification, repayment plans, short sales, and deed in lieu. Call 855-452-2637 to access the program. Outside Cook County, contact a HUD-approved housing counselor about available mediation in your county.

Is the Illinois Homeowner Assistance Fund still open?

No. The Illinois Homeowner Assistance Fund (ILHAF) — which provided grants of up to $60,000 for past-due mortgage payments, taxes, insurance, and HOA fees — closed on October 31, 2023. IHDA distributed approximately $299 million to over 16,800 households. Illinois homeowners in hardship in 2026 should use IHDA's counseling network and servicer loss-mitigation programs.

What should I do if I receive a foreclosure complaint in Illinois?

When you receive a foreclosure complaint in Illinois, you have 30 days to file a written Answer with the circuit court. This is critical — failing to respond results in a default judgment that accelerates the process. Call the Cook County foreclosure mediation helpline at 855-452-2637 if you are in Cook County, or contact IHDA's counselor network or a legal aid organization immediately after receiving the summons.

Illinois homeowners

Illinois mortgage assistance programs in 2026

Illinois has one of the longest judicial foreclosure timelines in the country — 12 to 24 months is common, and longer in Cook County. That time can work powerfully in a homeowner's favor if used strategically. The Illinois Homeowner Assistance Fund closed in 2023, but IHDA's counselor network, Cook County's mediation program, and servicer loss-mitigation remain available and effective.

Last reviewed: May 2026 · About this site

Illinois gives you time: Judicial foreclosure in Illinois typically runs 12 to 24 months. Cook County cases can take longer due to docket volume. That time is a genuine asset — homeowners who engage the process with a housing counselor and a modification application consistently have better outcomes than those who ignore it.

How Illinois judicial foreclosure works

Illinois requires lenders to file a lawsuit in the Circuit Court of the county where the property is located. The process follows the Illinois Mortgage Foreclosure Law (735 ILCS 5/Art. XV) and typically proceeds through these stages:

120-day federal period: Federal regulations prohibit servicers from filing until 120 days after the first missed payment, giving time for loss-mitigation.
Foreclosure complaint filed: The lender files a complaint. You have 30 days to file a written Answer after being served.
Mediation: Cook County and several other Illinois counties have mandatory or available mediation programs at this stage. This is one of the most valuable tools Illinois homeowners have.
Summary judgment or trial: The lender must prove its case. Homeowners who respond, engage mediation, and apply for modification extend this phase significantly.
Confirmation of sale: After a judicial sale, the court holds a confirmation hearing. Illinois homeowners have a right of reinstatement up to 90 days after the foreclosure judgment is entered — a meaningful window not available in most states.

The Illinois 90-day right of reinstatement

This is one of Illinois's most important homeowner protections. Under the Illinois Mortgage Foreclosure Law, after a foreclosure judgment is entered, you have 90 days to reinstate the loan by paying all past-due amounts, fees, and costs. This right exists by statute and applies to most Illinois residential mortgages. Request a written reinstatement quote from your servicer to know the exact amount needed.

Illinois Homeowner Assistance Fund — closed since 2023

The Illinois Homeowner Assistance Fund (ILHAF) — administered by IHDA and funded by the American Rescue Plan Act — provided up to $60,000 in grants to 16,845 Illinois households between 2022 and 2023. The program closed October 31, 2023 and distributed approximately $299 million total.

ILHAF is not accepting new applications. Illinois homeowners in hardship in 2026 should use the resources below.

IHDA — free foreclosure counseling statewide

The Illinois Housing Development Authority (IHDA) funds a statewide network of foreclosure prevention counseling agencies. This service is free for Illinois homeowners. Counselors help with servicer negotiations, modification applications, and court-process guidance. Access the counselor directory at ihda.org or call IHDA's housing helpline.

The illinoishousinghelp.org portal also lists current resources. For Cook County homeowners facing foreclosure, the dedicated helpline is (855) 452-2637.

Cook County Mortgage Foreclosure Mediation Program

This is one of the most effective programs in the country for homeowners facing foreclosure. Available to all Cook County residents, the program brings homeowners and lenders together with a trained neutral mediator to explore alternatives before a court judgment is entered. Participation is free and can result in loan modifications, repayment plans, short sale agreements, or deed-in-lieu arrangements.

To access: call (855) 452-2637 after receiving a foreclosure summons. Do not wait — contact the program immediately upon receiving legal papers. Outside Cook County, many other Illinois counties have similar programs. Contact your county circuit court or a HUD-approved counselor to find out what is available locally.

County and city programs

Cook County / Chicago

Cook County Mortgage Foreclosure Mediation Program: (855) 452-2637. Chicago also has the City's Department of Housing with homeownership preservation resources and neighborhood housing counseling agencies.

Will County

Will County Center for Community Concerns offers a Mortgage Assistance Program for delinquent homeowners. Requires an appointment and documentation. Contact WCCC at (815) 741-0262.

DuPage County

DuPage County has HUD-approved housing counselors and a Circuit Court mediation program for foreclosure cases. Contact the DuPage County Circuit Court or a local HUD counselor for current procedures.

Winnebago / Boone Counties

The 17th Judicial Circuit offers a Residential Foreclosure Mediation Program for Rockford-area homeowners. Contact the Winnebago County Circuit Court for access.

Legal aid resources in Illinois

Lawyers' Committee for Better Housing (Chicago): Free legal services for low-income homeowners facing foreclosure in the Chicago metro area.
Land of Lincoln Legal Aid: Serves central and southern Illinois with free foreclosure defense for income-eligible homeowners.
Prairie State Legal Services: Northern Illinois foreclosure defense, covering Kane, McHenry, DeKalb, and surrounding counties.
Illinois Legal Aid Online (illinoislegalaid.org): Self-help guides and attorney referrals for Illinois foreclosure cases statewide.

Servicer loss-mitigation — still the primary path

In Illinois, the judicial timeline gives homeowners real time to complete a full modification application and trial period. Contact your servicer before or immediately after the first missed payment. If you have an FHA loan, ask specifically about FHA-HAMP and partial claim options. See our mortgage payment help guide and FHA modification guide for how to prepare.

Check your mortgage stress level

Illinois's long judicial timeline is an asset — but only if you use it. Your Mortgage Stress Score shows where you stand and which options to prioritize.

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