What this letter means
The lender is warning that foreclosure may follow if the default is not cured or otherwise resolved. It is the formal transition from missed-payment problem to litigation runway.
High-intent guide
I just got a 90-day pre-foreclosure notice. What do I do?
The RPAPL 1304 notice is serious, but it is not the auction notice. It means the lender is putting the formal pre-foreclosure process in motion and preserving the right to file a case if nothing changes.
The most important mistake to avoid is treating the 90-day letter like another collection letter. It is the point where strategy should start, not the point where panic should start.
What it does not mean
It does not mean the house is sold. It does not mean you have no options. It does not mean the lender has already filed and finished a court case.
Five things to do in week one
- Keep the notice. Do not throw the envelope away.
- Confirm the property address, loan number, and borrower names are correct.
- Start gathering income, expense, and hardship documents immediately.
- Call a HUD-approved housing counselor or an attorney if the facts are messy or disputed.
- Do not assume ninety days means there is plenty of time.
Who to call first?
If you want to keep the home, housing counselor and attorney conversations move up the list fast. If selling is likely, it is time to understand the equity and timeline now, not later.