If you're behind on the mortgage or the HOA dues, the first thing to do is open everything that comes in the mail. I know that's the last thing you feel like doing. But the notices tell you where you actually stand, and the clock on some of them starts whether you read them or not. So open the envelopes, keep them in one folder, and write the date you got each one on the front.

Then call your lender or your HOA and ask for the loss mitigation department or whoever handles hardship. Tell them plainly that you're behind on the mortgage in Sacramento and you want to know your options. Ask what they need from you and write it down. A lot of people avoid that call because they're embarrassed. The person on the other end does this all day. They care about the file, not your feelings.

For the mortgage, the notices usually go in a familiar order. You'll get a late notice or a grace period reminder first. Then a demand or breach letter giving you a window to cure. After that comes a notice of default, which is the formal start of foreclosure in California, and later a notice of sale. The exact timing depends on your loan and your situation, so don't guess from what a neighbor went through.

For HOA dues, expect a late notice, then a demand letter, then possibly a collections referral or a lien. HOA boards can move faster than lenders, and the fees pile up. Read your CC&Rs or ask the board for the collection policy in writing.

Acting early matters because your options shrink as the file moves along. Early on, a loan modification, a repayment plan, or a short sale is usually easier to arrange. Once a trustee sale is scheduled, the room to negotiate gets much tighter. The same goes for the HOA. A payment plan worked out before a lien is recorded is a very different conversation than one after.

If you're not sure which program fits, call a HUD-approved housing counselor. They're free or low cost, and they'll help you build a budget and talk to the servicer. If you're facing a sale date or a lawsuit, talk to a lawyer. If the money question involves taxes, a CPA. For property tax or county programs, call the county directly.

One more thing. Don't pay anyone upfront who promises to save your home. And don't sign anything you don't understand. Ask for it in writing and get a second opinion. You have more time than you think if you start now, and less if you wait.

There is a fuller write-up at behind on the mortgage in Sacramento.