If you're behind on the mortgage in Sacramento on the mortgage or the HOA dues, the first thing to do is open everything that comes in the mail and answer the phone when a real person calls. I know that's the last thing you feel like doing. But the notices stack up fast, and each one usually gives you a window to respond. Missing that window is what turns a fixable problem into a court date.

Pull together a simple picture of where you stand. What you owe on the mortgage, what you owe the HOA, what's coming in, what's going out. Write it down on paper. You don't need a fancy spreadsheet. You need to know the size of the hole before you can decide how to fill it.

On the mortgage side, expect a few kinds of notices. Early on it's usually a reminder or a late notice. Then comes a notice of default, which is the formal start of the foreclosure process in California. After that you may get a notice of trustee's sale. Don't ignore any of them, and don't assume the clock has run out just because one arrived. Call your loan servicer and ask specifically what loss mitigation options they have and what they need from you to apply. Ask for the name of who you're talking to and write it down.

On the HOA side, expect reminder letters, then a demand for payment, then possibly a notice that a lien has been recorded, and eventually collection or foreclosure action depending on the HOA's governing documents and how the board operates. HOAs have real power in California, so treat their letters seriously. Ask the board or the management company for a written statement of the account and for any payment plan policy they have.

A HUD-approved housing counselor is free and can help you sort through mortgage options and talk to your servicer. That's a good first call. For HOA debt, the rules and your options depend on your situation and the HOA's documents, so it's worth talking to a lawyer who handles homeowner association matters. If there's tax fallout from a short sale or foreclosure, that's a question for a CPA. If you're dealing with county programs or property tax issues, contact the county directly.

Acting early matters because options shrink as time passes. A servicer is more likely to work with you before a sale date is set. An HOA is more likely to agree to a plan before it has spent money on a lawyer. And you keep more control over the outcome, whether that's a modification, a repayment plan, a sale, or something else. Waiting doesn't make the notices stop. It just makes the choices narrower.

More notes on this topic are at behind on the mortgage in Sacramento.