How to Remove Mortgage Lates

So you got a “mortgage late”. You thought you paid your mortgage on time, but for some reason the bank never got your mortgage payment.

It happens everyday. Homeowners fail to pay their mortgage on time for one reason or another. I’ve heard every excuse in the book as a former Account Executive. But usually mortgage lates occur when homeowners are between homes. It’s understandable when you move from one home to another, paying off one mortgage and acquiring a new one. But you need to be extremely careful during that period to ensure everything is paid as agreed.

[When are mortgages due?]

Put simply, mortgage lates kill your credit score. And mortgage lenders and banks aren’t particularly keen on lending to homeowners who couldn’t pay their mortgage on time in the past.

However, because of the frequency of mortgage lates committed by homeowners in recent years, some mortgage lenders and banks now allow one 30-day mortgage late in the past 24 months before loan application.

Unfortunately, that only allows you to be late once in the last two years. What happens if you miss your payment more than once, or get a “rolling late,” which essentially counts for two late payments? Or if you get a 60-day late, or worse? What do you do?

Get the Mortgage Late Removed from Your Credit Report

You’ll likely need to get those mortgage lates removed from your credit report if you plan on financing any new lines of credit, especially if you plan on getting a new purchase mortgage, or refinancing your current mortgage.

If you don’t, you’ll be stuck paying a premium for any new financing you qualify for in the form of a higher mortgage rate.

Here’s the problem. If your mortgage late is substantiated, there is little you can do about removing it from your credit history. You got the late for a reason that was nobody’s fault but your own, and you have to pay the price.

But if for any reason that mortgage late was the fault of the bank or lender, the loan servicer, or another third party, you can get it removed from your credit report.

The first step is to determine what mortgage account is showing up as delinquent on your credit report. Get a free credit report and find out exactly when and from whom the mortgage late is reporting.

The next step is to call, e-mail, or write to the lender or bank reporting the mortgage late on your credit report. Discuss the late payment with a representative of the bank or lender and explain why you believe it is erroneous. This step can be quick and easy, or painful depending on how easy it is make your point and clear up the mistake.

Assuming the bank or lender recognizes their error, they will send you a letter on their company letterhead detailing the mortgage late, complete with the account number and the time the late or late payments occurred. They should also inform the credit bureaus of their mistake, which will boost your credit score once the delinquency is eventually removed.

It is essential to keep the letter you receive from them in a safe place, or even make copies of it. You may need to use this letter next time you apply for a mortgage or another line of credit.

If you need to resolve the mortgage late payment immediately, once your credit is pulled by a bank or lender, simply send the letter to the credit reporting company the bank or lender used to pull your credit. Once they receive the letter, they will be able to remove the late(s) and issue a credit supplement.

This will solve the mortgage late problem, but your Fico score may still be deflated for a while before the credit bureaus take notice. In that case, you will likely need to do a rapid rescore as well to update your scores immediately.

Do not waste your money on rapid rescoring if you don’t have a legitimate excuse for the lates, or paperwork to document any error made by the issuing bank or lender.

If you aren’t doing any new financing, but want the mortgage lates removed, simply make a copy of the letter, and send a copy to the credit bureau(s) reporting the error. Explain that you want the mortgage lates removed and they will remove them after verifying your letter. This is a great way to remove the late payments, but it will take time, so this method isn’t useful if you need quick removal.

Assuming you aren’t able to get the bank/lender to cooperate, you can dispute any late mortgage payments with the credit bureaus directly by visiting their respective websites and looking for the dispute page. If they take your side, the late payments will be removed and your credit score will rise, though the process can take several months.

Always pay your mortgage on time, no matter what the circumstances. Mortgage lates are one of the best ways to harm good credit, and poor credit will lead to a higher mortgage rate.

Tip: How to get a mortgage with a low credit score.


  1. Tani June 22, 2013 at 6:10 pm -

    Good tip. I didn’t realize they could be removed once they hit your credit report. I guess it’s worth a shot, nothing to lose.

  2. Sherwin July 19, 2013 at 2:31 am -

    Even if you have a legitimate mortgage delinquency on your credit report, you can still argue it with the credit bureaus. Simply use the dispute forms on their websites (Equifax/Experian/TransUnion) and if the lender doesn’t respond to your dispute, they will have to remove the late from your credit report. That should give your credit score a good boost and will relieve you of any issues related to having a mortgage late on your credit report in terms of qualifying for a subsequent mortgage.

  3. William February 25, 2014 at 4:22 am -

    This worked for me. I simply disputed the late mortgage payments on my credit report and within about 45 days the delinquencies were removed, no questions asked. I guess the lender or servicer didn’t respond to the dispute notice, so I win!

  4. louis July 15, 2014 at 2:03 pm -

    The problem is if the lender reports months later that you were indeed late your screwed. Even if they removed it before.

  5. Colin Robertson July 15, 2014 at 2:31 pm -


    If you were indeed late they have all the right to report it as such. If you’re able to get it removed that’s a bonus.

  6. Debra urbina October 6, 2014 at 7:24 am -

    I have a release of mortgage which states cancel and discharge of said mortgage and called circuit court where it was filed and says zero balance but have sent all three credit bureau copies of release where it says cancel and release but my mortgage company says the info on credit report is correct and just used a different acct number so the balance is still on credit report what do I do

  7. Colin Robertson October 6, 2014 at 9:57 am -


    Have you tried disputing the information on your credit report with the bureaus? Or contacting the mortgage lender directly?

  8. Carol January 26, 2015 at 8:26 am -

    My question is, I did a deed in lieu of foreclosure and it was reported back in July of 2011, however Equifax has just reported the delinquency in 2013, so it appears to be a new lateness and now my credit score has been affected (again). It was lowered when the delinquency happened back in 2011 and I have been since then still paying my other creditors on time and trying to wait out the 7 years, why would they wait two years to report this?

  9. Colin Robertson January 26, 2015 at 10:47 am -

    Hey Carol,

    Not sure why Equifax is reporting it two years later than when it apparently occurred. Perhaps they are reporting not the foreclosure itself, but some other event related to it? Ideally if/when you apply for a mortgage, a tri-merge credit report (all three bureaus) will indicate that the original delinquency was in 2011. Some might recommend a dispute to get any information corrected.

  10. Bibi January 30, 2015 at 1:45 pm -

    Hello, I am having problems with a mortgage of a house that i am not living in. Six years ago I got divorce. My ex husband kept the house. We are both in the loan he has stopped making payments on the house and now is affecting my credit tremendously. We are not able to refinance or sell the house, due to the devaluation price of the house. Is there any way that I can be out of the loan? Please advise.

  11. Colin Robertson January 30, 2015 at 3:59 pm -


    Generally, a refinance/sale is the only way to get out of the loan. Have you looked into a refinance via HARP or another underwater program with your lender. Or perhaps a loan modification? Homes prices have gone up a lot lately so it might be worth another look.

  12. Nadira January 31, 2015 at 11:39 am -


    My loan was under modification. BOA said the only way to be in the program is if I show late payments on my loan. They advise to pay late. During the modification they transferred the loan to another lender who took over the modification. Everything that they asked for were given to them. They also said I had to be late on my mortgage. Both banks had said that “once you’re in a modification/workout program it will not affect your credit.”

    I never got approved for the modification and it has been since 2010. I finally sold the house in 2014. I reapplied for another mortgage loan and was denied. The reason for the denial was because of the lateness on my mortgage payments with both banks. The banks refused to modify their reporting. Please advise.

  13. Kelly February 2, 2015 at 11:32 am -

    I keep hearing from my mortgage lender, “that it is their policy to only remove 1 late charge per year.” Is there not someone who can remove them all? I mean, after many times calling, I have gotten 4 removed in one year. Long story short. I have taken over the budget after my husband has accrued these late fees and is why I want them gone. And find it ridculious no one can remove them. Is this true or is it just bank “policy” to make up a policy to collect your money?

  14. Colin Robertson February 3, 2015 at 12:56 pm -

    Hi Nadira,

    Unfortunately, I think this was a common problem during the crisis. It sounds like they told you the lates wouldn’t affect the modification itself, but made no mention of subsequent mortgage applications. Perhaps working with the credit reporting agencies (Experian, Equifax, TransUnion) and/or the lender to attempt to get the lates removed from your credit report could help, though it’ll probably take time even if successful.

  15. Pinky March 13, 2015 at 3:00 pm -

    I have late payments on my mortgage account because it has been sold several time to different companies. In addition, I received modification that released me from the balance owed and to start fresh. Is there any way I can have those late payments removed?

    Thank you.

  16. Colin Robertson March 16, 2015 at 9:34 am -


    As noted in the article, it’s sometimes possible to dispute delinquent accounts with the credit bureaus to get the late payment activity removed. But there’s no guarantee if the creditor validates the information.

  17. Chad M April 8, 2015 at 8:27 pm -


    Great article. I saw the following and I need to comment because so many people are stuck in their loans because of one Mortgage late. Usually a honest mistakes and I understand, but it’s still your fault.

    “Here’s the problem. If your mortgage late is substantiated, there is little you can do about removing it from your credit history. You got the late for a reason that was nobody’s fault but your own, and you have to pay the price.”

    Your readers need to know that they need to have a VERY good story before calling the lender. Please don’t wing it. They must either show that it’s the lender’s fault or is some sort of mistake on “their ” end. I highly suggest that your clients leave it to a professional. Call someone, anyone, but do not try to talk their way out of it. We have clients who tries to give the Sob story, but ends up admitting to the late or lates which “substantiates” the late like you said while it’s being recorded. A sob story will NOT work because the agents on the other end of the line have heard EVERY single story under the sun and they are death to your story.

    You can delete this post if you like, but we can remove mortgage lates guaranteed. Fees are paid after the work is done. Please email me. I know we can help some people.



  18. Colin Robertson April 11, 2015 at 9:48 am -

    Hey Chad,

    What do the pros do differently that the agents on the other end haven’t heard or seen before? Just curious, thanks for your note.

  19. Chad M April 17, 2015 at 11:43 pm -


    Ans: The right story. One must create a story that makes it “their fault.” There are alot of laws and legal tricks that one can use. Every case is different – how is not something I can answer here. =)

    The agents/robots on the other end of the line is mainly looking to stick to “the script” and never “accept fault” because if the banks/creditors/data furnishers say, “sorry, it was our fault” (in writing) can becomes proof in a court of law if the that particular late mortgage payment causes harm to the client. If this late causes the borrow to lose a property (with equity) then the creditor is then liable for the lost which can be in the 100s of thousands.

    IE: Common story: a loan/note gets sold from one paper holder to another, then to another. Borrower sends payment to an old lender with a couple of days left before it’s late. The check, then, bounces back to the borrower 15 days later. The mortgage payment is late. uhhh-oh…. The borrower’s scores drop by 80-100 points. The borrower is stuck with that company for at least 24 months and a refi is not possible.

    FICO is funny, at least to me. The range is 350-850 (loosely) For a credit card: from 350-680 its a automatic denial or you get 300 bucks with 24% APR; from 720 – 850 it’s an automatic approval. so, the difference is 40 points guys and gals; the true range of FICO is 40 points! (it is a bit better with RE because the most secured loan at 620). So, if you are a A student, imagine going to F with one late payment. FICO is broken.

    Note: Colin, that last part was for you. I apologize if that sounds like an attempt to advertise on your blog. Please delete that portion if you don’t mind.


  20. Moe June 1, 2015 at 2:37 am -

    Hi Chad M, what is your contact info? please contact me or call me I can use your service for one missed mortgage payment caused by kyhc not my fault but seems I will get credit hit. Thx awaismo[at]

  21. Allen June 13, 2015 at 6:23 pm -

    Hey Chad,

    Can you shoot me your contact info? I’m interested in talking to you about how you can help me.


  22. Barbara July 29, 2015 at 12:59 pm -

    Hi Chad, If an account has gone to collection and has been closed, but still shows a balance due on my credit report, can I still pay off the debt? If so, will it increase my credit score?

  23. Greg Anderson July 30, 2015 at 9:03 pm -

    We are about to complete a rent-to-own contract with a buyer of our home. They agreed to purchase the property for a certain amt by the end of this year. We had to go through a loan-modification on this property immediately before they signed, due to another buyer doing a rent-to-own backing out. We had a few late payments in the process, but our mortgage company modified the loan and our payments have been on time since (what will be two years ago). We did not have to go through foreclosure, though we were going into the process. We opted for the loan modification which stopped the process. In other categories, we have fair credit, and plan to pay off all debt, including the remaining mortgage with the sale of the house. At the same time as this sale, we are moving to a city nearby in the adjoining state. We will have a slightly lower income with the new job. We plan to eventually purchase a lower priced home even lower than what we might eventually qualify for with the new salary. How long will be need to wait to apply for a lower mortgage, and is there any type of special mortgage, such as FHA or rural housing loan, that might help us qualify right away. Or, will have to wait a few years to apply bec of the past loan modification (even though it was about two years ago)? Sorry so long

  24. Shante August 12, 2015 at 12:02 pm -

    Did anyone get Chads information?

  25. Jim August 14, 2015 at 3:26 pm -

    Want to hear an amazing and depressing story? I make over $300K (W-2 long term employee), have $1.5M in investments and was trying to borrow $540K on a house that appraised for $650K. My wife has perfect credit and a FICO of 775. My FICO was 765…before my screw up. What did I do you ask? Well, I had an investment property that had an interest only loan on it. Because I usually throw most mail away (most of it’s junk nowadays), I didn’t see the notice that the loan was converting to a P&I loan. Thus, I kept paying my normal payment. Lo and behold, by the time they notified me that I was behind (I immediately paid it current), I was 30 days late. That was 3 months ago. I tried to get a new mortgage and was turned down. Then I tried a 1st and 2nd mortgage…got turned down on the 2nd. PAY YOUR MORTGAGE FIRST, folks…and pay attention to your mail!!

  26. Rebecca Christiansen September 4, 2015 at 8:00 pm -

    Flagstar foreclosed on our home 3 1/2 years ago and they have since resold it. The loan is showing up as a current, ongoing past due debt.
    I phoned Flagstar and was finally given the correct department, where I was told where to send a letter to correct this situation. I’ve written twice with no response.
    Would the credit bureaus be able to remove this if Flagstar continues to ignore me?

  27. Colin Robertson September 8, 2015 at 9:16 am -


    It’s possible to write a letter to the bureaus and/or dispute it online and if Flagstar doesn’t respond in a timely manner, have it removed.

  28. Littlehippy October 7, 2015 at 9:09 pm -

    Looking for some info on Flagstar Bank…
    I closed on my new(new to me) home in july 2008.
    Closing documents and mortgage with Remington Mtg.
    My first actual payment was returned, because R.M. sold my loan to Flagstar.
    Once informed, things were settled, all was good.
    In late 2010, Flagstar recommended (Almost held a gun to my head it seemed) that I refinance, ‘You’ll pay LESS’, and lower apr etc…
    I unfortunately did, was accepted, payments reset etc, all seemed fine.
    Come time to make the first payment afterwards, and that is were it started.
    ‘Sir, you didn’t complete this document, and the loan is delinquent’ WHAT???
    I finally got a Flagstar human on the phone, who insured me that nothing was a miss, that I just need to completely re-do the application.
    NOT SO!!
    They ended up not doing anything else, after sending and sending and resending… no review, no information on what was going on, nor what my options were, and eventually was told to contact ‘Loss Mitigation Dept.’
    By this time 9-10 months past, and not a response as what was going to happen, nor steps I needed to take.
    They foreclosed, no help from them, no info was sent nor released to me, to help me save my home.
    Since then have just blamed myself, thinking it was my fault.
    Ultimately it is my fault, but I’m now certain that it was mainly due to the guidance and false information from uncertified, under managed, employees of the neglectful Flagstar Bank.
    Fast forward 4 years…
    SO… Consumer Protection Bureau sends me this check.. for 10k! What the heck??
    (Some online research into Flagstar will educate you)
    Is it possible to remove this foreclosure from my CR?
    Also, with this new found education of Flagstar’s deceptions, that lead me (a pristine burrower at that time) to loose my home, should I get more legal counsel, and possibly seek further compensation? I figure I loss ~$40k that was already paid before they screwed me…

    Anybody have any advice?

  29. Michael Homeowner October 18, 2015 at 6:22 am -

    Hi, I had an issue regarding a wrongful foreclosure and a subsequent rescission. I’m trying to have the late pays removed for the period I did not own the property. I’d like to get your opinion. Here is a sequence of the events:

    This property was foreclosed on in December 2013 after payment was made to keep property out of foreclosure. After contacting the CFPB and the BBB, Citimortgage agreed to a rescission of the foreclosure. A timeline with the sequence of events from 10/2013 thru 12/2014 is listed below. I am writing to you to dispute specific periods of credit reporting. The specific periods in question are as follows:
    • November 2013–1st payment was made on the Streamlined Modification.
    • December 2013– 2nd payment was made on the Streamlined Modification. Payment was returned as a result of Foreclosure.
    • December 2013 thru October 2014–The property was sold for $85,000 on 12/3/2013 to a real estate company. After the foreclosure the property was owned by Federal Home Loan Bank.
    • November 2014–Payment was made to get modification up to date. The payment was for $5,317.20 for payments from Dec. 2013 thru November 2014. This payment was denied by Citimortgage and I paid $14,338.08 in December for all past due payments. The account is now current.
    I am asking for relief in our credit reporting as a result of delays beyond our control, loss of ownership, and payments made in good faith. Please correct the credit reporting for the months noted above for the time period from 11/2013 thru 11/2014.


  30. John M October 19, 2015 at 10:11 am -

    I am looking for a company to assist in getting a couple “lates” off of my credit report. Did anyone ever get Chad M contact info?

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