When you are facing foreclosure in Florida, you will be contacted by people offering to help — some legitimate, many not. Scammers monitor public foreclosure filings and target homeowners who are scared and desperate. The difference between getting real help and losing everything can come down to a few minutes of verification.
This guide gives you a step-by-step system to verify any person or company offering foreclosure help in Florida. Every verification tool mentioned here is free, available online, and takes less than five minutes to use. No one who is legitimate will object to you checking their credentials.
How Do I Check a Florida Real Estate License Through DBPR?
The Florida Department of Business and Professional Regulation (DBPR) licenses real estate agents, brokers, appraisers, and many other professionals. If someone claiming to be a real estate professional offers to help you with a short sale, property sale, or any real estate transaction during foreclosure, verify their license first.
Go to myfloridalicense.comand click "Verify a License." Enter the person's name or license number. You will see their license type, status (active, inactive, or revoked), and any disciplinary actions or complaints filed against them. An active license with no disciplinary history is what you want to see.
If the person does not appear in the DBPR database, they are not licensed in Florida. Do not work with unlicensed individuals — they have no regulatory oversight, no professional standards to uphold, and no accountability if something goes wrong.
How Do I Verify HUD-Approved Housing Counselors?
HUD-approved housing counselors are the gold standard for free, trustworthy foreclosure help. They are trained, monitored, and certified by the U.S. Department of Housing and Urban Development. Their services are always free — they never charge homeowners for foreclosure counseling.
To verify a counselor, visit hud.gov and search their housing counselor database, or call 1-800-569-4287. Enter your city, state, or zip code to find approved agencies in your area. Every legitimate HUD-approved agency will appear in this database. For more on what HUD counselors can do for you, read our guide on HUD counseling for Florida foreclosure.
If someone claims to be HUD-approved but is not in the database, they are lying. If they charge fees for counseling, they are not operating as a HUD-approved agency — regardless of what they claim.
How Do I Verify a Foreclosure Attorney Through the Florida Bar?
Any attorney offering foreclosure defense, loan modification assistance, or legal representation must be licensed by the Florida Bar. Verifying an attorney takes less than two minutes.
Go to floridabar.organd click "Find a Lawyer." Search by name. You will see the attorney's bar number, practice areas, disciplinary record, and license status. Look for:
- Active license status — not suspended, disbarred, or inactive
- Practice areas — foreclosure defense, real estate law, or consumer law
- No public discipline — especially related to client funds or fraud
- How long they have been licensed — experience matters in foreclosure cases
If the person cannot provide a Florida Bar number or does not appear in the database, they are not a licensed attorney. Practicing law without a license is a third-degree felony in Florida. Read more in our guide to foreclosure defense attorneys.
How Do I Check a Company on BBB and Sunbiz?
Two additional checks give you a clearer picture of any foreclosure help company.
Better Business Bureau (BBB): Search at bbb.org. While BBB ratings are not perfect, they show complaint history, how the company responds to complaints, and how long they have been in business. A pattern of unresolved complaints is a warning sign. No BBB listing at all for a company that claims years of experience is also suspicious.
Sunbiz.org (Florida Division of Corporations): Every LLC, corporation, or business entity operating in Florida must register with the state. Search at sunbiz.org to verify that the company exists, when it was registered, who the registered agent is, and whether its status is active. A company that is not registered on Sunbiz may not legally exist in Florida.
Barrett Henry, a REALTOR with 23+ years of real estate experience and Broker Associate at REMAX Collective, recommends running both checks on any company before sharing personal information or signing any documents. These searches are free and take minutes.
Should I Ask for References and a Written Agreement?
Yes — always. Legitimate providers welcome these requests. Scammers avoid them. Here is what to ask for:
- References: Ask for names and phone numbers of at least three Florida homeowners they have helped with foreclosure situations. Call those references and ask specific questions: What services were provided? Were they satisfied with the outcome? Were there any surprise fees?
- Written agreement: Before any work begins, you should receive a written agreement that clearly states what services will be provided, the total cost, the payment schedule, and what happens if the company fails to deliver. Never proceed on verbal promises alone.
- Fee transparency:The agreement should break down every cost. Ask specifically: "Will I owe anything if you are not successful?" Legitimate providers answer this question clearly and directly.
What Are the Red Flags vs. Green Flags?
Use this comparison to quickly evaluate any foreclosure help provider:
| Red Flags (Walk Away) | Green Flags (Good Signs) |
|---|---|
| Demands upfront payment before work | No fees until services delivered (or attorney trust retainer) |
| Guarantees to stop foreclosure | Honest assessment of options and risks |
| Pressures you to act immediately | Gives you time to verify and consult others |
| Tells you to stop talking to your lender | Encourages communication with your lender |
| Cannot provide verifiable license number | License verifiable at floridabar.org or DBPR |
| Asks you to sign over your deed | Never involves deed transfer to "save" home |
| Contacted you unsolicited | You found them through HUD, Bar, or trusted referral |
| No physical office or verifiable address | Established office, registered on Sunbiz |
| Refuses to provide written agreement | Provides detailed written agreement upfront |
| Wants payment via wire, gift card, or crypto | Accepts standard payment methods with receipts |
What Should I Never Do When Seeking Foreclosure Help?
Protect yourself by following these hard rules:
- Never pay upfront fees to a for-profit company for foreclosure rescue services. It violates Florida law.
- Never sign documents you do not understand. Take every document to an independent attorney for review. If they rush you, walk away.
- Never sign over your deed. Deed transfer is not a legitimate foreclosure rescue strategy. It is deed theft.
- Never stop communicating with your lender because a third party told you to. Your lender is the only entity that can modify your loan or approve a workout.
- Never share your bank account or social security number with an unverified company. Verify credentials first, share sensitive information second.
Where Do I Find Verified, Legitimate Help?
Start with these trusted sources for Florida foreclosure help:
- HUD-approved counselors: Free counseling at hud.gov or 1-800-569-4287
- Florida Bar Lawyer Referral Service: floridabar.org for verified foreclosure attorneys
- Florida Legal Aid: Free legal assistance for qualifying homeowners. See our guide to free Florida legal aid.
- Your lender's loss mitigation department: Call the number on your mortgage statement and ask for loss mitigation directly
- CFPB: Consumer Financial Protection Bureau at consumerfinance.gov provides educational resources and complaint filing
Want verified help from professionals we have personally vetted? Contact us for a free, no-obligation consultation. Every professional in our network is licensed, verified, and accountable.