HUD Counseling: Your Secret Weapon for Buying a Home.
Free. Confidential. And required for many of the best down payment assistance programs. HUD-approved housing counseling gives you an independent expert in your corner — someone whose only job is to help you succeed.
What Is HUD Housing Counseling?
HUD-approved housing counseling agencies are certified by the U.S. Department of Housing and Urban Development to provide free or low-cost homebuyer education and financial guidance. These agencies are independent — they do not sell loans, homes, or financial products.
Counselors help you understand what you can afford, identify programs you qualify for, review your credit, and create a plan to get you into homeownership. Whether you are ready to buy now or need 6-12 months of preparation, a HUD counselor meets you where you are.
Sessions are available in-person, by phone, or online depending on the agency. Most initial sessions take 60-90 minutes.
What Happens in a Counseling Session
Budget and Income Review
Your counselor reviews your income, expenses, and savings to determine what you can realistically afford. This is not a sales pitch — it is an honest assessment.
Credit Analysis
Your counselor pulls your credit report (soft pull in most cases), identifies errors, and helps you build a plan to improve your score if needed.
Homebuyer Education
You learn about the full homebuying process: loan types, down payments, inspections, closing costs, and ongoing homeownership costs. This education is required by many DPA programs.
DPA and Program Matching
Your counselor identifies which down payment assistance programs, grants, and tax credits you may qualify for based on your income, location, and household size.
Action Plan
You leave with a written plan: what to do next, what to fix, and a realistic timeline to homeownership. Many counselors provide follow-up sessions at no cost.
Why HUD Counseling Helps
- HUD counseling is free or very low cost (typically $0-$50)
- Counselors are certified and independent — they do not sell loans
- Studies show counseled buyers are 30% less likely to become delinquent
- Many DPA programs require a counseling certificate to participate
- Counselors know local programs that most loan officers do not
- Some lenders offer rate discounts or credit for completed counseling
DPA Programs That Require HUD Counseling
Many of the best down payment assistance programs require a homebuyer education certificate. HUD counseling satisfies this requirement and unlocks thousands of dollars in assistance.
Pennsylvania
RNIH (Restoring Neighborhoods in the Heartland)
HUD counseling certificate required
Up to $25,000 in grant funds for eligible census tracts
PHFA K-FIT
Homebuyer education required (HUD counseling satisfies this)
Up to $6,000 in forgivable assistance
PHFA HOMEstead
Homebuyer education required
Up to $10,000 for eligible buyers
PHFA Silent Second
Homebuyer education recommended
5% of purchase price in deferred second mortgage
Ohio
OHFA Your Choice! Down Payment Assistance
Homebuyer education required (HUD counseling qualifies)
2.5% or 5% of purchase price as forgivable or repayable assistance
OHFA Grants for Grads
Homebuyer education required
Enhanced down payment assistance for recent college graduates
Indiana
IHCDA Next Home Program
Homebuyer education required (online or in-person)
Down payment and closing cost assistance for first-time buyers
IHCDA First Place Program
Homebuyer education required
Forgivable second mortgage for qualifying buyers
South Carolina
SC Housing Homebuyer Program
Homebuyer education required
Fixed-rate mortgage with DPA for first-time buyers
SC Palmetto Home Advantage
Homebuyer education recommended
Forgivable DPA up to 4% of loan amount
North Carolina
NC Housing Finance Agency Home Advantage Mortgage
Homebuyer education required
Down payment assistance up to 3% of loan amount
NC 1st Home Advantage Down Payment
Homebuyer education required
Up to $15,000 in DPA for eligible first-time buyers
Michigan
MSHDA MI Home Loan
Homebuyer education required (HUD counseling satisfies this)
Up to $10,000 in DPA statewide, up to $25,000 in targeted areas
MSHDA Down Payment Assistance
Homebuyer education required
Zero-interest second loan for down payment and closing costs
Program Disclaimer: Down payment assistance program availability, terms, eligibility requirements, and funding are subject to change without notice. The information above is provided for educational purposes only and may not reflect current program status. Contact the administering agency or a loan officer in the AMLO network for the most current program details.
Free Credit Coaching Resources
If your credit needs work before you can qualify, free help is available through the same types of organizations that provide HUD counseling.
AMLO refers visitors to free credit coaching resources through HUD-approved housing counseling agencies and nonprofit credit education programs. These certified counselors can help you review your credit report, dispute errors, build a debt reduction plan, and set realistic goals.
AMLO does not provide credit coaching directly. We connect you with trusted, free resources so you receive expert guidance without cost.
Find a HUD Counselor Near You
Below are HUD-approved housing counseling agencies in AMLO markets. You can also search the official HUD directory for agencies in your specific area.
Pennsylvania
- •Action Housing (Pittsburgh)
- •Neighborhood Housing Services of Greater Pittsburgh
- •PHFA-Certified Housing Counseling Agency (Philadelphia)
- •Tabor Community Services (Lancaster)
- •Consumer Credit Counseling Service of Delaware Valley
Ohio
- •Neighborhood Housing Services of Greater Cleveland
- •EDCOR Housing Counseling (Columbus)
- •Consumer Credit Counseling of NE Ohio
- •Ohio Homebuyer Education Center (Akron)
Indiana
- •Affordable Housing Corporation of Indiana (Indianapolis)
- •NeighborWorks Blackhawk Region
- •INHP Housing Counseling (Indianapolis)
- •Community Housing Development Organization (Fort Wayne)
South Carolina
- •SC Homebuyer Education Hub (Charleston)
- •Homes of Hope Housing Counseling (Greenville)
- •Lowcountry Housing Trust (Charleston)
- •Family Services Inc. (Columbia)
North Carolina
- •OnTrack Financial Education (Asheville)
- •Telamon Corporation Housing Counseling (Raleigh)
- •Community Housing Solutions (Charlotte)
- •Consumer Credit Counseling Service of Fayetteville
Michigan
- •Community Housing Network (Detroit Metro)
- •Grand Rapids Housing Commission Counseling
- •Southwest Solutions Housing Counseling (Detroit)
- •Michigan State Housing Development Authority Regional Office
Official HUD Counselor Locator
Search the U.S. Department of Housing and Urban Development database to find certified counseling agencies in your zip code.
Search HUD.gov LocatorA Note from AMLO
AMLO is an independent education platform, not a lender. We believe HUD counseling is one of the most underutilized resources in homebuying. The counselors at these agencies work for you — not for a bank, not for a real estate company, not for us.
If you complete HUD counseling and are ready to take the next step, the loan officers in the AMLO network can review your certificate, match you with the right loan program, and help you apply for every DPA program you qualify for.
Completed Counseling? Connect with an AMLO Network Loan Officer.
If you have your homebuyer education certificate, a loan officer in the AMLO network can help you put it to work — matching you with programs, running your numbers, and guiding you through the application.