One of the more consistent things we've observed in conversations with South Jersey homeowners is this: the people who need help most are often the last ones to know what help is available.
It's not because they haven't looked. It's because the resources are scattered across different agencies, the program names don't tell you much, and when someone is already stressed about their mortgage, navigating a government program directory doesn't feel like a priority.
This article is an attempt to simplify that — a local resource map, organized by what each program does and how to reach it.
ERMA: The NJ Emergency Rescue Mortgage Assistance Fund
The NJ Emergency Rescue Mortgage Assistance program was designed specifically for homeowners who have fallen behind on mortgage payments due to financial hardship — job loss, medical expenses, reduced income, or other circumstances outside normal financial volatility.
ERMA provides direct financial assistance — meaning actual payments toward mortgage arrears — for eligible homeowners. The program is administered through the state and has had multiple funding rounds since its original COVID-era creation.
Eligibility criteria, available funding, and application processes have changed over time as different funding rounds have opened and closed. The current status of ERMA is worth checking directly through NJHMFA (the NJ Housing and Mortgage Finance Agency), which administers the program.
This is the program to start with if you or someone you know is behind on a mortgage in New Jersey. It's specifically designed for this situation.
NJHMFA: Counselors and Beyond
The NJ Housing and Mortgage Finance Agency maintains a directory of HUD-approved housing counselors available to NJ homeowners at no cost.
These aren't call centers. HUD-approved counselors are trained specifically in mortgage default, loss mitigation, foreclosure prevention, and the specific programs available to NJ homeowners. A session with a counselor typically involves reviewing the full financial picture, understanding the mortgage servicer's options, and mapping out a concrete next step.
For Atlantic County homeowners, NJHMFA's directory will show counselors operating locally or accessible remotely. The geographic proximity matters less than finding someone who understands NJ-specific programs — which HUD-approved counselors are required to be familiar with.
Atlantic County Social Services
Atlantic County's Department of Human Services provides emergency assistance programs that include housing and mortgage support.
The county-level resources are often overlooked because people assume the useful programs are state or federal. But Atlantic County Social Services operates programs that specifically serve residents in financial hardship — including emergency housing assistance that can sometimes address mortgage arrears directly or provide bridge support while a state program application is pending.
For homeowners in Atlantic City, Egg Harbor Township, Pleasantville, Northfield, and surrounding municipalities — this is the local level to call. County services are designed for residents of this specific county, which means the staff understands the local housing market and the specific pressures South Jersey homeowners face.
NJ 211: The Statewide Connection
NJ 211 is the statewide referral network that connects residents to human services — including housing, financial assistance, utility help, and more.
Calling 211 (or visiting nj211.org) puts you in contact with trained specialists who can identify what resources are available specifically in your area, what you're likely eligible for given your situation, and how to apply.
For homeowners who don't know where to start — who aren't sure which of the many programs might apply to their situation — 211 is genuinely the best first call. The specialists are trained to match need to available programs, which is exactly the information problem this article is trying to address.
NJ DCA Homelessness Prevention Program
The NJ Department of Community Affairs operates the Homelessness Prevention Program, which provides rental and mortgage assistance specifically to prevent displacement — before a situation reaches eviction or foreclosure completion.
The HPP operates through local nonprofit organizations and community action agencies. For homeowners in Atlantic County, the local agency partners can be identified through NJ 211 or directly through the DCA.
This program is specifically oriented toward prevention — catching situations before they reach the point of no return. That's also the window where it's most effective, which means applying or inquiring early is much better than waiting until the situation is at its most acute.
A Note on Timing
Every program listed here is more effective the earlier it's accessed.
ERMA assistance can't undo a completed foreclosure. Counseling can't negotiate with a lender after a sheriff sale. Prevention programs are designed for situations that haven't yet resolved into permanent displacement.
The homeowners who benefit most from these resources are the ones who reach out when the problem is real but still manageable — when they've missed a payment or two, when a financial crisis has just hit, when the letters are starting but nothing has been filed yet.
That's the uncomfortable part of this conversation: the programs exist precisely for the moment that feels too early to ask for help.
For homeowners who've already received a foreclosure complaint, the options are different — though the NJ Foreclosure Mediation Program and the resources covered in our piece on before the sheriff sale in NJ still apply.
What to Do Right Now
If you're a South Jersey homeowner behind on your mortgage or concerned about your ability to make upcoming payments:
- Call 211 or visit nj211.org to get a picture of what's available in your specific situation
- Contact NJHMFA to check the current status of the ERMA program and to find a HUD-approved counselor
- Contact Atlantic County Social Services if you're a county resident and need emergency housing support
- Reach out to a HUD-approved counselor before talking to your lender on your own — a counselor can help you prepare for that conversation
None of this requires a decision about your property. It requires only a phone call.
Island Investors NJ
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