My Pag-IBIG housing loan is in default — can I stop the foreclosure?
Last updated: 2026-07-11 · Educational content; not legal advice.
Short answer
Often, yes, if you act early. Pag-IBIG (HDMF) may grant loan restructuring to a borrower in arrears — extending the term, consolidating unpaid amortizations into a new principal, and sometimes condoning penalties — to make payments manageable and cure the default before foreclosure. This is a program the Fund runs under its own rules, not a right you can demand: RA 9679 §13(o) lets the Fund approve restructuring "under such terms and conditions as the Board of Trustees may prescribe", and §15(e) lets the Board condone penalties "for justifiable reasons prescribed by the Board". So apply early, in writing, and on their terms. If foreclosure does proceed, Pag-IBIG typically uses extrajudicial foreclosure under Act No. 3135, which gives the borrower a right of redemption — generally one year from the registration of the certificate of sale — to buy the property back by paying the redemption price. Contact Pag-IBIG the moment you fall behind; the earlier you engage, the more options remain.
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Primary sources
- RA 9679 — Home Development Mutual Fund (Pag-IBIG) Law of 2009 — §13(o) restructuring and §15(e) penalty condonation are powers of the Fund and its Board, on terms the Board prescribes, not a borrower entitlement ↗
- Act No. 3135 — extrajudicial foreclosure of real estate mortgage ↗
- HDMF Circular No. 300, s. 2011 — Guidelines Implementing the Pag-IBIG Fund Housing Loan Restructuring and Penalty Condonation Program (SC E-Library) — original guidelines, since amended ↗
- Pag-IBIG Fund (HDMF) ↗
Frequently asked
What is loan restructuring?
It is renegotiating your loan so the monthly amortization becomes manageable — for example, extending the term, folding unpaid amortizations into a new principal, and possibly condoning some penalties, subject to Pag-IBIG's program rules. It is aimed at curing arrears before foreclosure.
If my property is foreclosed, can I get it back?
In an extrajudicial foreclosure under Act No. 3135, the borrower generally has a right of redemption — commonly within one year from the registration of the certificate of sale — by paying the redemption price (typically the sale price plus interest and allowable expenses). Confirm the exact period and amount for your case.
How soon should I contact Pag-IBIG?
As soon as you know you will miss payments. Engaging early — before a foreclosure sale — keeps restructuring and other remedies on the table; waiting narrows your options.
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Related issues
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Your rights as a home buyer or renter — the Maceda Law (RA 6552) refund and cash-surrender-value rules when you stop paying a house or condo on installment, the grace period before a developer can cancel, PD 957 remedies when a developer won't deliver your unit, title, or promised amenities, how to file against a developer at DHSUD / the HSAC, and the Rent Control Act (RA 9653) limits on deposits, rent increases, and eviction.