What Every Florida Homeowner Should Know About Dual Tracking
Losing a home is one of the most stressful experiences a family can face. What makes it worse is when your lender says one thing while doing another — claiming they’re “reviewing your modification” or “processing hardship assistance,” while still pushing your loan toward foreclosure behind the scenes. This practice is called dual tracking, and it causes thousands of Florida homeowners to lose their homes every year.
Even though federal rules limit dual tracking, it still happens regularly in Tampa Bay, Pasco County, Pinellas County, and surrounding areas. Many homeowners don’t realize what their mortgage servicer can and cannot do — or when a violation gives them a strong defense.
At Rebbecca Goodall Law, we help homeowners hold mortgage servicers accountable, stop foreclosure actions, and correct errors that can cost families their homes.
What Is Dual Tracking?
Dual tracking happens when a mortgage servicer moves ahead with the foreclosure process while simultaneously telling the homeowner they are under review for loss mitigation, modification, forbearance, or another form of assistance.
Most homeowners notice dual tracking after receiving mixed messaging, such as:
- Letters saying your “application is under review,” followed by a notice of sale
- Phone representatives promising to “pause activity,” yet a foreclosure hearing is still set
- Requests for documents already submitted, used to delay the process
- Contradicting notices — one about modification, one about acceleration
Servicers do this because they want to keep all options open. But when it harms the homeowner, creates confusion, or leads to wrongful foreclosure, the law steps in.
Why Dual Tracking Still Happens in Florida
Florida remains one of the highest foreclosure states in the country. As foreclosure filings rise in Tampa, Pasco County, and Pinellas County, servicers sometimes cut corners or move cases too quickly. Homeowners are often told:
- “Your application is incomplete.”
- “We need more documents.”
- “There is nothing to worry about.”
Meanwhile, foreclosure continues in the background.
Many lenders rely on automated systems that schedule foreclosure actions regardless of what individual representatives tell you. These systems don’t communicate well, which results in harmful errors.
This lack of coordination is one of the main reasons dual tracking remains a problem in 2025.
Examples of Dual Tracking We See Often
Below are common scenarios Goodall Law handles for homeowners throughout Elfers, Holiday, New Port Richey, Tarpon Springs, Beacon Square, and nearby communities.
1. The “Incomplete Application” Delay
A servicer claims your modification application is missing documents even though you submitted everything twice. They then proceed with foreclosure anyway.
2. Promises Over the Phone, Paperwork Says Otherwise
You call your lender. They say: “We’ll stop the foreclosure while we review your case.” A week later, you receive a notice of sale.
3. Foreclosure After a Loan Transfer
When your loan transfers to a new servicer, records may not transfer correctly. We see homeowners marked as “delinquent,” even when they made every payment. New servicers sometimes ignore previous agreements.
Read more on this issue in our upcoming blog about mortgage servicer errors after loan transfers.
4. Conflicting Statements from Different Departments
One department says your modification is active. Another sends you a foreclosure letter. The disconnect is not your fault — and it may create a viable defense.
Why Dual Tracking Can Be a Strong Legal Defense
When a servicer moves forward with foreclosure despite reviewing an assistance application, several legal protections may be triggered. Evidence of dual tracking can help a homeowner:
- Challenge the foreclosure timeline
- Force a servicer to pause or restart the process
- Correct wrongful delinquency reporting
- Stop a foreclosure sale
- Hold the servicer accountable for harmful errors
Homeowners often assume there is nothing they can do, but dual tracking is one of the clearest signs something is wrong with the process — and it may open a path toward saving the home.
Warning Signs That Dual Tracking Is Happening to You
- You receive both “review” letters and “foreclosure” letters within the same 30 days
- Your online portal says something different than your mailed notices
- Your case is scheduled for a hearing even though your application is pending
- You’re told to “just wait” while the sale date moves forward
If any of these sound familiar, you may be experiencing dual tracking — and it needs to be addressed before the lender accelerates the loan or sells the property.
How Goodall Law Helps Stop Dual Tracking
When a homeowner hires us, we take immediate steps to stop harmful actions and correct servicer errors. Our firm assists with:
- Reviewing the entire timeline for signs of dual tracking
- Demanding proper review of your modification application
- Challenging improper notices
- Communicating directly with servicers and their attorneys
- Stopping or postponing foreclosure hearings
- Correcting inaccurate delinquency reporting
Many homeowners are surprised to learn how much leverage they actually have once a lawyer steps in.
Your Options If You’re Facing Dual Tracking
1. Challenge the Servicer’s Actions
If the servicer moved forward incorrectly, we can force the record to be corrected.
2. Pursue Loss Mitigation with Legal Oversight
Modification, forbearance, repayment plans — all become more reliable when handled correctly.
3. Defend the Foreclosure
Dual tracking can turn into a strong argument that the process is flawed.
4. Explore Alternatives
We help homeowners evaluate every available option so they can protect their property and avoid harmful outcomes.
Why Homeowners Shouldn’t Wait
Dual tracking cases move quickly. A homeowner may have weeks — not months — to take action once signs appear. However, with the right legal support, many families keep their homes, correct errors, or resolve issues with improved terms.
If you believe your servicer is acting improperly, you don’t have to go through this alone. See how we can help by visiting our Foreclosure Defense page or scheduling a consultation.
Schedule a Consultation
We work with homeowners in Elfers, New Port Richey, Holiday, Beacon Square, Tarpon Springs, and the surrounding counties. If you’re receiving mixed messages from your lender, we can step in and protect your rights.
