The Default Servicing Experts

From post-crisis regulation to today’s borrower expectations, DLS Servicing was created to help mortgage servicers stay ahead of change. We’ve evolved with the industry and we’ll help you do the same.

Who We Serve

Tailored Support for Every Portfolio

Our clients include banks, credit unions, independent mortgage companies, state housing authorities and sub-servicers.

Small Servicers

Expand your default servicing capacity without expanding your headcount.

Large Servicers

Improve speed, reduce compliance burdens, and better manage borrower experiences at scale.

What Sets DLS Servicing Apart

Compliance-Driven. Client-Focused.

Every tool and service we offer—from hands-on loss mitigation reviews to our WaterfallCalc platform—was designed by people who’ve worked inside servicing departments, not outside them.

Our reputation was built on reliability. We respond quickly, adapt easily, and stay current with every FHA, VA, and GSE update. That’s why servicers trust us with their most critical challenges.

Testimonials

Hear What Our Clients Have to Say

DLS has shown their excellence during the past couple tumultuous years… there have been large volume fluctuations and rule changes, but DLS has always been prepared to make adjustments as needed.

VP - Large Subservicer

I have found through experience that your team are top notch professionals in every way.

Director - Maryland Department of Housing and Community Development

Your efforts and dedication to our borrowers have always been greatly appreciated.

CFO - State Housing Finance Agency

Our firm had a terrible HUD audit! DLS Servicing came in and walked us through our journey from Tier 4 to Tier 1 in under 2 years. They accomplished this through staff training, loss mitigation support services and ongoing triage consulting. We went from being clueless about FHA servicing to being a top tier servicer.

Assistant Vice President - Servicing, National Independent Mortgage Banker

Working with Donna Schmidt and the team at DLS Servicing has been nothing short of exceptional. Their expertise in managing the back end of our Loss Mitigation processes, paired with the strength of their WaterfallCalc solution, has given us confidence and clarity in even the most complex cases. What sets DLS Servicing apart is not just their technology, but their unwavering partnership and support. They consistently deliver with professionalism, accuracy, and care. I highly recommend them to any organization seeking a reliable, trusted partner in Loss Mitigation.

Chief Servicing Officer - National Independent Mortgage Lender

Meet Our Team

The Real Difference—Our People

Get to know the default servicing and compliance experts who work as an extension of your servicing operations to protect your business and improve your borrower experience.

Donna L. Schmidt

Owner & Founder

Donna leads DLS Servicing with over 35 years of experience in the mortgage servicing industry. She is the co-creator of WaterfallCalc, an online loss mitigation evaluation and calculation tool. Since founding DLS Servicing in 1993, Donna has guided the company’s growth and innovation, drawing on her extensive background in loan administration, escrow processing, loan acquisitions, and default management. Her leadership continues to shape the organization’s reputation as a trusted partner for servicers nationwide.

Rachel Kelley

Director of Operations

Rachel oversees operations at DLS Servicing and WaterfallCalc, driving efficiency and ensuring seamless client experiences. She specializes in implementing technology solutions that address complex servicing challenges and improve client outcomes. Rachel’s strategic insight and operational expertise have been instrumental since joining DLS Servicing.

Tara Taylor

Client Manager

Tara manages client relationships for DLS Servicing and WaterfallCalc, ensuring client needs are met with precision and care. She monitors system upgrades and compliance updates to ensure WaterfallCalc executes loss mitigation waterfalls accurately. Tara joined the company in 2021 and has contributed to multiple areas of the business.

Stacie Martella

Claims & Compliance

Stacie leads the claims and QC processes at DLS Servicing, managing everything from start to finish while training and coaching team members. She ensures claims are processed accurately and in compliance with all requirements. Stacie joined in 2016 and brings 17 years of insurance and claims management experience.

Laurel Book

Corporate Resources Team Lead

Laurel manages DLS Servicing’s IT systems, security, and business continuity processes. She coordinates system reporting and audit readiness while coaching team members to ensure compliance with company policies. Laurel joined DLS Servicing in 2017 and previously served in loss mitigation review and QC roles.

Kate Zick

Loss Mitigation Streamline Team Lead

Kate manages streamline review processes and provides training and coaching for her team. Since joining DLS Servicing in 2021 as a loss mitigation reviewer, Kate has advanced to leadership roles, including Assistant Team Lead and now Team Lead.

Jenn Leach

Loss Mitigation Review Team Lead

Jenn oversees full-document review and processing for loss mitigation at DLS Servicing. She joined the company in 2009 and has extensive experience in loss mitigation review and QC, ensuring accuracy and compliance across all reviews.

Pam Rice

Office Manager & Accounting

Pam manages DLS Servicing’s office operations, including bookkeeping, payroll, accounts payable and receivable, and HR functions. She ensures smooth day-to-day operations and accurate financial records. Pam joined DLS Servicing in 2010 and plays a key role in maintaining a well-organized and welcoming workplace.

Mariz Langford

Documents & Mailing Team Lead

Mariz oversees modification documents and mailing for DLS Servicing, ensuring accuracy and smooth processes from document generation through recording. She trains and coaches team members, drawing on her broad experience since joining the team in 2019.

Frequently Asked Questions

Who are your clients?

Our clients include mortgage bankers, banks, and credit unions of all sizes. Whether you’re a large institution or a smaller organization, DLS Servicing Consultants offers affordable, à la carte servicing solutions tailored to your default servicing needs.

What services does DLS Servicing provide?

DLS Servicing Consultants has over thirty years of expertise with Mortgage Default Servicing. Our services include default consulting, loss mitigation, quality control, audit readiness, FHA Tier Ranking improvement, and specialized training in default servicing processes. We help our clients stay compliant, improve operational efficiency, and prepare for regulatory scrutiny.

What kinds of loss mitigation assistance do you offer?

We provide end-to-end loss mitigation support, including loan file reviews, quality control, document preparation, claims processing, and mailing services. Our solutions are flexible and scalable to align with your business volume and operational needs.

Can you help with temporary spikes in defaulted loans?

Yes. Our scalable outsourcing solutions are ideal for handling both short-term and long-term spikes in default volume. We provide surge support, including rapid deployment of forbearance plans following natural disasters or other large-scale events.

How do I get started with DLS Servicing?

Getting started is easy. Simply schedule a consultation or submit a request through our contact form. A member of our team will connect with you promptly to assess your needs and guide you through the next steps.

Is your platform secure and compliant?

Certainly. We are SOC 2 compliant and conduct annual third-party penetration testing to ensure our systems remain secure, reliable, and in line with the industry’s best practices.

What are the most common types of loans that DLS Servicing handles?

We handle a wide variety of loan types – particularly those that fall under FHA, VA, Rural Housing, Freddie Mac, and GSE Fannie Mae guidelines. Our team also has extensive experience with other conventional and proprietary loans.

Can DLS Servicing Consultants help us with administrative tasks?

Yes – we can. While you maintain servicing responsibility, DLS Servicing handles the administrative side of the loss mitigation process. We handle a wide variety of loan types – particularly those that fall under Fannie Mae, Freddie Mac, FHA, VA and Rural Housing guidelines. Our team also has extensive experience with other conventional and proprietary loans.

What systems and technology platforms do you support or integrate with?

DLS Servicing Consultants integrates with key industry platforms. We offer support for Fannie Mae’s SMDU and Freddie Mac’s Resolve. Additionally, our proprietary tool, WaterfallCalc, provides an intuitive and compliant way to perform accurate loss mitigation calculations. Our import and export capabilities allows for system of record updates and coordination.

Ready When You Are

We know what’s at stake. Let’s simplify what’s slowing you down—and protect what matters most.