Foreclosure in Pennsylvania: how it works, how long it takes, what rights you keep
Pennsylvania in one sentence: pennsylvania has run a state mortgage assistance loan program since 1983 (HEMAP), and its Act 91 notice gives every homeowner 30 days to apply for it before a foreclosure can be filed.
| Process | Judicial |
|---|---|
| Typical timeline | 6 to 14 months from first notice or filing to sale |
| Redemption after sale | Pennsylvania has no statutory right of redemption after the sheriff’s sale. |
| Mediation | County or court programs |
| Deficiency judgment | Allowed, with limits |
| State housing agency | Pennsylvania Housing Finance Agency (PHFA) |
How foreclosure works in Pennsylvania
Pennsylvania foreclosures are filed in the court of common pleas. Before filing, the lender must send the combined Act 6 and Act 91 notices giving the homeowner at least 30 days to cure the default and to apply for HEMAP assistance through a counseling agency. After judgment, the sheriff advertises and sells the property; Philadelphia and several other counties require a conciliation conference before the case proceeds.
From first missed payment to sale
The federal 120-day rule is the floor in every state: no first notice or filing until the loan is more than four months delinquent, and none while a complete application awaits a decision. In Pennsylvania, the state process then typically takes 6 to 14 months to reach a sale in an uncontested case. Contested cases take longer, sometimes much longer. The milestone-by-milestone federal calendar is in what happens at 30, 60, 90 and 120 days.
Reinstatement and redemption
Pennsylvania has no statutory right of redemption after the sheriff’s sale. The homeowner may cure the default (up to three times in the life of the loan) until one hour before the sale by paying the arrears and costs. Read the two ways to stop a foreclosure with money before you send anything.
Protections specific to Pennsylvania
The Act 91 notice and HEMAP, the right to cure up to one hour before the sale, county conciliation programs (Philadelphia’s Residential Mortgage Foreclosure Diversion Program is the best known), and the six-month fair-value deficiency rule are Pennsylvania’s protections.
Mediation: a seat at the table
Pennsylvania has no statewide mediation statute, but Philadelphia’s Residential Mortgage Foreclosure Diversion Program requires a conciliation conference with a housing counselor before any owner-occupied foreclosure proceeds, and Allegheny, Bucks, Montgomery, Delaware and other counties run similar programs.
Assistance funds and the state housing agency
The Pennsylvania Homeowner Assistance Fund (PAHAF), administered by PHFA, paid mortgage arrears, property taxes, insurance and utilities for eligible homeowners. It closed to new applications after committing its allocation; PHFA’s long-standing HEMAP loan program continues to accept applications through counseling agencies.
HEMAP (a repayable state loan for homeowners with a temporary hardship), Act 91 notices, county diversion programs, and the Deficiency Judgment Act make Pennsylvania distinctive. Regional legal aid programs provide foreclosure defense. Counseling is free through HUD-approved agencies; paid “rescue” services are a known scam pattern.
Deficiency judgments in Pennsylvania
After a sheriff’s sale where the lender bought the property, Pennsylvania’s Deficiency Judgment Act requires the lender to petition the court to fix the fair market value of the property; the borrower is credited with that value, not the sale price, and any deficiency is the remainder.
The petition to fix fair market value must be filed within six months after the sheriff’s sale. If the lender does not file in time, the debt is deemed satisfied in full. The six-month deadline and fair-value credit are strong protections, and many lenders never file the petition. Homeowners should keep evidence of value at the time of sale. The deficiency guide covers deadlines, fair-value defenses and the tax treatment of forgiven debt.
Frequently asked questions
How long does foreclosure take in Pennsylvania?
Typically 6 to 14 months from the first formal notice or filing to the sale, after the federal 120-day delinquency rule. Answering a lawsuit, requesting mediation or submitting a complete loss mitigation application extends it.
Can I get my home back after a foreclosure sale in Pennsylvania?
Pennsylvania has no statutory right of redemption after the sheriff’s sale. The homeowner may cure the default (up to three times in the life of the loan) until one hour before the sale by paying the arrears and costs.
Can the lender sue me for the difference after foreclosure in Pennsylvania?
After a sheriff’s sale where the lender bought the property, Pennsylvania’s Deficiency Judgment Act requires the lender to petition the court to fix the fair market value of the property; the borrower is credited with that value, not the sale price, and any deficiency is the remainder. The petition to fix fair market value must be filed within six months after the sheriff’s sale. If the lender does not file in time, the debt is deemed satisfied in full.
Guides for homeowners behind on payments
- Foreclosure rescue scams: the six patterns and the federal rule that bans upfront fees
- Reinstatement and redemption: the two ways to stop a foreclosure with money
- Deficiency judgment after foreclosure: when you can still owe money
- Can’t pay your mortgage this month? What to do in the next 72 hours
Also for this state: first-time home buyer programs in Pennsylvania · hard money rules in Pennsylvania.