Pennsylvania Foreclosure Resources
Free educational guides to help you understand the foreclosure process, know your rights, and explore all your options. Knowledge is power.
Free Foreclosure Guides
In-depth answers to the questions Pennsylvania homeowners ask most.
The Pennsylvania Foreclosure Timeline, Step by Step
Pennsylvania's judicial foreclosure process typically takes 9-18 months. See every stage — Act 6/91 notices, complaint, judgment, sheriff sale — and your options at each.
Read the guide →How Long Does Foreclosure Take in Pennsylvania?
Foreclosure in Pennsylvania typically takes 9-18 months from first missed payment to sheriff sale. See the month-by-month breakdown for Philadelphia and every PA county.
Read the guide →The Act 91 Notice in Pennsylvania: What It Is and How to Use It
An Act 91 notice means your PA lender intends to foreclose — but it also unlocks HEMAP, a state loan that can catch up your mortgage. You have 33 days to act. Here's how.
Read the guide →PAHAF: The Pennsylvania Homeowner Assistance Fund, Explained
What PAHAF covered, its current status, and every alternative for PA homeowners behind on their mortgage — HEMAP, diversion programs, counseling, and fast-sale options.
Read the guide →Deed in Lieu of Foreclosure in Pennsylvania: Complete Guide
A deed in lieu lets you hand your PA home to the lender and walk away. How to request one, when lenders say yes, tax traps, and why selling usually nets you more.
Read the guide →Can I Sell My House During Foreclosure in Pennsylvania? Yes — Here's How
You can sell your Pennsylvania home at any point before the sheriff sale — and a sale that pays off the mortgage stops the foreclosure completely. Timeline, steps, and net proceeds explained.
Read the guide →Sheriff Sale Scheduled in Pennsylvania? Here's What You Can Still Do
A scheduled sheriff sale in Pennsylvania can still be stopped — by curing the default (up to 1 hour before bidding), postponement, bankruptcy, or a fast sale. Act today.
Read the guide →Philadelphia's Mortgage Foreclosure Diversion Program: A Homeowner's Guide
Philadelphia requires a conciliation conference before most owner-occupied foreclosures can proceed. How the Diversion Program works, how to prepare, and how to use the time it buys.
Read the guide →Loan Modification vs. Selling Your House: Which Is Right for You?
Keep the home with a modification, or sell and protect your equity? A practical framework for Pennsylvania homeowners in foreclosure — with the math that matters.
Read the guide →Your Rights as a Pennsylvania Homeowner Facing Foreclosure
Pennsylvania homeowners have powerful foreclosure rights — Act 6/91 notices, the right to cure up to 1 hour before sale, court process, mediation, and more. Know them all.
Read the guide →Pennsylvania Foreclosure Documents Explained (What Each Notice Means)
Act 6 notice, Act 91 notice, lis pendens, complaint, judgment, writ of execution, sheriff's deed — what each Pennsylvania foreclosure document means and what to do when it arrives.
Read the guide →Underwater on Your Mortgage in Pennsylvania? Here Are Your Options
Owe more than your PA home is worth? Compare short sale, deed in lieu, modification, subject-to sale, and strategic options — and what each does to your credit and wallet.
Read the guide →Companies That Buy Houses in Pennsylvania: How to Choose (and Avoid Scams)
How Pennsylvania cash home buying companies work, what a fair offer looks like, 7 red flags that signal a scam, and the questions to ask before you sign anything.
Read the guide →How to Stop a Foreclosure in Philadelphia: The Complete Playbook
Seven proven ways to stop a foreclosure in Philadelphia — the Diversion Program, HEMAP, reinstatement, modification, bankruptcy, and selling before the sheriff sale.
Read the guide →Government & Free Assistance Programs
Homeowners' Emergency Mortgage Assistance Program (HEMAP)
Pennsylvania's permanent state program — a repayable loan that brings your mortgage current if your hardship is temporary. Triggered by the Act 91 notice.
phfa.org • 1-800-342-2397
HUD-Approved Housing Counseling in PA
Free foreclosure prevention counseling from HUD-certified counselors. They can help you understand your options and negotiate with your lender.
1-800-569-4287 • hud.gov/findacounselor
Philadelphia Foreclosure Diversion Program
Court-supervised conciliation required before most owner-occupied Philadelphia foreclosures can proceed. Free counselors via the Save Your Home Philly Hotline.
215-334-4663
Pennsylvania Housing Finance Agency (PHFA)
Counseling and assistance programs for homeowners struggling with mortgage payments, including HEMAP and loan modification resources.
phfa.org • 1-855-827-3466
Legal Aid Organizations in PA
Free legal help for qualifying homeowners facing foreclosure. Attorneys can represent you in court and negotiate with lenders.
palegalaid.net
PA Homeowner Assistance Fund (PAHAF)
Pandemic-era grant program; verify current application status before ruling it out.
pahaf.org • 888-987-2423
The earlier you act, the more options you have. We can help at ANY stage of the foreclosure process, even days before the sheriff sale. Call Now: (215) 392-8767
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