How to Stop a Foreclosure in Philadelphia: The Complete Playbook

1. Answer Every Notice and Use the Diversion Program

When a foreclosure is filed on an owner-occupied Philadelphia home, the court automatically schedules a conciliation conference before the case can move to judgment. Show up. Call the Save Your Home Philly Hotline (215-334-4663) for a free housing counselor, bring your financial documents, and negotiate — modification, repayment plan, or a supervised exit. The case is effectively frozen while conferences continue.

2. Apply for HEMAP Within 33 Days of Your Act 91 Notice

If your hardship is temporary, the state's HEMAP loan can bring your mortgage current. Meeting with a counseling agency within 33 days of the Act 91 notice pauses the foreclosure during review. (Full details in our Act 91 guide.)

3. Submit a Complete Loss Mitigation Application

A complete modification application filed more than 37 days before any sale generally must be decided before the foreclosure proceeds. Philadelphia counselors will package it with you for free. If a restructured payment is affordable, this is the keep-your-home path.

4. Reinstate — Even at the Last Minute

Under Act 6, you can cure the default (all arrears plus costs) up to one hour before the sheriff sale bidding starts. Family help, a 401(k) loan, or proceeds from selling another asset can fund a reinstatement. Get an exact quote from the lender's counsel first.

5. Sell Before the Sheriff Sale

Philadelphia sheriff sales of mortgage foreclosures happen monthly, and the schedule is public — which means you can almost always see your deadline coming. A sale of the home at any point before the auction pays off the loan and ends the case. Philadelphia rowhomes sell fast to cash buyers: 7-14 day closings are routine, and equity that would evaporate at auction comes back to you at the closing table.

6. File Chapter 13 as a Legal Backstop

The automatic stay stops a sale instantly, and a 3-5 year plan can cure arrears. Best used deliberately with a bankruptcy attorney — not as a panic button the night before a sale — because dismissed cases limit future protection.

7. Watch the Calendar and Avoid the Scammers

Foreclosure filings are public record in Philadelphia, so expect a blizzard of letters and door-knockers. Ignore anyone charging upfront fees or pushing you to deed the house into a 'rescue.' Work only with free counselors (215-334-HOME), legal aid (Philadelphia Legal Assistance, Community Legal Services), or licensed buyers who close through title companies.

Want your options laid out in one call? We'll give you up to three written paths — cash, creative finance, or as-is listing — within 24 hours: (215) 392-8767.