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Selling a house in foreclosure in Pennsylvania.
Pennsylvania foreclosures go through the courts, and homeowners receive specific state notices before a case can begin. Understanding those steps can help you weigh your options calmly, including whether selling makes sense.
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Foreclosure · Pennsylvania
How it works in Pennsylvania.
In Pennsylvania, a lender generally has to file a lawsuit in the county Court of Common Pleas to foreclose, and the home is sold at a court-ordered sheriff's sale only after a judgment. Before the case starts, homeowners usually receive a state notice explaining their right to meet with a consumer credit counseling agency and to apply for the Homeowners' Emergency Mortgage Assistance Program, known as HEMAP.
Because the process runs through the courts, there are several points where a homeowner can talk with the servicer, get free counseling, look at a loan modification or repayment plan, or consider selling. Some counties, including Philadelphia, also run foreclosure diversion programs with conciliation conferences. A HUD-approved housing counselor or a Pennsylvania attorney can explain where your case stands and which options are still open to you.
Pennsylvania specifics
What to know in Pennsylvania.
Foreclosure is judicial in Pennsylvania
Pennsylvania mortgage foreclosures go through the courts. The lender files a complaint, the homeowner can respond, and the court must enter a judgment before the home can be sold at a sheriff's sale. Responding to court papers on time keeps your options open.
The Act 91 notice and HEMAP
Under Act 91, lenders must tell many homeowners about the Homeowners' Emergency Mortgage Assistance Program before foreclosing. The notice explains your right to meet with an approved consumer credit counseling agency, and that meeting can now happen in person or by live video. The Pennsylvania Housing Finance Agency publishes the official notice and program information.
The Act 6 notice of intention to foreclose
Pennsylvania's Act 6 requires a written notice of intention to foreclose that gives the homeowner a chance to cure the default before a case is filed. For loans covered by both laws, lenders can use a single combined notice created by the Pennsylvania Housing Finance Agency.
County diversion programs
Pennsylvania does not have a statewide foreclosure mediation program, but several counties offer diversion programs or conciliation conferences. Philadelphia's Court of Common Pleas runs a Residential Mortgage Foreclosure Diversion Program where homeowners and lenders can discuss options such as a modification or a sale. Rules differ by county, so check with your local court.
No redemption after the sheriff's sale
Pennsylvania does not give homeowners a right to redeem the home after the sheriff's sale. Before the sale, a homeowner can generally reinstate the loan by catching up on what is owed, within limits set by state law. If a third party pays more than what is owed at the sale, the former owner may be entitled to the surplus.
This is general information, not legal or tax advice. Rules can change and every situation is different, so confirm the details for your case with a Pennsylvania attorney or the appropriate office.
Your options
There is more than one path.
Work out a solution with your servicer
A repayment plan, forbearance, or loan modification may let you keep the home. These options take paperwork and patience, and approval is not certain. A HUD-approved housing counselor can help you prepare and submit an application.
Sell with an agent or through a short sale
If you have equity and enough time, listing on the open market may bring the highest price. If you owe more than the home is worth, a short sale needs lender approval and can take a while. An agent experienced with foreclosure situations can explain what is realistic.
Explore offers through Doorbloom
You can share your home's details for free and hear from independent investors and real estate professionals, which some homeowners find simpler, especially when a home needs work. Offers may be below open-market value. Doorbloom cannot stop a foreclosure, and any sale still has to be completed and the loan paid before the foreclosure sale.
How it works
Three clear steps.
- 1
Tell us about your home
Share the address, condition and your timeline. It takes about a minute, and we only ask what is needed for the next step.
- 2
Review who is interested
Real estate investors and professionals review your home. You see who they are before anyone gets your contact details.
- 3
Choose your next step
Talk to the people you want, compare your options, or decide not to sell. There is no pressure and no obligation.
Questions
Questions from Pennsylvania homeowners.
Can I sell my house during foreclosure in Pennsylvania?
In many cases, yes. Because foreclosure here runs through the courts, a homeowner usually still owns the home until the sheriff's sale and can sell if the sale pays off the loan or the lender agrees to a short sale. Talk with your servicer early and keep them informed about any sale plans.
What is an Act 91 notice in Pennsylvania?
It is a state-required notice that tells homeowners about the Homeowners' Emergency Mortgage Assistance Program and their right to meet with an approved consumer credit counseling agency. Meeting with an agency within the time the notice gives can pause legal action for a period. The Pennsylvania Housing Finance Agency can explain the program and its current status.
Is there a right of redemption after a sheriff's sale in Pennsylvania?
No. Pennsylvania does not provide a redemption period after a mortgage foreclosure sale. Your options to keep the home, catch up, or sell generally need to happen before the sheriff's sale takes place.
Where can I get free foreclosure help in Pennsylvania?
Start by calling your servicer and a HUD-approved housing counselor, which is free. The Pennsylvania Housing Finance Agency administers HEMAP, and some counties, such as Philadelphia, run diversion programs. Be cautious of anyone who charges upfront fees or promises to stop a foreclosure; Pennsylvania's Attorney General has sued companies over mortgage rescue scams.
Is Doorbloom buying my house?
No. Doorbloom is a platform that connects Pennsylvania homeowners with real estate investors and professionals. Any offer comes from them, and nothing is binding until you sign a purchase agreement.
What does it cost?
Creating an account and telling us about your home is free for homeowners.
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