Stop Foreclosure in Pennsylvania


How to Stop Foreclosure in Pennsylvania

Missing a couple of payments off your mortgage can be a difficult thing. If you are one of the many who have encountered such a problem, chances are you’ve also experienced being paid a visit by your lender or the bank with a piece of paper stamped foreclosure on it. Of course this is totally preventable and there are many ways to avoid foreclosure from happening. One can consider loan modification, a short refinance, a short sale or deed-in-lieu of foreclosure. Because of the several incidents of foreclosures happening throughout the state, many programs have been instated to help homeowners maintain control of their property assets. This is particularly strong in Pennsylvania.

The first thing you need to do is to contact the Pennsylvania Housing Finance Agency Foreclosure Mitigation Initiative or the PHFA. This Counseling organization was created to provide home owners who may be down on their luck and near foreclosure free counseling and a long term solution option to prevent their property from being seized. The PHFA will analyze the financial situation of the home owner and provide a realistic development plan for the property and how to maintain custody.

The HEMAP (Homeowners Emergency Mortgage Assistance Program) is a type of loan provided by the state of Pennsylvania ideal for home owners who may have had one or two misses in their mortgage payments but can provide a solid history of previous payments in the past. The loan is contingent of $25 per month in minimum payments or up to 40% of the total gross income of the person applying for the loan. There are other options that you can pursue in case you are not eligible for an emergency loan. You can apply for a continuing loan, or a refinance to an affordable loan which offers 100% financing with flexibility and adjustable-rate mortgage of a fixed 30 year plan.

There are many ways that a homeowner can salvage their mortgage in Pennsylvania. The important thing is to take initiative and not wait beyond 45 days of nonpayment to qualify for different loans or mortgage refinancing options.

Synopsis of Pennsylvania Foreclosure Laws

Judicial Foreclosure Available: Yes

Non-Judicial Foreclosure Available: No

Primary Security Instruments: Mortgage

Timeline: Typically 90 days

Right of Redemption: No

Deficiency Judgments Allowed: Yes

In Pennsylvania, lenders may foreclose on a mortgage in default by using the judicial foreclosure process.

Judicial Foreclosure

In Pennsylvania, the lender must send a notice of intent to foreclose to the borrower before any foreclosure proceedings may begin.

The notice of intent must be sent, by first class mail, to the borrower, at their last known address and if different, to the property secured by the mortgage. The notice should not be sent until the borrower is at least sixty (60) days behind in their mortgage payments.

In the notice, the lender must make the borrower aware that his or her mortgage is in default and that it is their (the lender’s) intention to accelerate the mortgage payments if the borrower does not cure the default within thirty (30) days. This means that the remaining balance of the original mortgage will come due immediately.

If the borrower does not cure the default by paying the past due amount, plus any late charges that have accrued, within the thirty (30) days, the lender may then file a suit to try and obtain a court order to foreclose on the property.

If the court finds in favor of the lender and issues an order of sale, the property will be sold at a Sheriff’s sale under the guidelines established by the court. The borrower has the right to cure the default and prevent the sale at any time up to one hour before the Sheriff’s foreclosure sale.

Lenders have up to six months after the foreclosure sale to file for a deficiency judgment. Borrowers have no rights of redemption once the foreclosure sale is complete.

Where to go to for Foreclosure Help

Philadelphia Regional Office

The Wanamaker Building
100 Penn Square East
Philadelphia, PA 19107-3380

Phone: (215) 656-0500
Fax: (215) 656-3445
TTY: (215) 656-3452

Brenda Laroche
Deputy Regional Administrator

Office Hours: 8:00 a.m. to 4:30 p.m.
Monday through Friday

Pittsburgh Field Office

William Moorhead Federal Building
1000 Liberty Avenue, Suite 1000
Pittsburgh, PA 15222-2507

Phone: (412) 644-6428
Fax: (412) 644-6499
TTY: (412) 644-5747

Cheryle E. Campbell
Field Office Director

Office Hours: 8:00 AM to 4:30 PM
Monday through Friday

Our Philadelphia Homeownership Center insures single family FHA loans and oversees the sale of HUD homes. The Philadelphia Homeownership Center serves the states of Connecticut, Delaware, District of Columbia, Maine, Maryland, Massachusetts, Michigan, New Hampshire, New Jersey, New York, Ohio, Pennsylvania, Rhode Island, Vermont, Virginia, West Virginia. Phone: (800) 225-5342 TTY/TDD: (877) TDD-2HUD or (877) 833-2483 Email:

Stop Foreclosure Early

Century 21 Precision Realty
3905 W. Lincoln Highway
Downingtown, PA

Aca Mortgage
(610) 444-1877
224 E Street Rd
Philadelphia, PA

James S. Peters Real Estate
(570) 443-8882
Po Box 277Hc1 Box 3 Route 940
White Haven, PA

Wells Fargo Reverse Mortgage
327 Clearbrook Ave.
Lansdowne, PA

Penn National Golf Course Community
3720 Clubhouse Drive
Fayetteville, PA

Ace Mortgage Funding Inc.
(513) 552-7070
7820 Innovation Boulevard
Philadelphia, PA

Re/Max Realty Agency, Inc.
15 Center Square
Greencastle, PA

Thomson Capital Group
Box 655
Doylestown, PA

526 N. Antrim Way
Greencastle, PA

E Mortgage Recovery LLC
610-317-1501 ext 108
548 North New Street
Bethlehem, PA