Pennsylvania Foreclosure Process and Laws


Quick Facts About the Pennsylvania Foreclosure Process

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

Lenders in Pennsylvania can foreclose on mortgages in default through a judicial process.

Judicial Foreclosure
In Pennsylvania, a notice of intent to foreclose must be sent by the lender to the borrower by first class mail, when he is at least 60 days behind in their mortgage payments.

The notice must let the borrower know about hid default, and that the lender wants to accelerate the mortgage payments if the borrower does not cure his default within 30 days. If the borrower is unable to pay the debt that he owes within the 30 days, the lender may then file a suit and obtain a court order to foreclose on the property.

If the court finds that the borrower is indeed in default and was unable to pay his debts, the property will be sold at a Sheriff’s sale under the guidelines set by the court. The borrower can still cure his default up to one hour before the foreclosure sale takes place.

Lenders have until six months to file for a deficiency judgement, while borrowers have no rights of redemption when the sale is completed.

Foreclosure Avoidance Counseling

HUD-approved housing counseling agencies are available to provide you with the information and assistance you need to avoid foreclosure. As part of President Obama’s comprehensive Homeowner Affordability and Stability Plan (HASP), you may be eligible for a special Making Home Affordable loan modification or refinance, to reduce your monthly payments and help you keep your home.

If you need help understanding the Making Home Affordable programs, you can use this search tool to find a counseling agency in your area that will provide you with free foreclosure prevention services. If you are eligible for the loan modification or refinance program, the counselor will work with you to compile an intake package for your servicer.

Foreclosure prevention counseling services are provided free of charge by nonprofit housing counseling agencies working in partnership with the Federal Government. These agencies are funded, in part, by HUD and NeighborWorks® America. There is no need to pay a private company for these services.

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: