Stop foreclosure in Pennsylvania.

How foreclosure works in Pennsylvania

• Pennsylvania's Act 91 notice must offer access to the state's HEMAP assistance program
• HEMAP can provide loans to bring mortgages current for qualifying homeowners
• Philadelphia and other counties run acclaimed court diversion programs

Redemption & second chances

None after the sheriff's sale.

What this means for you

Pennsylvania pairs judicial process with an actual state assistance program — HEMAP — that can pay arrears for qualifying homeowners. Between Act 91 rights, diversion conferences, and federal loss mitigation, a Pennsylvania foreclosure is a long negotiation, and we make sure you don't attend it unarmed.

Your options in Pennsylvania

Every tool in the national playbook works in Pennsylvania — what changes is the clock and the order of moves. Federal protections apply here like everywhere else: servicers generally can't start foreclosure until you're 120+ days delinquent, and a complete loss-mitigation application filed more than 37 days before a sale generally pauses it while under review.

• Loan modification — permanently restructure the payment and keep the home
• Forbearance — pause payments fast while you recover
• Hardship & assistance programs — state and federal money that can cure arrears
• Open-market sale — protect your equity with a full-value sale
• Direct cash offer — close in days when the calendar is short