The Short Answer
Being behind on mortgage payments in Pennsylvania doesn't mean you're out of options. PA's judicial foreclosure process takes 12-18 months — meaning most homeowners who are behind have considerable time to act. If you have equity in your home (it's worth more than you owe), selling to a cash buyer is typically the fastest way to pay off the mortgage, stop the foreclosure process, and walk away with money in your pocket. We can close in 7-14 days.
Pennsylvania Foreclosure: The Month-by-Month Timeline
Pennsylvania uses a judicial foreclosure process — the lender must file a lawsuit and get a court judgment before selling your property. This takes time, and it gives you multiple opportunities to act.
Your lender will contact you by phone and mail. Most lenders won't begin formal foreclosure action until you're 3-4 months behind. This is your best window to call your lender and explore options directly.
→ Call your lender. Ask about forbearance, repayment plans, or loan modification.
You receive notices about default status. Late fees accumulate. Your lender is required by federal law to send you information about loss mitigation options before beginning foreclosure.
→ Consider selling if you have equity and can't resume payments.
Before your lender can file foreclosure in court, they must send you an Act 91 notice. This gives you 33 days to apply for PHFA's Homeowner's Emergency Mortgage Assistance Program (HEMAP). The lender cannot file in court during this period.
→ Apply for HEMAP assistance at phfa.org if you want to keep the home. Or decide to sell.
After the Act 91 period expires, the lender files a foreclosure complaint in your county Court of Common Pleas. A process server or sheriff serves you with the complaint. You have 20 days to file a written answer.
→ You still have time to sell. Consult a foreclosure attorney about your rights and timeline.
Many PA counties (including Dauphin) require a mandatory conciliation conference — a court-supervised meeting where you and the lender must attempt to work out a solution. This often results in loan modifications, repayment plans, or sale agreements.
→ Attend the conciliation conference. If selling, get a cash buyer under contract — this can stop the proceedings.
If no agreement is reached and you haven't filed a defense, the court enters judgment in favor of the lender. The lender can now schedule a sheriff sale.
→ Selling before the sheriff sale is still possible. Contact us immediately.
The property is auctioned at a public sheriff sale. PA requires at least 30 days advance notice of the sale date. Sales are often postponed once or twice. If you have equity, the court theoretically returns excess proceeds — but the foreclosure destroys your credit for 7 years.
→ Last chance: contact a cash buyer and a foreclosure attorney immediately.
Your Rights Under Pennsylvania Law
Act 91 — Emergency Assistance
Pennsylvania's Act 91 requires lenders to send a specific notice before filing foreclosure. The notice gives you 33 days to apply for PHFA's HEMAP program, which provides temporary financial assistance to help homeowners catch up. The lender cannot file in court until this period expires.
Act 6 — Right to Cure
Pennsylvania's Act 6 gives homeowners the right to cure a mortgage default by paying all past-due amounts plus costs up to one hour before the sheriff sale. This last-resort option requires coming up with the full arrears — but it stops the foreclosure entirely.
Your Options
Sell to a Cash Buyer
Fastest — protects your equity and credit
If your home is worth more than you owe (including arrears), selling to a cash buyer pays off the mortgage at closing and puts the remaining equity in your pocket. The foreclosure case is dismissed when the mortgage is paid off. Close in 7-14 days. Your credit takes a hit from missed payments but avoids the devastating 7-year foreclosure record.
Loan Modification
If you want to keep the home
Ask your lender to permanently change your loan terms — lower interest rate, extended repayment period, or reduced principal. Requires income documentation and lender approval. Can take 3-6 months with no guarantee of approval. You must demonstrate ability to make modified payments.
Forbearance Agreement
Temporary relief only
The lender temporarily pauses or reduces payments. Missed amounts are added to the end of the loan. Provides breathing room but doesn't solve the underlying problem if you can't afford the payments long-term.
Short Sale
If you owe more than the home is worth
The lender agrees to accept less than the full mortgage balance. You avoid foreclosure, but lender must approve, and the process takes 2-6 months with no guarantee of approval. Better for credit than a completed foreclosure.
How Selling Before Foreclosure Protects You
You keep your equity
Any sale proceeds above what you owe on the mortgage come to you at closing. A foreclosure sale doesn't guarantee you'll see that equity.
Less credit damage
Missed payments hurt your credit regardless. But a completed foreclosure stays on your credit report for 7 years and can affect employment, housing, and financing. A pre-foreclosure sale has far less lasting impact.
The legal process stops
Once the mortgage is paid off at closing, the foreclosure lawsuit is dismissed. No more court dates, no more notices, no more stress.
Get a Cash Offer Before Your Sheriff Sale
Written offer in 24 hours. Close in 7-14 days. Stop the foreclosure process.
Frequently Asked Questions — Behind on Payments in PA
Pennsylvania Mortgage Assistance Resources
PA Housing Finance Agency (PHFA) — HEMAP
phfa.org — Homeowner Emergency Mortgage Assistance Program
Pennsylvania Legal Aid Network
palawhelp.org — Free foreclosure legal help
HUD-Approved Housing Counselors
hud.gov/findacounselor — Free/low-cost foreclosure counseling