Also, most people who take out a loan to buy a residential property in Pennsylvania sign a promissory note and mortgage. These documents give homeowners some contractual rights in addition to federal and state legal protections.
So, don't get caught off guard if you're a Pennsylvania homeowner behind in mortgage payments. Learn about Pennsylvania's foreclosure laws and process, from missing your first payment to a foreclosure sale.
In a Pennsylvania foreclosure, you’ll most likely get the right to:
Once you understand the process and your rights, you can make the most of your situation and, hopefully, work out a way to save your home or at least get through the process with as little anxiety as possible.
The period after you fall behind in payments, but before a foreclosure officially starts, is generally called the "preforeclosure" stage. (Sometimes, people refer to the period before a foreclosure sale happens as "preforeclosure," too.)
During this time, the servicer can charge you various fees, including late and inspection fees, and, in most cases, must let you know how to avoid foreclosure, and send you a breach letter (a preforeclosure notice).
Under federal law, the servicer usually can’t officially begin a foreclosure until you're more than 120 days past due on payments, subject to a couple of exceptions. (12 C.F.R. § 1024.41).
If you default on your mortgage payments for your home in Pennsylvania, the foreclosure will be judicial.
Before officially starting the foreclosure process, Pennsylvania law requires the lender to give you (the borrower) a 30-day notice of intent to foreclose, providing the opportunity to cure the default. But this notice isn't required if you abandon the home. (41 Pa. Stat. Ann. § 403).
Also, in most cases, the lender must send a notice explaining the homeowner’s rights and describing what help is available, including the right to apply to the Pennsylvania Housing Finance Agency under the Homeowners' Emergency Mortgage Assistance Program (HEMAP) for assistance. (35 Pa. Stat. Ann. § 1680.403c). But this requirement doesn't apply if the agency doesn't have any funds available. (35 Pa. Stat. Ann. § 1680.409c).
The notice must also tell the borrower of the default and give 30 days, plus three days to account for mailing time, to meet face-to-face with a local consumer credit counseling agency to try to resolve the default. If you meet with an approved credit counseling agency, the lender can’t take any legal action, including starting a foreclosure, for 30 days after the meeting. (35 Pa. Stat. Ann. § 1680.403c).
While Pennsylvania doesn't have a statewide foreclosure mediation program, some Pennsylvania counties have foreclosure diversion (or conciliation) programs and offer conciliation conferences to help borrowers find ways to avoid foreclosure.
A “conciliation conference” is a meeting between the lender and the borrower to reach a workout and avoid foreclosure. Potential outcomes of a conciliation conference include a loan modification, repayment agreement, forbearance agreement, short sale, or deed in lieu of foreclosure.
The requirements and procedures vary widely between programs. For example, it's mandatory for the lender and borrower to participate in the program in some counties. Other programs are opt-in, which means the borrower can choose to participate. Moreover, some counties don't have mediation meetings but rather give the borrower the ability to postpone (or stay) the foreclosure for up to 90 days to provide time to work directly with the lender to avoid foreclosure.
Generally, participating in a foreclosure diversion program will delay the foreclosure process. The length of the delay depends on the county. Check the official court and county websites to find out if your county has a foreclosure diversion program. You can also ask a local foreclosure attorney if your county offers this kind of assistance.
A judicial foreclosure begins when the lender files a lawsuit asking a court for an order allowing a foreclosure sale. The lender gives notice of the suit by serving you a summons and complaint. If you don’t respond to the suit, the lender will ask the court for, and probably receive, a default judgment, allowing it to hold a foreclosure sale.
But if you choose to defend the foreclosure lawsuit, the case will go through the litigation process. The lender might then ask the court to grant summary judgment. A summary judgment motion asks that the court grant judgment in favor of the lender because there’s no dispute about the critical aspects of the case. If the court grants summary judgment for the lender or you lose at trial, the judge will enter a judgment and order your home sold at auction.
Notice of the foreclosure sale will be:
At the sale, the lender usually makes a credit bid. The lender can bid up to the total amount owed, including fees and costs, or it may bid less. In some states, including Pennsylvania, when the lender is the high bidder at the sale but bids less than the total debt, it can get a deficiency judgment against the borrower. If the lender is the highest bidder, the property becomes “Real Estate Owned” (REO).
But if a bidder, say a third party, is the highest bidder and offers more than you owe, and the sale results in excess proceeds, you're entitled to that surplus money.
A few potential ways to stop a foreclosure and keep your home include reinstating the loan, redeeming the property before the sale, or filing for bankruptcy. Working out a loss mitigation option, like a loan modification, will also stop a foreclosure. Or you might be able to work out a short sale or deed in lieu of foreclosure and avoid foreclosure. (But you'll have to give up your home with either of these options.)
Pennsylvania law allows reinstatement up to one hour before the bidding at the foreclosure sale, a maximum of three times in any calendar year. (41 Pa. Stat. Ann. § 404).
One way to stop a foreclosure is by “redeeming” the property. To redeem, you have to pay off the full amount of the loan before the foreclosure sale.
Some states also provide foreclosed borrowers a redemption period after the foreclosure sale, during which they can buy back the home. Pennsylvania law doesn’t provide a post-sale redemption period.
If you're facing a foreclosure, filing for bankruptcy might help. Once you file for bankruptcy, something called an "automatic stay" goes into effect. The stay functions as an injunction prohibiting the lender from foreclosing on your home or trying to collect its debt, at least temporarily.
In many cases, filing for Chapter 7 bankruptcy can delay the foreclosure by a matter of months. Or, if you want to save your home, filing for Chapter 13 bankruptcy might be the answer. To find out about the options available, speak with a local bankruptcy attorney.
The Federal Servicemembers Civil Relief Act provides legal protections to military personnel about to go through a foreclosure. Under Pennsylvania state law, Pennsylvania National Guard members on active state service and 30 days after that are exempt from civil process. (Pa. Cons. Stat. Ann. tit. 51, § 4105).
In a foreclosure, the borrower’s total mortgage debt sometimes exceeds the foreclosure sale price. The difference between the total debt and the sale price is called a “deficiency.” For example, say the total debt owed is $400,000, but the home sells for $350,000 at the foreclosure sale. The deficiency is $50,000.
In some states, the lender can seek a personal judgment against the debtor to recover the deficiency. Generally, once the lender gets a deficiency judgment, the lender may collect this amount (in our example, $50,000) from the borrower.
In Pennsylvania, a deficiency judgment is allowed if the lender files a separate action within six months. If the lender is the purchaser at the foreclosure sale, the deficiency is limited by the property's fair market value. (42 Pa. Cons. Stat. Ann. §§ 8103, 5522(b)(2)).
For more information on federal mortgage servicing laws and foreclosure relief options, go to the Consumer Financial Protection Bureau (CFPB) website.
If you have questions about Pennsylvania’s foreclosure process or want to learn about potential defenses to a foreclosure and possibly fight the foreclosure in court, consider talking to a foreclosure attorney. Talking to a HUD-approved housing counselor about different loss mitigation options is also a good idea.
]]>But in Pennsylvania, the lender must seek a deficiency judgment in a separate action within a limited amount of time after the foreclosure. And, if the lender does seek one, the amount is limited by the home's fair market value.
When the foreclosure sale price doesn't cover the borrower's mortgage debt balance, the difference between the total debt and the sale price is called a "deficiency." For example, if your total debt is $400,000, but the home sells to the highest bidder at a foreclosure sale for $350,000, the deficiency is $50,000.
If state law allows it, the lender can seek a personal judgment against the borrower to recover the deficiency, if one exists. This kind of money judgment is called a “deficiency judgment.”
In some states, the lender may ask for a deficiency judgment as part of a judicial foreclosure process. In other states, the lender has to file a separate lawsuit against the borrower after the foreclosure to get a deficiency judgment.
If the sale price is equal to, or more than, the mortgage debt amount, you’re off the hook because no deficiency exists. And if the sale results in a surplus, you might be entitled to those funds after the foreclosure auction.
However, if any junior liens were on the property, such as a second mortgage or home equity line of credit, or if the property is subject to a judgment lien, those creditors get first crack at the surplus. Any money remaining after paying off these liens belong to you (the foreclosed homeowner).
State law sometimes prohibits or limits deficiency judgments. Some states restrict deficiency judgment amounts. Other states set a deadline for the lender to get a deficiency judgment.
Generally, once a lender gets a deficiency judgment, it may collect this amount (in the example above, $50,000) from the borrower using regular collection methods, like garnishing wages or levying a bank account.
Even if your lender gets a deficiency judgment, you can probably eliminate your liability for a deficiency judgment, like many other dischargeable debts, in a Chapter 7 or Chapter 13 bankruptcy. Or you might have a defense to the deficiency, such as the deadline to get this kind of judgment has passed (see below).
To get a deficiency judgment against you, the lender must first foreclose. Foreclosures in Pennsylvania are judicial, which means the lender must foreclose through the state court system.
After the foreclosure, if the sale fails to bring in enough money to pay off the debt, the lender may file a separate lawsuit against you to get a deficiency judgment.
In Pennsylvania, the lender may obtain a deficiency judgment in a separate action filed within six months of the transfer of the deed to the new owner after the sheriff’s sale. (42 Pa.C.S. § 5522). This six-month period basically acts as a statute of limitations.
If the lender doesn’t file a suit for a deficiency judgment by the deadline, you have a defense.
If the lender buys the property at the foreclosure sale, the deficiency is limited by the fair market value of the property. (42 Pa. Cons. Stat. Ann § 8103). So, the deficiency judgment amount is the total debt minus the property's fair market value.
When the lender files its lawsuit for a deficiency judgment, it must ask the court to determine the property's fair market value. The lender will present evidence that the home's value is as low as possible, which would maximize your deficiency liability.
It's a good idea to present evidence showing that the home's fair market value is as high as possible to minimize your potential deficiency liability. (42 Pa. Con. St. Ann. § 8103(c)).
If you have questions about Pennsylvania’s foreclosure process or want to learn about potential defenses to a foreclosure and possibly fight the foreclosure in court, consider talking to a foreclosure attorney.
Talk to a HUD-approved housing counselor if you want to learn about different loss mitigation options. You can use the Consumer Financial Protection Bureau's Find a Counselor tool to get a list of HUD-approved housing counseling agencies in your area. You can also contact the Homeownership Preservation Foundation (HOPE) Hotline.
]]>In early 2021, President Joe Biden signed the American Rescue Plan Act into law. This law created a Homeowner Assistance Fund, a federal program, to give $10 billion to the states to help households behind on their mortgages and other housing-related expenses due to COVID-19.
Eligible homeowners in Pennsylvania who’ve experienced a financial hardship because of COVID-19 can get a portion of the $350 million allocated to the state (up to $50,000 per household) by applying to the Pennsylvania Homeowner Assistance Fund (PAHAF) program. This program uses federal money to help Pennsylvania homeowners make mortgage payments and pay other housing-related expenses to avoid foreclosure.
You can apply to the PAHAF program to get money to pay the following home-related expenses.
To qualify for relief from this program, you must have suffered a material reduction in income or an increase in living expenses after January 21, 2020, because COVID-19. A hardship that began before January 21, 2020, and continued after that date also qualifies.
You must also meet the following eligibility criteria:
Also, you can’t get the same assistance for a mortgage reinstatement or future payments, property charges, or utility payments from another federal, state, local, nonprofit, or tribal source.
Assistance is structured as a grant that you don’t have to repay. PAHAF assistance will be sent directly to mortgage servicers, utility providers, taxing authorities, or approved service providers.
Go to https://pahaf.org to apply. You’ll have to provide some documentation with your application, like mortgage statements, income documentation (such as pay stubs or tax returns), and a government-issued ID (like a driver’s license).
The PAHAF program will continue until the earlier of September 30, 2026, or when all of the funds allotted to the program have been exhausted. If you think you might qualify, it’s best to apply as soon as possible.
If you get an unsolicited offer by phone, in the U.S. mail, through email, or by text message offering mortgage relief or foreclosure rescue services, be wary. Scammers sometimes target homeowners who are having trouble making their mortgage payments.
The PAHAF program is free. If anyone asks you to pay a fee to get housing counseling or foreclosure prevention services from this program, it’s a scam. If you experience fraud associated with this program, be sure to report it.
To learn more, see the program's Frequently Asked Questions section. If you need help with the application process, contact the PAHAF program at 888-987-2423.
You may also get help from a HUD-approved housing counselor at no cost. To find a counselor near you, go to the PAHAF website or HUD's website or call 800-569-4287.
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