Pennsylvania Foreclosure Laws and Procedures

Learn about the steps in a Pennsylvania foreclosure.


If you're a homeowner in Pennsylvania facing the scary prospect of losing your home to foreclosure, don’t be caught off guard. Read on to find out each step in a Pennsylvania foreclosure—from missing your first payment all the way to eviction—and learn about your rights during the process.

Pennsylvania Mortgage Loans

When you take out a loan to purchase residential property in Pennsylvania, most people sign a promissory note and a mortgage. A promissory note is basically an IOU that contains the promise to repay the loan, as well as the terms for repayment. The mortgage provides security for the loan that is evidenced by a promissory note.

What Happens When You Miss a Payment

If you miss a payment, most loans include a grace period after which time the loan servicer will assess a late fee. Each time you miss a payment, the servicer can charge this fee to your account. To find out the late charge amount and grace period for your loan, look at the promissory note that you signed. This information can also be found on your monthly mortgage statement.

What Happens When You Fall Behind on a Few Payments

In most cases, federal mortgage servicing laws require the servicer to contact you by phone and in writing during the preforeclosure period. (12 C.F.R. § 1024.39). Don’t ignore the phone calls and letters. They offer a good opportunity for you to discuss loss mitigation options —like a loan modification, forbearance, or payment plan—with the servicer.

Also, federal law generally requires the servicer to wait until you're more than 120 days delinquent on payments before officially starting a foreclosure.

Notice of Intent to Foreclose

Before officially starting the foreclosure process, Pennsylvania law requires that the foreclosing party give a 30-day notice of intent to foreclose, which gives the homeowner the opportunity to cure the default. But this notice isn't required if the home is abandoned. (41 Pa. Stat. Ann. § 403).

In addition, in most cases, the foreclosing party must send a notice explaining 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).

The notice must also tell the borrower of the default and give 30 days, plus three days to account for mailing time, to have a face-to-face meeting 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).

Pennsylvania Foreclosures

In Pennsylvania, foreclosures are judicial, which means the foreclosing lender (the plaintiff) must file a lawsuit in state court. (In some states, lenders don’t have to go through the court system to foreclose.)

The lender initiates the foreclosure by filing a complaint with the court. The complaint is served to the homeowner, along with a summons. You'll get a limited number of days to respond by filing an answer to the complaint. The answer is your opportunity to address each allegation in the complaint, which means you can deny those that you believe are inaccurate. You may also bring up defenses against the foreclosure and claims you have against the lender. If you don’t respond, the plaintiff may seek a default judgment.

On the other hand, if you file an answer, the lender can't obtain a default judgment. At this point, the lender will most likely file a motion for summary judgment. This type of motion requests that the court grant judgment in favor of the lender because there's no dispute as to the important facts of the case, the homeowner’s defense lacks merit, or the homeowner didn't prove wrongdoing on the part of the lender or servicer. If summary judgment is denied, then a trial will occur.

If the lender is granted summary judgment (or you lose at trial), the court will enter a final judgment of foreclosure and your property will be sold at a foreclosure sale.

Notice of Sale

Notice of the foreclosure sale will be:

  • posted on the premises at least 30 days prior to the scheduled sale
  • served on the parties to the foreclosure action at least 30 days prior to the scheduled sale, and
  • published in a newspaper once a week for three weeks, with the first publication being not less than 21 days before the date of sale. (Pennsylvania Rule of Civil Procedure 3129.2).

Work Out a Way to Avoid Foreclosure In a Diversion Program

While Pennsylvania does not have a statewide foreclosure mediation program, some Pennsylvania counties have foreclosure diversion (or conciliation) programs that might help you avoid foreclosure.

Reinstatement Before Sale

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).

The Foreclosure Sale

At the foreclosure sale, the property will be sold to the highest bidder, which is often the foreclosing lender. The lender usually makes a credit bid at the foreclosure sale. If the lender is the highest bidder, the property becomes REO.

Deficiency Judgments in Pennsylvania

In Pennsylvania, a deficiency judgment is allowed if the foreclosing party files a separate action within six months. If the lender is the purchaser at the foreclosure sale, the deficiency is limited by the fair market value of the property. (42 Pa. Cons. Stat. Ann. §§ 8103, 5522(b)(2)).

Redemption Period

In Pennsylvania, you don't get a redemption period after a foreclosure sale.

Eviction Following Foreclosure

If you don’t vacate the property following the foreclosure sale, the new owner will likely:

Talk to a Lawyer

This article contains details on foreclosure laws in Pennsylvania, with citations to statutes so you can learn more. Statutes change, so checking them is always a good idea. How courts and agencies interpret and apply the law can also change. And some rules can even vary within a state. These are just some of the reasons to consider consulting an attorney. If you need more information about how foreclosures work in Pennsylvania, or want to learn whether you have any potential defenses to a foreclosure, consider talking to a foreclosure lawyer.

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