How long does foreclosure take in Pennsylvania?

The foreclosure timeline in Pennsylvania, phase by phase

1. Missed payments

   Day 1 to about day 120

   Under federal rules your servicer generally cannot file until you are more than 120 days behind. HEMAP requires you to be at least 60 days behind, so the Act 91 notice often arrives during this period.

   12 C.F.R. § 1024.41(f)

2. Act 91 meeting and HEMAP review

   33 days to meet a counselor, 30 days to send the application, then up to 60 days for a decision

   Meeting a counseling agency within 33 days puts the foreclosure on hold while PHFA reviews your application. PHFA decides within 60 days of getting it. If you are denied, a written appeal must be postmarked within 15 days of the denial letter.

   35 P.S. § 1680.403c

3. Act 6 notice period

   At least 30 days

   The lender must wait at least 30 days after the Act 6 notice before it speeds up the loan or files suit. It often runs at the same time as the Act 91 period.

   41 P.S. § 403

4. Complaint and time to respond

   20 days after you are served

   You have 20 days after service to file a written appearance and your defenses. If you do not respond, the lender can move toward a judgment quickly. Responding and raising defenses usually takes the case longer.

   Pa.R.C.P. 1026

5. Conciliation conferences, where offered

   Often several conferences over a few months

   In counties with a diversion program, owner-occupied cases are usually held up while you and the lender try to reach an agreement. In Philadelphia the lender cannot enter judgment until the conferences end.

6. Judgment to sheriff's sale

   At least 30 days' notice before the sale; postponements up to 130 days

   After judgment, the sale needs at least 30 days' notice. A sale can be postponed to a set date within 130 days of the scheduled sale without a new notice, if the new date is announced at the sale, no more than twice in that window.

   Pa.R.C.P. 3129.2, 3129.3

7. Sale to deed and move-out

   Schedule within 30 days, then deed delivery, then a court case for possession

   The sheriff files a schedule of distribution within 30 days of the sale and later delivers the deed. If you are still in the home, the buyer must go back to court to get possession, which adds more time.

   Pa.R.C.P. 3135, 3136

Pennsylvania deadlines written into the law

Your own dates are on the notices you received. If a notice and this page disagree, trust the notice and ask a counselor or lawyer.

Common questions in Pennsylvania