Foreclosure and tax sales in Pennsylvania
What our research shows about Pennsylvania's rules. General information with sources — not legal advice, and not a reading of your papers.
How foreclosure works
The usual timeline
- +At least 120 days
Federal rule: the servicer generally cannot make the first foreclosure notice or filing until you are more than 120 days behind
Applies to most home loans in every state. A complete loss-mitigation application sent more than 37 days before a sale also triggers federal protections.
Checked against the official text12 CFR § 1024.41(f)(1) - +At least 33 days
Pre-suit notice — at least 33 days before the lawsuit can be filed
Before suing, the lender sends the combined Act 91/Act 6 notice. You have 30 days (plus 3 for mailing) to meet a PHFA-approved counseling agency and apply for the Homeowner’s Emergency Mortgage Assistance Program (HEMAP); the lender cannot foreclose during those 33 days (and for 30 days after the meeting). Call PHFA at 800-342-2397.
Checked against the official text35 P.S. § 1680.403c (Act 91) Lawsuit filed and you are served with the summons and complaint
From a reputable summaryAnswer the lawsuit by the deadline on your summons
Read the summons: it states the deadline. Missing it can mean a default judgment.
Not confirmed — check itMediation may be available (voluntary or local programs)
County foreclosure diversion / conciliation programs (e.g., Philadelphia Residential Mortgage Foreclosure Diversion Program). No statewide program. Some counties require a conciliation conference, others let you opt in or pause the case up to 90 days. Check your county court’s website.
From a reputable summaryCourt judgment of foreclosure (if the lender wins)
From a reputable summary- +At least 30 days
Sheriff’s / court sale
After judgment, the sheriff’s sale notice is posted on the home and served on you at least 30 days before the sale, and published once a week for three weeks (first at least 21 days before).
From a reputable summary No right to redeem after the sale
No redemption after the sheriff’s sale.
From a reputable summary
A general sequence built from the rules above. "At least" periods are the shortest we found; your case can take longer.
Notices and the sale
- Notice before foreclosure
- At least 33 daysBefore suing, the lender sends the combined Act 91/Act 6 notice. You have 30 days (plus 3 for mailing) to meet a PHFA-approved counseling agency and apply for the Homeowner’s Emergency Mortgage Assistance Program (HEMAP); the lender cannot foreclose during those 33 days (and for 30 days after the meeting). Call PHFA at 800-342-2397.
“After receiving the Act 91 Notice, you have 30 days (plus three days for postal delivery)… During this 33-day time period, your lender is not able to foreclose on your home.” (PHFA)
- Notice of sale
- At least 30 daysAfter judgment, the sheriff’s sale notice is posted on the home and served on you at least 30 days before the sale, and published once a week for three weeks (first at least 21 days before).
Pa. R.C.P. 3129.2
From a reputable summary[1] - Publication
- Newspaper once a week for three weeks; first at least 21 days before the sale.From a reputable summary[1]
- When sales happen
- Not researched yet for this state.
- Time to answer the lawsuit
- Not researched yet for this state.
- Court confirms the sale
- Not researched yet for this state.
Your rights before and after the sale
- Catching up (reinstatement)
- Up to one hour before bidding at the sheriff’s sale, up to three times per calendar year.
41 P.S. § 404
- Buying the home back (redemption)
- NoNo redemption after the sheriff’s sale.
- Owing money after the sale (deficiency)
- LimitedSeparate action within six months; if the lender bought the home, limited by fair market value.
42 Pa.C.S. §§ 8103, 5522(b)(2)
From a reputable summary[1] - Mediation
- Some courts or countiesCounty foreclosure diversion / conciliation programs (e.g., Philadelphia Residential Mortgage Foreclosure Diversion Program).No statewide program. Some counties require a conciliation conference, others let you opt in or pause the case up to 90 days. Check your county court’s website.From a reputable summary[1]
Property tax sales
- Tax sale system
- Mixed / depends on locality
Most counties: upset tax sale, then judicial tax sale, then repository (Real Estate Tax Sale Law). Philadelphia and Allegheny County: court-ordered sheriff’s sale under the Municipal Claims and Tax Liens Act.
From a reputable summary[4] - How it works
- Before an upset sale, the tax claim bureau mails certified notice at least 30 days ahead, advertises 30 days ahead, posts the property 10 days ahead, and must personally serve an owner-occupant at least 10 days ahead.From a reputable summary[4]
- Redeeming after a tax sale
- No redemption after a Real Estate Tax Sale Law sale (you can object within 30 days of confirmation nisi). Under the Municipal Claims and Tax Liens Act (e.g., Philadelphia), an owner-occupant may get 9 months.
72 P.S. §§ 5860.501, 5860.607
From a reputable summary[4] - Relief programs
- Not researched yet for this state.
- Payment plans
- Installment agreement with the tax claim bureau: 25% down and the rest in up to three payments within a year.From a reputable summary[4]
- Surplus after a tax sale
- Not researched yet for this state.
Bankruptcy exemptions
- Federal exemption list
- You may choose the federal list
You may choose the federal bankruptcy exemption list (11 U.S.C. § 522(d)) instead of the state list — one list or the other, never a mix.
From a reputable summary[5] - Homestead exemption
- NoneNo state homestead exemption (only a $300 general exemption); Pennsylvania filers usually use the federal list, which it allows.From a reputable summary[6]
Where to get free help
- Free legal aid (LSC-funded)
- Checked against the official text[8]
- Legal help website
The official site blocked our automated check on 2026-09-22; confirm the page before relying on it.
Not confirmed — check it[9]- State housing agency
- Checked against the official text[7]
- Attorney general / consumer protection
- Checked against the official text[10]
- Court self-help
- Checked against the official text[11]
- HUD-approved housing counselors
- HUD-approved housing counseling agencies — Free or low-cost, HUD-approved housing counselors in every state. Call or search by ZIP code.
Sources
Retrieved 2026-09-22. Official texts are marked “official”; summaries are marked “summary”.
- [1]Nolo — Pennsylvania Foreclosure Laws and Proceduressummary
- [2]Nolo — State Foreclosure Laws: 50-state chart (process, deficiency, redemption, reinstatement)summary
- [3]Pennsylvania Housing Finance Agency — HEMAP Fact Sheet (official)35 P.S. § 1680.403c (Act 91)official
- [4]Nolo — Pennsylvania upset and judicial tax salessummary
- [5]Nolo — Federal Bankruptcy Exemptions — which states allow the federal list11 U.S.C. § 522(b)(2)summary
- [6]Asset Protection Planners — Homestead Exemptions by U.S. State and Territory (2026 chart with statute cites)summary
- [7]PHFA HOMEPAGE | Mortgage – Housing – Foreclosure Options (official site, checked live)official
- [8]Legal Services Corporation — Our Grantees (official list of LSC-funded programs by state)official
- [9]PALawHelp.orgofficial
- [10]Home - PA Office of Attorney General (official site, checked live)official
- [11]Representing Yourself | Learn | Unified Judicial System of Pennsylvania (official site, checked live)official