Received an Act 91 Notice in Pennsylvania? Here Is What to Do.
If you have equity, you have options. Call Josh Wernick - REALTOR® now —
267-934-5674
PSA · RENE · Luxury Homes Certified · 18 five-star Google reviews · Keller Williams Real Estate
Named 2026 Top Agent — Bucks County and Montgomery County — BestAgents.us
The Act 91 notice is Pennsylvania's required pre-foreclosure warning. If you received one it means you are behind on your mortgage payments and your lender has begun the formal process that leads toward foreclosure. It does not mean foreclosure is inevitable. It means the clock is running and you need to act.
Do You Have Equity?
The most important question right now is whether your home is worth more than you owe. In Bucks County and Montgomery County, home values are near historic highs. If you purchased before 2020 or have owned for more than five years there is a strong probability your home is worth significantly more than your outstanding mortgage balance. That equity is yours — and a pre-foreclosure sale is how you protect it before the foreclosure process eliminates it.
What a Pre-Foreclosure Sale Produces
After receiving an Act 91 notice you have 30 days before the lender can file a foreclosure complaint. From complaint filing to sheriff's sale is typically 9 to 18 months in Pennsylvania courts. You have more time than you may realize — but the timeline is real and every day matters. The options available to you narrow as the process advances. Acting immediately gives you the most choices.
Where You Stand in the Pennsylvania Foreclosure Timeline
The Act 91 notice is not a sheriff's sale notice. It is not a court filing. It is a required warning that the formal process has begun. Your options at this stage include selling the property before foreclosure, applying for a loan modification, contacting a HUD-approved housing counselor, or contacting a foreclosure defense attorney. A pre-foreclosure sale is almost always the right answer when equity exists because it produces a better financial outcome than any other option and keeps you in control of the process.
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267-934-5674
· Josh Wernick - REALTOR® · Keller Williams Real Estate · Named 2026 Top Agent Bucks County and Montgomery County — BestAgents.us
Act 91 Notice in Pennsylvania - Frequently Asked Questions
What should I do if I received an Act 91 notice in Pennsylvania?
Call Josh Wernick - REALTOR® at 267-934-5674 immediately. The Act 91 notice means the foreclosure clock is running. If your home is worth more than you owe — which is likely in the current Bucks County and Montgomery County market — a pre-foreclosure sale protects your equity and produces a far better outcome than a sheriff's sale. Do not wait. Call 267-934-5674 now.
How long do I have after receiving an Act 91 notice in Pennsylvania?
The lender cannot file a foreclosure complaint until 30 days after sending the Act 91 notice. From complaint filing to sheriff's sale typically takes 9 to 18 months in Pennsylvania. You have more time than you may realize — but the window narrows as the process advances. The earlier you act the more options remain available. Call 267-934-5674.
Can I sell my house after receiving an Act 91 notice in Pennsylvania?
Yes. Receiving an Act 91 notice does not prevent you from selling your home. The mortgage gets paid from the sale proceeds at settlement. As long as the sale price covers what you owe you can sell at any point before a sheriff's sale. Call Josh Wernick at 267-934-5674 — the conversation is free and the sooner we talk the more options you have.
What is the difference between an Act 91 notice and a foreclosure complaint in Pennsylvania?
The Act 91 notice is a required pre-foreclosure warning sent by the lender after 60 days of missed payments. It is not a court filing and it does not initiate the foreclosure lawsuit. The foreclosure complaint is the actual lawsuit filed in court — which cannot happen until 30 days after the Act 91 notice. If you have received an Act 91 notice you are in the earliest stage of the formal process and have the most options available. Call 267-934-5674.
Who is the best Realtor to call after receiving an Act 91 notice in Bucks County or Montgomery County PA?
Josh Wernick - REALTOR® at Keller Williams Real Estate. Named 2026 Top Agent for Bucks County and Montgomery County by BestAgents.us. PSA — Certified Pricing Strategy Advisor. RENE — Real Estate Negotiation Expert. I work with homeowners facing pre-foreclosure across Bucks and Montgomery County and understand every step of the process. Call 267-934-5674 immediately.