How to Stop a Foreclosure in Pennsylvania
Josh Wernick - REALTOR®
Named 2026 Top Agent — Bucks County and Montgomery County — BestAgents.us · PSA · RENE · Luxury Homes Certified · 18 five-star Google reviews
267-934-5674
Free consultation. No obligation. The earlier you call the more options remain available.
If you have received a foreclosure complaint or a lis pendens has been filed against your property in Pennsylvania the process has formally begun — but it has not ended. Pennsylvania's judicial foreclosure process moves through the courts and typically takes 9 to 18 months from complaint filing to sheriff's sale. That is time you can use to act.
A pre-foreclosure sale stops the foreclosure process
The most effective way to stop a foreclosure in Pennsylvania when equity exists is a pre-foreclosure sale. You list the property and sell it before the sheriff's sale occurs. The lender is paid from the sale proceeds at settlement. The foreclosure action is satisfied. Your credit takes damage from the missed payments and the foreclosure filing — but avoids the catastrophic and lasting damage of a completed sheriff's sale. If your home is worth more than you owe a sale almost always produces a better outcome than any other option.
Filing for bankruptcy temporarily stops foreclosure
Chapter 13 bankruptcy triggers an automatic stay that immediately halts foreclosure proceedings. The stay buys time — typically months — during which a repayment plan is proposed to the court. Chapter 13 does not eliminate the mortgage debt but it may allow you to catch up on missed payments over a 3 to 5 year plan if income supports it. Chapter 7 bankruptcy also triggers an automatic stay but is a temporary pause rather than a long-term solution for homeowners who want to keep the property. Consult a bankruptcy attorney before filing — bankruptcy has serious long-term credit consequences and is not appropriate for every situation.
Loan modification or forbearance
A loan modification changes the terms of your existing mortgage to reduce the payment to an affordable level. A forbearance agreement temporarily pauses or reduces payments. Both require lender approval and documentation of hardship. Neither eliminates the underlying debt — they restructure how it is repaid. If the payment was never truly affordable or if you want to sell anyway a modification does not solve the problem. But if the hardship is temporary and the underlying payment is manageable a modification may be the right path.
Contacting a HUD-approved housing counselor
Pennsylvania homeowners facing foreclosure have access to free or low-cost counseling through HUD-approved agencies. The Pennsylvania Homeowner Assistance Fund and other state programs may provide financial assistance in specific circumstances. These resources are worth exploring — call the HOPE Hotline at 1-888-995-4673 for referrals to HUD-approved counselors in your area.
How to Stop a Foreclosure in Pennsylvania - Frequently Asked Questions
How do I stop a foreclosure in Pennsylvania?
If equity exists in your home a pre-foreclosure sale is almost always the most effective way to stop the foreclosure process and protect your financial position. The sale closes before the sheriff's sale and the lender is paid from the proceeds. Call Josh Wernick - REALTOR® at 267-934-5674 immediately for a free equity analysis.
Can I stop a foreclosure after a lis pendens is filed in Pennsylvania?
Yes. A lis pendens filing means the foreclosure complaint has been filed but the sheriff's sale has not occurred. You can still sell the property before the sheriff's sale. The title complication from the lis pendens is resolved at settlement when the lender is paid. The earlier you act the more options remain available. Call 267-934-5674.
Does bankruptcy stop foreclosure in Pennsylvania?
Yes temporarily. Filing for bankruptcy triggers an automatic stay that halts foreclosure proceedings. Chapter 13 may allow you to catch up on missed payments over a 3 to 5 year repayment plan. Chapter 7 provides a temporary pause. Consult a bankruptcy attorney to understand which option is appropriate for your situation.
How long does it take to stop a foreclosure in Pennsylvania?
A pre-foreclosure sale can close in 30 to 60 days from listing if the property is priced correctly and a motivated buyer is found. The earlier in the foreclosure process you list the more time you have to close before the sheriff's sale date. Call Josh Wernick at 267-934-5674 immediately to understand your timeline.
Who should I call to stop foreclosure in Bucks County or Montgomery County PA?
Call Josh Wernick - REALTOR® at Keller Williams Real Estate at 267-934-5674. Named 2026 Top Agent Bucks County and Montgomery County by BestAgents.us. Free consultation. The earlier you call the more options remain available.
Related:
How to avoid foreclosure in Pennsylvania
Pennsylvania foreclosure process step by step
Act 91 notice Pennsylvania — what to do
Can I sell my house before foreclosure in PA?
Facing foreclosure in Bucks County PA
Facing foreclosure in Montgomery County PA