Pennsylvania Foreclosure Process — Step by Step
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
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Pennsylvania is a judicial foreclosure state. The lender must file a lawsuit and obtain a court judgment before a sheriff's sale can occur. The full process from first missed payment to sheriff's sale typically takes 12 to 18 months — longer than most states. Understanding each step tells you exactly where you stand and what options remain available at each stage.
Step 1 — Missed payments (Day 1 to Day 60)
Most lenders begin internal collection activity after the first missed payment. After 30 days the payment is reported as delinquent to the credit bureaus. After 60 days of missed payments the lender is required under Pennsylvania law to send the Act 91 notice. During this period the lender cannot begin formal foreclosure proceedings. Options available: catch up on missed payments, contact the lender to discuss forbearance or modification, or contact a real estate agent to understand your equity position and evaluate a sale.
Step 2 — Act 91 Notice (Day 60 to Day 90)
The Act 91 notice is Pennsylvania's mandatory pre-foreclosure warning. It must be sent after 60 days of missed payments and describes your rights and available assistance programs. The lender cannot file a foreclosure complaint until 30 days after the Act 91 notice is sent. This is one of the most critical windows for action. Options available: all options from Step 1 remain available. A pre-foreclosure sale can begin during this period and close before any formal complaint is filed. Call 267-934-5674 immediately if you have received an Act 91 notice.
Step 3 — Foreclosure Complaint Filed (Day 90+)
After the 30-day Act 91 waiting period the lender can file a foreclosure complaint in the Court of Common Pleas. The complaint is served on the homeowner and a lis pendens is recorded against the property at the county Recorder of Deeds. The lis pendens is a public notice that the property is subject to pending litigation. Options available: a pre-foreclosure sale is still possible after a lis pendens is filed but the title complication must be addressed at settlement. The sale proceeds pay off the mortgage and satisfy the lien. Contact a real estate attorney and a real estate agent immediately.
Step 4 — Judgment and Sheriff's Sale Scheduling
If the homeowner does not respond to the complaint or does not reach an agreement with the lender the court enters a judgment in favor of the lender. The lender then schedules a sheriff's sale. The sheriff's sale date is publicly advertised. Options available: a sale is still technically possible before the sheriff's sale date but the timeline is extremely compressed. Most buyers cannot close in the time typically available after a sheriff's sale is scheduled. Act before this stage.
Step 5 — Sheriff's Sale
At the sheriff's sale the property is auctioned to the highest bidder. The opening bid is typically the amount owed on the mortgage plus costs. If no third-party bidder meets the opening bid the lender takes the property. After the sheriff's sale the homeowner typically has a limited redemption period during which they can reclaim the property by paying the full amount owed. In Pennsylvania this period is generally not available once the sheriff's deed is delivered. The sheriff's sale is the worst financial outcome for a homeowner with equity — the proceeds go to satisfy the debt and costs, and any surplus above what is owed goes to the homeowner, but sheriff's sales routinely produce below-market prices.
Pennsylvania Foreclosure Process Step by Step - Frequently Asked Questions
How long does the foreclosure process take in Pennsylvania?
From first missed payment to sheriff's sale typically takes 12 to 18 months in Pennsylvania. The Act 91 notice comes after 60 days. The complaint cannot be filed until 30 days after the Act 91 notice. From complaint filing to sheriff's sale takes additional months through the court system. Pennsylvania is one of the longest foreclosure timelines in the country.
What is the Act 91 notice in Pennsylvania?
The Act 91 notice is Pennsylvania's mandatory pre-foreclosure warning sent by the lender after 60 days of missed payments. The lender cannot file a foreclosure complaint until 30 days after the notice is sent. If you have received an Act 91 notice call Josh Wernick at 267-934-5674 immediately — you are at the earliest stage of the formal process and have the most options available.
What is a lis pendens in Pennsylvania foreclosure?
A lis pendens is a recorded notice that the property is subject to pending litigation — in this case a foreclosure complaint. It is recorded at the county Recorder of Deeds when the complaint is filed. A lis pendens does not prevent a sale but it must be addressed and satisfied at settlement. Call Josh Wernick at 267-934-5674 if a lis pendens has been filed against your property.
Can I sell my house during the Pennsylvania foreclosure process?
Yes at any stage before the sheriff's sale. The earlier you act the more options remain available. A pre-foreclosure sale is possible from the first missed payment all the way up to the sheriff's sale date though compressed timelines late in the process make it more difficult. Call Josh Wernick - REALTOR® at 267-934-5674 immediately to understand your timeline.
Who should I call if I am going through the foreclosure process in Pennsylvania?
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. Understanding your equity position is the most important first step and the conversation costs nothing.