How to Stop Foreclosure in Pennsylvania: The 4 Options That Actually Work

Pennsylvania is a judicial foreclosure state. Your lender has to sue you in the county Court of Common Pleas, win a judgment, and then have the sheriff schedule a sale. That entire process takes 6–12 months minimum, and there are checkpoints where you can stop it — even at the last minute.

Option 1: Act 91 / PHFA HEMAP (loan assistance program)

Pennsylvania's Homeowner's Emergency Mortgage Assistance Program loans you up to 24 months of mortgage payments if the default is due to circumstances beyond your control (job loss, medical, divorce). You must apply within 30 days of receiving your Act 91 notice from the lender.

Best when: You had a temporary income disruption and can resume payments soon.

Option 2: Loan modification

Most Pennsylvania mortgages are sold to Fannie Mae, Freddie Mac, or are FHA/VA loans — all of which have mandatory modification programs. A modification can lower your rate, extend the term, or capitalize arrears.

Best when: Your income recovered but you're too far behind to catch up in a lump sum.

Catch: Lenders are allowed to "dual track" — pursue foreclosure and review a modification simultaneously. Don't let modification review be your only plan.

Option 3: Chapter 13 bankruptcy

The most powerful tool in PA, and the one we use most. Chapter 13 lets you:

• Stop the foreclosure immediately via the automatic stay.
• Cure all mortgage arrears over 3–5 years while you resume normal monthly payments.
• Strip a fully unsecured second mortgage if your home is underwater.
• Discharge other debts that were dragging you down.

Best when: You're multiple months behind, the lender won't modify, and you have enough income to pay current mortgage + a catch-up amount.

Option 4: Chapter 7 (limited use)

Chapter 7 stops the sale via the automatic stay, but it does not cure arrears. It's a pause button, not a fix. Useful if you need 3–4 months to sell the house, or if you want to surrender the home and walk away from the deficiency.

The "morning of the sheriff sale" filing

A bankruptcy petition filed before the sale starts — even an hour before — triggers the automatic stay and stops the sale. We've done this many times. It's not the calmest way to file, but it works.

What does not work

• Ignoring the complaint. A default judgment leads straight to a sale.
• "Mortgage rescue" companies promising to negotiate for an up-front fee. Most are scams or rebranded loan modification mills.
• Deeding the house to a relative. Doesn't stop the lender's lien and creates fraudulent-transfer issues if you later file.

The earlier you call, the more options you have

At 60 days delinquent, all four options are on the table. At 60 minutes before the sheriff sale, really only one is. A free consultation tells you which tool fits your situation and how fast we can move.