Foreclosure Defense in Philadelphia

Philadelphia is in Pennsylvania, which is a judicial foreclosure state. Pennsylvania is a judicial foreclosure state where the process takes approximately 9-15 months. Foreclosures must be filed in the Court of Common Pleas, and you have the right to answer, raise defenses, and participate in conciliation conferences. The Philadelphia Mortgage Foreclosure Diversion Program — one of the oldest in the country — requires mandatory conciliation before a foreclosure can proceed.

In Pennsylvania, you typically have 20-30 days to file an answer after being served with the foreclosure complaint. Missing this deadline can result in a default judgment, so contact a foreclosure defense professional immediately upon receiving any court papers.

Philadelphia's Mortgage Foreclosure Diversion Program provides mandatory conciliation conferences and access to housing counselors. Save Your Home Philly Hotline connects homeowners with HUD-certified counselors. The Pennsylvania Housing Finance Agency (PHFA) offers the Homeowners' Emergency Mortgage Assistance Program (HEMAP).

Yes, it is possible to keep your home even after the foreclosure process begins. Options include reinstating the loan (paying the past-due amount), negotiating a loan modification, filing for bankruptcy (which stops the foreclosure immediately via the automatic stay), or raising legal defenses that challenge the lender's right to foreclose. In Pennsylvania, many homeowners successfully save their homes through these methods — but early action is critical.