Allegheny County Foreclosure Resources
Complete guide to the foreclosure process in Allegheny County, Pennsylvania. Courthouse addresses, filing procedures, timelines, mediation options, and local legal aid — everything you need to defend your home.
Response within 24 hours
Foreclosure Type
Judicial
Avg. Timeline
12–24 months (judicial schedule)
Mediation
Not Mandatory
Population
1.2 million
Allegheny County Foreclosure Timeline
Pennsylvania is a judicial foreclosure state. Every foreclosure must go through the Circuit Court of Allegheny County, giving homeowners significant procedural rights and time to mount a defense.
Pennsylvania requires the lender to send the Act 91 notice at least 30 days before filing the foreclosure complaint. This notice includes your rights under HEMAP and the requirement to meet with a HUD-certified housing counselor within 33 days — a critical, often-missed deadline.
The lender files a complaint and the case proceeds through the Allegheny County Court of Common Pleas. After judgment, the Sheriff's sale is held as a public auction. Early responses and defenses on standing matter here.
Pennsylvania provides no post-sale redemption. Any deficiency must be pursued in a separate action within 6 months of the delivery of the sheriff's deed, and a fair-value defense can limit the amount.
Courthouse & County Offices
Allegheny County Courthouse
436 Grant St, Pittsburgh, PA 15219
(412) 350-5300
Mon–Fri 8:00AM–4:30PM
City-County Building (Allegheny County Courts)
414 Grant St, Pittsburgh, PA 15219
(412) 350-5300
Mon–Fri 8:00AM–4:30PM
Clerk of Court
Allegheny County Department of Court Records — Civil
Processes foreclosure complaints, judgments, and sheriff's-sale-court records.
County Recorder
Allegheny County Department of Real Estate / Recorder of Deeds
Sheriff / Sale Info
Allegheny County Sheriff's Office
436 Grant St, Pittsburgh, PA 15219
(412) 350-4700
The Allegheny County Sheriff conducts the court-ordered public foreclosure sale. After the sale, eviction proceeds through further court process.
Is Mediation Available?
Pennsylvania's key program is HEMAP — emergency mortgage assistance loans from the Pennsylvania Housing Finance Agency. Allegheny County also offers diversion programs and counseling, but there is no mandatory court foreclosure-mediation program. Meet the Act 91 counseling deadline to protect your HEMAP eligibility.
Filing Requirements
- •Act 91 notice sent at least 30 days before filing (with HEMAP info)
- •Meet with a HUD-certified housing counselor within 33 days of the Act 91 notice
- •Foreclosure complaint filed with the Court of Common Pleas
- •Sheriff's sale by public auction after judgment
- •No post-sale redemption in Pennsylvania
- •Deficiency pursued in a separate action within 6 months of the sheriff's deed
Key Statutes
Pennsylvania Rules of Civil Procedure 3129
Pa. R. Civ. P. 3129
Governs the sheriff's sale and in rem real estate execution process.
Act 91 (P.L. 388, No. 91)
35 Pa. Stat. § 1681.401 et seq.
Requires the 30-day pre-suit notice and HEMAP counseling information to homeowners.
HEMAP — Pennsylvania Housing Finance Agency
35 Pa. Stat. § 1681.402
Provides emergency mortgage assistance loans to qualifying Pennsylvania homeowners.
Right of Redemption
Pennsylvania provides no statutory right of redemption after the sheriff's sale. Your best opportunities are the Act 91 pre-suit window to engage HEMAP and loss mitigation, and defending the foreclosure before judgment. Acting on the Act 91 notice is the critical first step.
Deficiency Judgments
A Pennsylvania lender may pursue a deficiency in a separate action within 6 months of the sheriff's deed. You can raise a fair-value defense so the deficiency is limited to the judgment amount minus the property's fair market value rather than the auction price.
Legal Aid
Neighborhood Legal Services Association (Pittsburgh)
Free civil legal help for qualifying low-income residents, including foreclosure defense.
Lawyers Helping to Protect Homeowners (LHPH)
Pittsburgh pro bono program providing free legal help to homeowners facing foreclosure.
Frequently Asked Questions
What is the Act 91 notice in Allegheny County?+
A notice the lender must send at least 30 days before filing the foreclosure complaint. It explains your HEMAP rights and requires you to meet a HUD-certified housing counselor within 33 days. Missing this deadline can cost you HEMAP eligibility — act immediately.
What is HEMAP?+
The Homeowner's Emergency Mortgage Assistance Program provides loans to bring your mortgage current or make payments for up to 24 months when the default is due to circumstances beyond your control. You must apply before the sheriff's sale.
Where is the Pittsburgh foreclosure sale held?+
The Sheriff conducts the court-ordered sale as a public auction, typically at the County Courthouse in downtown Pittsburgh on Grant St.
Can the lender get a deficiency in Pennsylvania?+
Yes, within 6 months of the sheriff's deed, but you can raise a fair-value defense so the amount is capped at debt minus fair market value.
Where can I get free help in Allegheny County?+
Neighborhood Legal Services and Lawyers Helping to Protect Homeowners provide free help to qualifying residents. Start with a HUD-approved housing counselor immediately.
More Resources for Allegheny County Homeowners
Pennsylvania Foreclosure Laws
Complete state-level guide to foreclosure laws, timelines, and homeowner protections.
Foreclosure Defense
Comprehensive defense strategies to stop or delay foreclosure in any U.S. county.
Free Case Review
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