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Pennsylvania

Pennsylvania Rules of Civil Procedure 3129. Judicial foreclosure state.

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Judicial Type

Judicial

Redemption

No statutory right of redemption after the sheriff's sale in

Deficiency

Lender may pursue deficiency. Deficiency is the judgment amo

Mediation

Pennsylvania Housing Finance Agency (PHFA) provides HEMAP: e

Statute Citation

Pa. R. Civ. P. 3129-3183

Redemption Period

No statutory right of redemption after the sheriff's sale in most cases. The sale is final when confirmed by the court. Pennsylvania's Act 91 provides a pre-sale notice and counseling process.

Deficiency Judgment Rule

Lender may pursue deficiency. Deficiency is the judgment amount minus the sale price. The court determines fair market value. Deficiency must be pursued in a separate action within 6 months of the delivery of the sheriff's deed.

Notice Requirements

Act 91 notice: must be sent at least 30 days before the foreclosure complaint is filed — includes notice of the right to HEMAP (Homeowner's Emergency Mortgage Assistance Program). Sheriff's sale notice published and posted.

Mediation Program

Pennsylvania Housing Finance Agency (PHFA) provides HEMAP: emergency mortgage assistance loans to prevent foreclosure. Diversion programs in some counties.

Key Provisions

  • Judicial foreclosure — court supervision required
  • Act 91 pre-suit notice with HEMAP information
  • Sheriff's sale by public auction
  • 6-month limit for deficiency action after deed delivery

Homeowner Protections

  • Act 91 pre-suit notice — 30 days minimum
  • HEMAP — emergency mortgage assistance loans from PHFA
  • Judicial process with full due process
  • Fair value defense to deficiency

Frequently Asked Questions

What is Pennsylvania's HEMAP program?+
The Homeowner's Emergency Mortgage Assistance Program (HEMAP) is a Pennsylvania program that provides loans to homeowners facing foreclosure due to circumstances beyond their control (job loss, medical emergency, divorce). HEMAP loans can bring the mortgage current or make ongoing payments for up to 24 months (up to $60,000). You must apply BEFORE the sheriff's sale. The Act 91 notice from the lender explains your HEMAP rights. KEY DEADLINE: you must meet with a HUD-certified housing counselor within 33 days of the Act 91 notice to initiate the HEMAP application.
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