Is Pennsylvania a judicial or non-judicial foreclosure state?

Pennsylvania is a judicial foreclosure state, meaning the mortgage servicer must file a lis pendens and obtain a court order before proceeding with a sheriff sale. After a notice of default is recorded, all foreclosures in Pennsylvania go through the court system. The judicial foreclosure process in Pennsylvania typically takes approximately 270 days.

How long does the foreclosure process take in Pennsylvania?

The Pennsylvania foreclosure timeline is approximately 270 days. After the notice of default, the pre-foreclosure period includes court filings, service of process, and mandatory waiting periods. Borrowers may pursue loss mitigation options such as loan modification or forbearance during this time. The court must approve all steps before the sheriff sale can take place.

Does Pennsylvania have a right of redemption after foreclosure?

Pennsylvania does not offer a statutory right of redemption after a non-judicial foreclosure sale. Once the property is sold, the equity of redemption is extinguished and the property typically becomes REO (real estate owned) by the purchasing entity. Borrowers facing foreclosure may also consider alternatives such as a deed in lieu of foreclosure or a short sale to minimize financial impact before the property goes to auction.

How much does foreclosure cost in Pennsylvania?

Foreclosure costs in Pennsylvania typically range from $4,000-$8,000, covering legal fees, filing costs, notice and publication requirements, and associated processing fees. If the property sells for less than the outstanding loan balance, the lender may seek a deficiency judgment against the borrower for the remaining amount. Borrowers should consult with an attorney to understand their liability for any potential deficiency judgment.

Can I sell my mortgage note to avoid foreclosure in Pennsylvania?

Yes. If you hold a non-performing mortgage note in Pennsylvania, you can sell it to a note buyer like Amerinote Xchange instead of going through the sheriff sale process. This provides a lump sum of cash and eliminates the legal costs, carrying costs, and uncertainty associated with Pennsylvania foreclosure proceedings. Compared to alternatives like a short sale or deed in lieu of foreclosure, selling the note transfers all servicing responsibilities to the buyer immediately.

Pennsylvania Foreclosure Laws & Process Overview (2026)

Sections

Foreclosure Process Overview Pre-foreclosure Period Types of Foreclosures Notice and Sale Process Avoiding Foreclosure by Selling Your Mortgage Note Borrower Rights and Protections Redemption and Deficiency Judgments Special Protections and Programs How Pennsylvania Compares to Other States Conclusion

In Pennsylvania, all foreclosures are processed through the court system. The foreclosure process in Pennsylvania typically takes about 10 months, excluding the pre-foreclosure period.

Pennsylvania Foreclosure Laws & Process — Quick Reference (2026)
Foreclosure Factor	Pennsylvania Details
Foreclosure Type	Judicial (Court-Ordered Process)
Foreclosure Timeline	Approximately 270 Days
Average Foreclosure Cost	$4,000 – $8,000
Deficiency Judgment	Permitted — Lender May Seek deficiency judgment
Right of Redemption	No Statutory Right of Redemption
Redemption Period	None After Sheriff Sale
Sale Conducted By	Sheriff (Judicial Foreclosure Sale)
Required Notice Period	30 Days Before Sheriff Sale

Foreclosure Process Overview

Foreclosure begins in Pennsylvania when a borrower is at least 60 days late on payments. Before starting the foreclosure, the lender must send two notices to the borrower, offering options to prevent or avoid it.

If the borrower does not find a way to prevent the foreclosure, the lender files a lawsuit. Then, the creditor must notify the borrower of the foreclosure action, giving them about one month to respond before the court orders the property to be sold.

Pre-foreclosure Period

The pre-foreclosure period is a 2-4 month window during which the borrower can find a solution to prevent foreclosure.

Types of Foreclosures

As stated earlier, Pennsylvania practices only judicial foreclosures, involving court proceedings where the lender files a lawsuit against the defaulting borrower. If the court rules in favor of the lender, it orders the appropriate person to sell the property at a public auction.

Notice and Sale Process

The county sheriff gives notice of the sale at least 30 days prior by posting a handbill on the property and delivering a copy to the borrower. The sale is advertised in local newspapers for three consecutive weeks.

One to two months after the court’s order regarding the sale of the property, the county sheriff oversees a public auction for the sake of the property. The sheriff sells the property to the highest bidder, and completes the necessary documents to transfer ownership.

Avoiding Foreclosure by Selling Your Mortgage Note

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Homeowners in Pennsylvania facing foreclosure may consider selling their mortgage note to a reputable note buyer. This can help avoid the foreclosure process and its negative impacts on credit and homeownership.

Borrower Rights and Protections

Borrowers in Pennsylvania have the right to be notified of the foreclosure and to respond to the court filing. They also have the opportunity to prevent the sale by paying the full amount owed up to one hour before the sale.

Redemption and Deficiency Judgments

There is no right of redemption for borrowers following the sale in Pennsylvania. Meanwhile, creditors can pursue deficiency judgments, requesting the court to order borrowers to pay the difference between the sale price and the mortgage balance.

Special Protections and Programs

Pennsylvania has mandatory pre-foreclosure diversion programs in some counties. For example, the Pennsylvania Housing Finance Agency spearheads the Homeowners Emergency Mortgage Assistance Program (HEMAP).

The HEMAP process starts when your lender sends you an Act 91 Notice. This notice informs you of your right to apply for a loan from HEMAP, which can cover your overdue payments and possibly provide monthly assistance if your household income isn’t enough.

To be eligible, you must live in the property, have fallen behind on payments due to reasons beyond your control, and be able to demonstrate that you can resume full mortgage payments within 24 months at most. Once you receive an Act 91 Notice, it’s important to contact a counseling agency as specified in the notice. If you apply within 33 days from the date of the notice, your lender cannot proceed with any further actions.

After meeting with a counselor, they have 30 days to submit your application to HEMAP. Once HEMAP receives your application, they have 60 days to decide. You’ll be informed of the decision by mail. As long as you follow these timelines, your lender cannot start foreclosure proceedings.

How Pennsylvania Compares to Other States

Foreclosure in Pennsylvania is a lengthy process compared to the national average. Here is how it stacks up:

State	Process	Timeline	Avg. Cost	Redemption
Pennsylvania	Judicial	270 days	$3,000–$7,000	None
Texas	Non-Judicial	27 days	$1,200–$3,500	None
New York	Judicial	445 days	$5,000–$10,000	None
Georgia	Non-Judicial	37 days	$1,000–$3,000	None
Alabama	Non-Judicial	49–74 days	$1,000–$3,000	None
Connecticut	Judicial	150 days	$3,000–$7,000	None

As the table shows, Pennsylvania's judicial process takes far longer and costs significantly more than non-judicial states like Texas. The reality is that carrying a non-performing note through a 270 days foreclosure means months of legal fees, lost payments, and uncertainty. That is why many note holders in Pennsylvania choose to sell their notes instead — it is a faster, cleaner resolution.

Impact on Credit Score

Like in other states, foreclosure in Pennsylvania can decrease a borrower’s credit score 100 points or more.

Conclusion

Now that you understand Pennsylvania’s foreclosure laws and processes and the rights and protections available to borrowers, you can safely navigate foreclosure in this state. For those facing foreclosure, selling the mortgage note can be a viable option to avoid the process and its repercussions.

Pennsylvania Foreclosure Laws & Process Overview