Pennsylvania is a judicial foreclosure state with Act 91 requiring a 30-day pre-foreclosure notice. 20-day Answer deadline in Court of Common Pleas. PA has strong homeowner protections and a 6-month average timeline. We serve all 67 PA counties.
Judicial Foreclosure
Common Pleas Court
20-Day Answer
Strict PA deadline
Act 91 Notice
30-day pre-foreclosure
67 Counties
Statewide filing
Rush response within 24 hours
Pennsylvania has 67 counties, each with a Court of Common Pleas. All foreclosures are judicial and heard in the county where the property is located. File your Answer within 20 days of service.
All 67 Pennsylvania counties served — Philadelphia, Allegheny, Montgomery, Bucks, Delaware, Chester, Lancaster, York, Berks, Lehigh, Northampton, Erie, Lackawanna, Luzerne, Dauphin, Cumberland, and all others.
From receiving the Act 91 Notice to answering in the Court of Common Pleas, here are the essential steps every Pennsylvania homeowner must take.
Under Pennsylvania's Act 91 (35 P.S. § 1680.401c), your lender must send you a pre-foreclosure notice at least 30 days before filing a complaint. This notice explains your default, the amount owed, and your right to apply for emergency mortgage assistance through Pennsylvania Housing Finance Agency (PHFA). Do not ignore it.
The lender files a Complaint in Mortgage Foreclosure in the Court of Common Pleas of the county where the property is located. A Praecipe for Writ of Summons or a Complaint is served on you. The property receives a Lis Pendens notice with the Prothonotary.
Under Pennsylvania Rule of Civil Procedure 1026, you have 20 days from service to file a written Answer. Your Answer should include specific denials, applicable defenses, and any New Matter. Common defenses include lack of standing, failure to comply with Act 91 notice requirements, and violations of the PA Unfair Trade Practices and Consumer Protection Law.
Pennsylvania offers the Homeowner's Emergency Mortgage Assistance Program (HEMAP) through PHFA. Many counties also have mandatory conciliation conferences before a foreclosure can proceed. These programs can provide loan assistance, negotiate modifications, and delay the foreclosure process significantly.
If the court enters judgment for the lender, the property proceeds to Sheriff Sale. Pennsylvania law requires proper notice and publication. The sale is conducted by the county Sheriff. Acting early — at the Answer stage — is critical to protecting your rights and maximizing your options.
Pennsylvania is a judicial foreclosure state. All foreclosures proceed through the Court of Common Pleas. The lender files a complaint and the homeowner has 20 days to file an Answer. PA has a strong foreclosure diversion program in many counties. Pennsylvania has 67 counties.
Act 91 Notice
PA requires an Act 91 notice — a right to cure and request for housing counseling. Must be sent before filing. Lender then files complaint in Court of Common Pleas.
Complaint & Summons
Lender files complaint in Court of Common Pleas. Homeowner served. 20 days to file Answer with affirmative defenses.
Answer & Diversion
20 days to Answer. Many PA counties have foreclosure diversion programs providing structured negotiation with court oversight.
Judgment & Sheriff Sale
If no defense prevails, court enters judgment. Property sold at sheriff sale. PA has no statutory redemption period after sale.
The Act 91 notice is a critical pre-foreclosure step. PA's diversion programs provide valuable opportunities. No post-sale redemption — pre-sale action is essential.
Standing Challenge
The foreclosing party must prove legal right to enforce. PA courts carefully scrutinize standing and chain of assignment.
Act 91 Compliance
PA's Act 91 requires specific notice and housing counseling information. Failure to comply can be a complete defense.
Diversion Programs
Many PA counties offer foreclosure diversion — structured programs with court oversight to negotiate alternatives.
Deficiency Judgments
PA allows deficiency judgments. Fair market value considerations may limit the amount recoverable.
PA's Act 91 provides a right to cure. Pay past-due amounts before judgment to reinstate the loan.
Negotiating to change loan terms — lowering rates, extending term, or adding missed payments.
Many PA counties offer diversion programs with structured court-supervised negotiation.
Temporary pause or reduction in payments during financial hardship.
File Answer in Court of Common Pleas within 20 days. All 67 PA counties.
Professional document preparation for PA Court of Common Pleas filings and loss mitigation.
Important: Dream Legal Solutions provides document preparation services. We are not a law firm. For legal advice, consult a licensed Pennsylvania attorney.
Dream Legal Solutions helps PA homeowners prepare documents to respond effectively to foreclosure in all 67 counties.
30+ Years Nationwide
Decades of combined experience.
PA Process Knowledge
We understand PA Act 91, diversion programs, 20-day Answer, and Court of Common Pleas across all 67 counties.
Cost-Effective
More affordable than full attorney representation.
Dream Legal Solutions is not a law firm. Results vary. No outcome guaranteed.
Hear from homeowners across Pennsylvania who used our document preparation services to respond to foreclosure — from Philadelphia to Pittsburgh, Erie to Allentown.
"I was served foreclosure papers in Philadelphia and didn't know where to turn. Dream Legal Solutions prepared my Answer for the Court of Common Pleas and organized everything I needed. They knew Act 91 requirements and had my documents ready within 48 hours."
— Marcus D., Philadelphia (Philadelphia County)
"After a medical emergency caused us to fall behind, the lender filed in Allegheny County. Dream Legal Solutions prepared our response and helped us understand the HEMAP program through PHFA. Their support made all the difference."
— Patricia & John R., Pittsburgh (Allegheny County)
"Dream Legal Solutions helped me respond to a foreclosure in Montgomery County. I was overwhelmed by the 20-day deadline, but they prepared my defenses including Act 91 notice compliance issues. Professional and thorough service."
— Kevin S., Norristown (Montgomery County)
"After losing my job, I fell behind in Bucks County. Dream Legal Solutions got my documents organized and ready for the Prothonotary. They understand Pennsylvania foreclosure law and were responsive every step of the way."
— Angela W., Doylestown (Bucks County)
"Living in Lancaster County, I needed someone who understood the Pennsylvania court system. They prepared my Answer with detailed attention to Pa.R.C.P. requirements. Their turnaround time was incredible — complete package the next day."
— Robert J., Lancaster (Lancaster County)
"After my divorce, I couldn't keep up with the mortgage in Delaware County. Dream Legal Solutions prepared my foreclosure response and documented my changed circumstances. Their document prep service gave me real options I didn't know I had."
— Lisa M., Media (Delaware County)
These testimonials reflect individual experiences of Pennsylvania homeowners who used our document preparation services. Results vary based on individual circumstances. Dream Legal Solutions is a document preparation service, not a law firm. We do not provide legal advice, representation, or guarantee any outcome.
Understanding the notices and documents you may receive in a Pennsylvania foreclosure is critical to responding correctly and on time.
Pennsylvania's Act 91 requires lenders to send a pre-foreclosure notice at least 30 days before filing. It must inform you of the default, the amount to cure, and your right to apply for HEMAP emergency mortgage assistance through PHFA.
The formal filing in the Court of Common Pleas naming you as defendant, identifying the property, stating the amount owed, and demanding foreclosure. This triggers your 20-day Answer deadline under Pa.R.C.P. 1026.
Official court documents served personally or by sheriff. Tells you that you have been sued, identifies the court and case number, and states the deadline to respond. The clock starts from the date of service.
If no Answer is filed within 20 days, the Prothonotary may enter a default judgment. The court may then issue a Judgment in Mortgage Foreclosure without further notice to you. This is the most dangerous outcome.
If the court rules for the lender, it issues a Judgment in Mortgage Foreclosure. This authorizes the county Sheriff to schedule and conduct a Sheriff Sale of the property. Notice of the sale must be published.
After the Sheriff Sale is completed and deed transferred, the new owner may seek a Writ of Possession. The Sheriff will serve notice to vacate. Pennsylvania generally does not provide a statutory right of redemption after a completed judicial foreclosure sale.
If you've been served foreclosure papers in Pennsylvania, take these steps immediately. Time is measured in days, not weeks.
Open everything immediately. The Complaint and Summons tell you the case number, the Court of Common Pleas, and your deadline. Under Pennsylvania law, you have 20 days from service to file your Answer. Ignoring it means automatic default.
Find the date of service on the Complaint. Count 20 calendar days. That is your Answer deadline under Pa.R.C.P. 1026. Do not delay — Pennsylvania courts enforce this deadline strictly.
Review whether the lender sent the required Act 91 Notice at least 30 days before filing. If they failed to do so, this may be a valid defense. Also check if you qualify for HEMAP assistance through PHFA.
Collect your mortgage note, deed, payment records, all lender correspondence, the Act 91 Notice, Summons and Complaint, and any Notices of Default. Organize by date — everything may be relevant.
Call us at 323-813-4113 or use the consultation form. We'll review your situation, explain your options under Pennsylvania law, and prepare your Answer with appropriate defenses — including Act 91 violations and PA Consumer Protection Law claims.
Life happens. Here are the most common situations Pennsylvania homeowners face — and how we help with each one.
Unexpected unemployment or reduced hours in Pennsylvania can quickly make mortgage payments unmanageable. We prepare your Answer while you focus on regaining stability and can document your changed circumstances for HEMAP eligibility.
Medical bills and inability to work due to illness are leading causes of foreclosure in Pennsylvania. We help document medical circumstances for the Court of Common Pleas and prepare your response while you focus on recovery.
Divorce in Pennsylvania often leads to mortgage disputes — one party stops paying, or neither can afford the home alone. We prepare Answers and document the changed financial picture for the Prothonotary.
When a co-borrower passes away, the surviving Pennsylvania homeowner may struggle with payments. We help prepare responses explaining the changed circumstances and buy time to evaluate options.
When a business fails in Pennsylvania, personal finances — including the family home — often suffer. We help document the business closure and prepare your foreclosure response.
Adjustable-rate mortgages that reset to unaffordable payments are common in Pennsylvania. We prepare Answers that may raise PA Unfair Trade Practices and Consumer Protection Law claims if loan terms were misrepresented.
Federal laws provide important protections that work alongside Pennsylvania's Act 91 and court rules. These apply regardless of which county your property is in.
Requires lenders to respond to Qualified Written Requests within 30 days. Prohibits kickbacks and requires proper servicing procedures. Pennsylvania homeowners can use RESPA to demand loan information and challenge servicing errors.
Requires accurate disclosure of loan terms and provides a right of rescission for certain loans. TILA violations can be raised as defenses in Pennsylvania foreclosure cases and may support PA Consumer Protection Law claims.
Prohibits abusive, deceptive, and unfair debt collection practices. Pennsylvania homeowners can use FDCPA claims against third-party debt collectors and foreclosure firms that engage in harassing or misleading conduct.
Consumer Financial Protection Bureau rules require lenders to follow specific loss mitigation procedures, provide foreclosure avoidance options, and maintain single points of contact. Violations can support defenses in Pennsylvania courts.
Filing Chapter 13 bankruptcy triggers an automatic stay that halts the Pennsylvania foreclosure immediately. Allows up to 5 years to catch up on arrears through a court-approved plan. Consult a licensed bankruptcy attorney.
While the CARES Act moratorium has expired, procedural violations during the moratorium period may still provide defenses in pending Pennsylvania cases. We review all timelines for compliance.
Here's exactly what to expect when you reach out to Dream Legal Solutions for Pennsylvania foreclosure document preparation.
Call us or submit the consultation form. We'll discuss your situation — which Pennsylvania county the property is in, when you were served, whether you received an Act 91 Notice, and your financial circumstances. This call is free and confidential.
We review your Summons, Complaint in Mortgage Foreclosure, and all supporting documents. We identify potential defenses including lack of standing, Act 91 notice violations, PA Unfair Trade Practices and Consumer Protection Law claims, and procedural defects.
We prepare your Answer, New Matter defenses, and all required Court of Common Pleas forms. Your documents are customized for your specific county — Philadelphia County forms differ from Allegheny County forms, and each county Prothonotary may have different requirements.
You receive your complete document package with clear, step-by-step filing instructions for your county's Prothonotary. We tell you exactly where to go, what to bring, how many copies you need, and any filing fees.
After filing, we remain available to answer questions. We can help you understand what comes next — conciliation conferences, HEMAP applications, discovery, motion practice — and prepare additional documents as needed.
Essential Pennsylvania-specific resources for homeowners facing foreclosure — from official court websites to HEMAP and housing counseling.
Official website of the Pennsylvania Courts with court directories, forms, rules of civil procedure, and docket search for all 67 counties.
Pennsylvania Housing Finance Agency's Homeowner's Emergency Mortgage Assistance Program — provides financial assistance to eligible homeowners facing foreclosure.
Free legal information and resources for low-income Pennsylvania residents, including foreclosure defense and housing information.
Pennsylvania Courts guide for self-represented litigants — information on filing procedures, court forms, and navigating the Court of Common Pleas.
U.S. Department of Housing and Urban Development resources for Pennsylvania — housing counseling agencies and foreclosure avoidance programs.
Pennsylvania Office of Attorney General's consumer advisory on foreclosure rescue scams and how Pennsylvania homeowners can protect themselves.
We carefully review every document in your case to identify defenses, procedural violations, and opportunities to challenge the foreclosure. Here is what we examine.
PA is judicial. All foreclosures proceed through Court of Common Pleas.
PA requires specific Act 91 notice with right to cure and housing counseling info before filing. Critical defense point.
Foreclosures in PA Court of Common Pleas. 67 counties statewide.
Many PA counties have foreclosure diversion programs with structured court-supervised negotiation.
20 days to file Answer after service of complaint and summons.
PA has no statutory post-sale redemption. Allows deficiency judgments — pre-sale action essential.
Yes, Pennsylvania is a judicial foreclosure state. All foreclosures proceed through the Court of Common Pleas.
PA Act 91 requires lenders to send a specific notice with right to cure information and housing counseling referral before filing. Non-compliance can be a defense.
Yes, many Pennsylvania counties have foreclosure diversion programs with structured court-supervised negotiation between homeowners and lenders.
Pennsylvania does not have a statutory post-sale redemption period. Pre-sale action is essential for protecting homeowner rights.
Foreclosures are filed in Pennsylvania Court of Common Pleas for the county. PA has 67 counties.
No. Dream Legal Solutions is a document preparation service, not a law firm. We prepare documents for pro se use.
With a 20-day Answer deadline and no post-sale redemption, early action is critical. PA's Act 91 and diversion programs provide valuable tools. Request your free case review today.
Pennsylvania Counties Served
Years Combined Experience
Days to Answer — Don't Wait
Dream Legal Solutions is a document preparation service, not a law firm. We do not provide legal advice or representation. Results vary. No outcome guaranteed.