Behind on Mortgage Payments in Central PA? Start Here

If you’re behind on mortgage payments in Lancaster, Harrisburg, York, Lebanon, Reading, or anywhere in Central Pennsylvania, it can feel like the clock is working against you. In this episode of Central PA Property Talk, Brian and Chris walk through what pre-foreclosure actually means in Pennsylvania, what notices homeowners may receive, and what options may still be available before a sheriff’s sale becomes a reality. They cover the Pennsylvania foreclosure timeline, the difference between Act 6 and Act 91 notices, how HEMAP may help certain homeowners, and the pros and cons of options like catching up on payments, loan modification, listing with an agent, short sale, bankruptcy, or selling directly. The goal is simple: help homeowners understand where they are, what deadlines matter, and how to make a calm, informed decision before costs and pressure increase.   Need clarity on your situation in Central PA? 717 Home Buyers helps homeowners understand their options in Lancaster, Harrisburg, York, Lebanon, Reading, and surrounding areas. Call 717-321-SOLD or visit 717homebuyers.com Key Takeaways Pre-foreclosure in Pennsylvania does not mean you are out of options. Pennsylvania is a judicial foreclosure state, which usually gives homeowners more time than many people expect. Act 91 and Act 6 notices matter, and each comes with important deadlines. HEMAP, loan modifications, listing the home, short sale, bankruptcy, and direct sale may all be possible depending on the situation. The longer a homeowner waits, the more legal fees, court costs, and stress usually build. Chapter Markers 00:00 Intro: What pre-foreclosure means in Central PA 00:42 Why Pennsylvania’s timeline gives homeowners time 01:10 Act 91, HEMAP, and the 33-day response window 02:00 Act 6 notice and the 30-day cure period 02:36 Real-world example: homeowner in Harrisburg 03:00 Option 1: Cure the default 03:21 Option 2: HEMAP or loan modification 03:37 Option 3: List with a Realtor 03:53 Option 4: Sell directly to a cash buyer 04:40 Short sales and timing issues 05:02 Foreclosure diversion programs in PA 05:31 Bankruptcy and stopping a sheriff’s sale 06:01 Why timing is everything 06:33 Final advice for Central PA homeowners Full Transcript  Brian: Welcome back to the Central PA Property Talk podcast. I’m Brian with 717 Home Buyers here in Lancaster, Pennsylvania. Chris: And I’m Chris. Today we’re diving into a topic that feels heavy for a lot of homeowners across Lancaster, York, Harrisburg, and throughout Central Pennsylvania — that “pre-foreclosure” phase. Brian: Yeah, this is that stressful window where you’re behind on payments, but the bank hasn’t taken the house yet. And we see situations like this quite often with homeowners who just need clarity on what happens next. Chris: Right. It’s that in-between stage where people aren’t sure if it’s already too late — or if they still have options. Brian: Exactly. And one of the biggest misconceptions is that once you miss a few payments, it’s game over. But in Pennsylvania, that’s not how it works. The law actually gives you a structured timeline — what we call the “PA clock” — and multiple chances to take action. Chris: And PA is a judicial foreclosure state, right? So it’s not like some states where things move really fast. Brian: That’s right. In Pennsylvania, the lender actually has to sue you in the Court of Common Pleas to move forward with foreclosure. The full process typically takes anywhere from 6 to 9 months — sometimes longer depending on the situation. Chris: So there’s time — but you have to use it wisely. Brian: Exactly. And before the bank even files that lawsuit, they’re required to send specific notices. That’s where Act 6 and Act 91 come into play. Chris: Yeah, those come up a lot. What should homeowners actually know about those? Brian: If you’re at least 60 days behind, you’ll likely receive an Act 91 Notice. This is really important because it introduces something called HEMAP — the Homeowners’ Emergency Mortgage Assistance Program. Chris: That’s the state-backed program, right? Brian: Exactly. It’s designed to help homeowners catch up on missed payments if the hardship was outside of their control — things like job loss or medical issues. Chris: And there’s a deadline tied to that notice, right? Brian: There is. You typically have about 33 days to meet with a credit counselor and start that process. And here’s the key — that can actually pause the foreclosure timeline while your application is reviewed. Chris: So that’s one of those built-in “pause buttons.” Brian: Exactly. Then there’s the Act 6 Notice, which is the lender formally saying they intend to foreclose. They have to give you at least 30 days to catch up — what’s called “curing the default” — before they can file in court. Chris: Let’s walk through a real-world type scenario so people can picture this. Brian: Sure. Imagine a homeowner named Kevin in Harrisburg. He’s about three months behind on his mortgage and just received that Act 91 notice. He’s stressed, getting letters in the mail, and not sure what his next step should be. Chris: That’s a very real situation. Brian: Very common. And at that point, Kevin actually has several paths forward. Chris: Let’s break those down. Brian: First option is curing the default — paying everything he owes, including late fees and any legal costs. In Pennsylvania, you can technically do that all the way up until shortly before a Sheriff’s Sale. Chris: But for a lot of people, coming up with that lump sum is tough. Brian: Exactly. Second option is applying for HEMAP or working out a loan modification with the bank. That can help restructure payments, but it depends heavily on income and eligibility. Chris: Okay, what’s next? Brian: Third option is listing the house with a Realtor. And in some situations, that absolutely makes sense — especially if the home is in good condition and there’s enough equity. Chris: But timing becomes critical once legal action starts. Brian: Exactly. Because once that foreclosure complaint is filed, the clock becomes more rigid. Chris: And the fourth option? Brian: Selling directly to a local cash buyer — like 717 Home Buyers. Chris: And what makes that different in this situation? Brian: Speed and certainty. We’re able to close in as little as a couple of weeks in many cases. That can stop additional late fees, prevent further legal costs from piling up, and give the homeowner a clear exit before things escalate further. Chris: And you guys handle the payoff directly at closing? Brian: Exactly. The mortgage gets paid off through the closing process, and everything is handled through a Pennsylvania title company so it’s done properly. Chris: What about short sales? Brian: Great question. Short sales are an option if someone owes more than the home is worth. But they do take time because the lender has to approve the deal — and that can take months. Chris: So if someone is already deep in the timeline, that might not move fast enough. Brian: Right. And that’s where having a team that understands how to navigate those timelines really matters. Chris: You also mentioned something earlier — foreclosure diversion programs. Brian: Yes. In counties like Lancaster and even Philadelphia, there are programs where homeowners and lenders meet with a mediator to try to work things out. It’s another opportunity to pause and find a solution before things move forward. Chris: So even after a foreclosure complaint is filed, it’s not over. Brian: Not at all. But here’s the reality — the longer things go, the more costs get added. Attorney fees, court costs, all of that gets rolled into what you owe. Chris: So waiting has a real financial impact. Brian: Exactly. And in some cases, homeowners explore bankruptcy — like a Chapter 13 — which can temporarily stop a Sheriff’s Sale and create a structured repayment plan. Chris: So there are a lot of tools — but timing is everything. Brian: That’s really the key takeaway. Whether it’s the 30-day Act 6 window, the 33-day HEMAP window, or deadlines tied to court filings — understanding where you are in the process gives you control. Chris: And without that clarity, it’s easy to feel stuck. Brian: Exactly. Chris: So if someone listening is in Lancaster, York, Harrisburg, Lebanon, Reading — anywhere in Central Pennsylvania — and they’re starting to get these notices… Brian: Don’t wait until the Sheriff’s notice shows up on your door. Chris: Yeah, that’s the moment people wish they had acted sooner. Brian: The best step is to get clarity early. You can call 717-321-SOLD or visit 717homebuyers.com. We’ll walk through your situation, explain exactly where you are in the process, and help you understand your options — whether that’s working with us or not. Chris: No pressure. Just real information. Brian: Exactly. Chris: Thanks for listening to the Central PA Property Talk podcast. Brian: We’ll see you next time.