Getting a foreclosure notice in the mail is one of the worst moments a homeowner can have. If that’s you right now, take a breath. You’re not alone, and you’re not out of options — let’s look at them together.
In Pennsylvania, mortgage lenders are required to send what’s called an Act 91 Notice (named for the 1983 state law that created it) before they can start the foreclosure process. It is not the same as a sheriff’s sale, and it does not mean the house is already gone. It’s actually the opposite: it’s a 33-day window built into Pennsylvania law specifically so homeowners have time to get help before anything moves forward. We’re seeing more of these notices go out across Bucks County and the wider Philadelphia area this year, so if you just opened one, you have company — and a clear next step.
What the notice really means
An Act 91 Notice tells you two things: that your mortgage payments are behind, and that you have 33 days from the date on the notice to meet with a HUD-approved housing counselor before your lender can take any further action. That meeting is free. It’s also the only way to apply for Pennsylvania’s mortgage assistance loan program, so it’s worth doing even if you’re not sure yet what you want to do.
Your options, once you know where you stand
- Catch up with help. A counselor can walk you through a repayment plan or a loan modification (a change to your loan’s terms) with your lender.
- Apply for emergency assistance. If your hardship was outside your control — job loss, a medical bill, a divorce — you may qualify for a state loan that brings your mortgage current.
- Explore selling. Sometimes the most peaceful path is a sale on your own timeline, not the bank’s. That can mean a traditional sale, a cash offer, or a leaseback that lets you stay a while longer.
- Do nothing yet — and that’s okay too. You have 33 days. Use them to get informed before you decide anything.
Free resources first
- PHFA’s Homeowner’s Emergency Mortgage Assistance Program (HEMAP) — a state loan program for homeowners behind through no fault of their own. Start with a HUD-approved counseling agency listed on your Act 91 Notice, or call PHFA at 1-800-342-2397.
- PA Legal Aid Network — free legal help for homeowners facing foreclosure, including help understanding your notice and your rights.
- United Way 211 — dial 211 for a live person who can point you toward local housing, utility, and hardship assistance in Bucks County and beyond.
Every one of these is free, and none of them requires you to have it all figured out first.
A trusted partner, if it fits
If old debt or a low credit score is part of what’s making this hard, we work with a credit repair partner — a resource we trust — who can walk through your options at no cost to you, with no pressure either way.
Hablamos español. Si prefieres hablar en español sobre tu situación, escríbenos — Glen o Brie pueden ayudarte en tu idioma.
You have options — let’s look at them together. Schedule your free, pressure-free Strategy Session at WayOutNow.com, or text Glen or Brie anytime at 215-999-7208. Hablamos español.
Way Out Now Solutions provides real estate guidance and connection to professional resources. We are not attorneys, lenders, or tax advisors, and nothing here is legal, financial, or tax advice. Outcomes vary by situation, and nothing is guaranteed.
