Pennsylvania
67 counties indexed · 19,636 est. 2025 filings
E-Filing Portal
https://ujsportal.pacourts.us/PACFile/Overview
Doc Format
File Size Limit
Mandatory E-Filing
No
Foreclosure Process Overview
Statewide Filing Requirements
Document Standards
E-Recording Vendors
Typical Documents Filed
Act 6 & Act 91 Pre-Filing Notices — Mandatory Before Filing in Pennsylvania
Pennsylvania law requires lenders to send mandatory pre-filing notices before commencing a residential mortgage foreclosure action. Failure to send the correct notice — or filing before the notice period expires — is the most common basis for dismissal in PA foreclosures.
Act 91 Notice (41 P.S. §403)
- • Applies to all residential mortgages in PA
- • Must be sent 30 days before filing complaint
- • Must advise borrower of right to apply for HEMAP assistance
- • Must include PHFA contact information
- • Sent via first-class mail to last known address
Act 6 Notice (41 P.S. §403)
- • Applies to mortgages under $217,873 (2024 threshold)
- • Must be sent 30 days before filing complaint
- • Borrower has 30 days to cure default after notice
- • Lender must accept cure if tendered within 30 days
- • Failure to accept cure bars foreclosure action
HEMAP / PHFA Loss Mitigation Referral
The Act 91 notice must specifically inform borrowers of the Homeowners Emergency Mortgage Assistance Program (HEMAP) administered by the Pennsylvania Housing Finance Agency (PHFA). Borrowers who apply for HEMAP within the 30-day notice period may obtain a stay of foreclosure proceedings. Courts have dismissed foreclosure complaints where the Act 91 notice failed to adequately describe HEMAP rights.
⚠ Best Practice: Send both Act 6 and Act 91 notices simultaneously for all residential mortgages regardless of loan amount. Retain certified mail receipts and proof of mailing. Do not file the complaint until the full 30-day cure period has expired.