When The House Is Foreclosed
Loan Interest & Protection Law 403 — thirty days' written notice, and a cure up to an hour before the sale
In Pennsylvania, before a residential mortgage lender accelerates the debt, starts a foreclosure or other legal action, or takes possession of the security, it gives the debtor written notice of its intention at least thirty days in advance.
What the notice says. Sent by registered or certified mail to the last known address and to the mortgaged residence, the notice states the obligation, the default claimed, the right to cure and exactly what must be paid or done, the time to cure, how ownership or possession may end, and any right to transfer or refinance. It is not required if the debtor abandoned or voluntarily surrendered the property.
A cure up to an hour before bidding. After the notice, the debtor or anyone on the debtor's behalf may cure the default at any time at least one hour before bidding begins at a sheriff sale or other judicial sale, not more than three times in a calendar year, by paying what would be due without the default and acceleration, performing other obligations, and paying reasonable fees, costs and any late penalty.
Back where they started. A cure restores the debtor to the same position as if the default had not occurred.
| The assumption | What the law actually does |
|---|---|
| The assumptionOnce foreclosure starts, the only way out is paying off the loan | What the law actually doesThe default may be cured by paying what would be due without acceleration, plus allowed fees and costs |
| The assumptionThe lender can file the day after a missed payment | What the law actually doesWritten notice at least thirty days in advance comes first |
Mortgage assistance programs, the sheriff sale itself and deficiency judgments are not all on this page. What a particular situation carries is a question for a licensed Pennsylvania attorney.
Sources for this section (2)
- Loan Interest & Protection Law 403 — Notice of intention to foreclose
- Loan Interest & Protection Law 404 — Right to cure a default
Legal information, not legal advice. Verified as of September 2026. Applying it to a particular situation is the work of a licensed Pennsylvania attorney.