Option 1
Repayment or temporary payment relief
Ask the mortgage servicer whether a repayment plan, forbearance, or another temporary arrangement is available, what it costs, and what happens when the temporary period ends.
Free Pennsylvania homeowner guide
Seven options worth investigating before foreclosure.
The right path depends on your loan, timeline, equity, household goal, eligibility, and legal situation. Use this guide to organize questions—not as a promise that any option will be available.
Education first. Your decision stays yours. This guide is general information, not legal, tax, lending, bankruptcy, or financial advice.
Start with the outcome you want
Seven paths to ask about—not seven guarantees.
Some paths overlap, require servicer approval, depend on eligibility, or may be inappropriate for your situation. Compare them with independent qualified professionals.
Option 2
Loan modification or loss-mitigation review
Request the servicer's current loss-mitigation application and document list. Ask how completeness is confirmed, how decisions are communicated, and what appeal or review rights may apply.
Option 3
HUD counseling and Pennsylvania assistance
A HUD-approved housing counselor can help you understand servicer and foreclosure-prevention options. If you received an Act 91 notice, contact an agency listed in the notice and verify current HEMAP requirements and dates directly with PHFA.
Option 4
Refinance or other eligible funding
Depending on credit, income, equity, timing, costs, and program rules, financing may or may not be realistic. Compare rates, fees, payment changes, risks, and alternatives with qualified independent providers.
Option 5
Traditional sale
When time and property condition permit, a conventional listing may expose the home to more buyers. Compare preparation time, carrying costs, commissions, repairs, contingencies, closing certainty, and estimated net proceeds.
Option 6
As-is or direct sale
A direct buyer may offer speed or fewer repair requirements, but convenience can affect price. Compare the written offer, payoff, liens, costs, timing, occupancy, and expected net proceeds. Preforeclosures 911 may make such an offer and could profit from the transaction.
Option 7
Negotiated or legal transition
Short sale, deed-in-lieu, bankruptcy, or other legal strategies can have serious eligibility, credit, tax, title, timing, and legal consequences. Discuss them with the servicer and appropriately qualified legal, tax, housing, or financial professionals.
Compare fairly
Use the same questions for every proposed solution.
What does it cost?
List every fee, repair, payoff, lien, carrying cost, concession, commission, tax consideration, and moving cost that may affect the result.
How much time is required?
Separate the hoped-for timeline from confirmed legal dates, servicer review time, marketing time, closing conditions, and moving needs.
Who benefits?
Ask how each company or professional is paid, what conflicts exist, what alternatives they do not profit from, and whether you can obtain independent advice.
Free official help
Use official resources alongside any private company.
You do not need to hire or sell to Preforeclosures 911 to use these resources.
HUD foreclosure resources
HUD directs homeowners to contact the mortgage servicer and a HUD-approved housing counseling agency promptly.
PHFA homeowner counseling
Pennsylvania homeowners can review PHFA counseling information, including information related to Act 91 notices and HEMAP.
Want to discuss whether our real estate services may fit?
Request a homeowner callback after reading the guide. There is no obligation to sell or work with us.