How much notice do I get before a sheriff sale in Pennsylvania?

Rule 3129.2 of the Pennsylvania Rules of Civil Procedure says the sheriff posts handbills in the sheriff's office and on the property at least 30 days before the sale. The handbills describe the property, its location, any improvements, the judgment, the owner or reputed owner, and the time and place of sale. Notice is a legal requirement, but it is not a promise that you will see it. Handbills can blow off a door, newspapers can be skipped and mail can go to an old address. If you have fallen behind and have moved, or if your mail is unreliable, check the sheriff's website or call the sheriff's office to ask whether your house is listed. Do not wait for a letter to confirm what you already suspect. Early action is almost always cheaper than late action.

The plaintiff, usually the lender, prepares a written notice with the same information as the handbills. It must be served at least 30 days before the sale on the people listed in the affidavit the rule requires. Check the mail and the door. The notice may come through a process server or certified mail.

The sheriff must publish the notice once a week for three successive weeks in one newspaper of general circulation in the county, and the first publication must be made not less than 21 days before the sale. Public notices in newspapers are easy to miss, but they are part of the legal requirement.

If you see a handbill on your door or in the sheriff's office, read it closely. The rule says it should describe the property, its location, any improvements, the judgment, the name of the owner or reputed owner, and the time and place of sale. Check that the address and the owner name are right. Note the sale date and the case number. The handbill also gives notice of the date by which the sheriff will file a schedule of distribution. Take a photo of it. Then call your lender's attorney, a housing counselor or your own attorney the same day. Do not wait for the last week.

Thirty days is short. You can still catch up on payments before the sale in many cases. PALawHELP says that if you catch up before the sheriff's sale, the foreclosure must stop, up to three times in a calendar year, and you must pay the lender's court costs, late fees and reasonable attorney's fees as well. If you want to sell instead, you will need a buyer who can close quickly. Kaizen Home Buyers can make a cash offer within 24 hours and close in 14 to 30 days or on your date. Call 267-329-0084.