Short answer
An Act 91 notice is a letter a mortgage lender sends when you are at least 60 days behind. It explains your right to apply for help through HEMAP. You have 33 days from the date on the notice to meet face to face with an approved housing counseling agency. Call the HEMAP line right away.
What the notice is
The Pennsylvania Housing Finance Agency describes the Act 91 notice as a required notification from lenders to homeowners who are delinquent on their mortgages. It alerts you to possible foreclosure and to your eligibility for HEMAP, a state assistance program. Lenders must send it when a homeowner is at least 60 days delinquent. Do not toss it in a drawer. The clock starts on the date printed on the notice.
The deadlines that matter
You have 33 days from the date of the notice to meet face to face with a designated counseling agency. After that meeting, the agency has 30 days to submit your application to PHFA. PHFA says foreclosure actions cease while the application is processed, as long as the procedural time limits are met. Miss the 33 days and you may lose that protection, so make the appointment right away.
Who may not get one
PHFA says lenders do not have to send the notice for FHA Title II mortgages, for properties used primarily for business, for mortgages more than 24 or 36 months delinquent, or when the cost to reinstate exceeds $60,000. Mortgages held by USDA, the Farmers Home Administration or Rural Housing do not require a notice but may still qualify for HEMAP. If you did not get a notice but are behind, call the help line anyway.
What to have ready for the counselor
Gather your mortgage statements, any letters from the lender, proof of income, a list of monthly expenses and papers that show why you fell behind. PHFA says the hardship must be beyond your control, such as a layoff, a medical issue or a divorce, so be ready to explain what happened and when. Bring a photo ID and any court papers you have received. Keep a copy of the Act 91 notice and write down the date it was sent, since the 33-day count starts from that date. Take notes on every call, including the name of the person and the date. If you get more than one notice, keep them all.
Who to call
PHFA lists HEMAP phone numbers of 717.780.3940 and 1.800.342.2397 for help finding a counseling agency. HEMAP is not the only door. A housing counselor or a lawyer can also talk through repayment plans or a sale. If you decide selling is the best way out, Kaizen Home Buyers can make a cash offer on the house as-is, with no repairs and no agent commission, within 24 hours. We can close in 14 to 30 days or on your date. Call 267-329-0084.