Facing Foreclosure · Plymouth Meeting, PA

Facing Foreclosure in Plymouth Meeting: Your Options

Falling behind on a mortgage is stressful, and a sheriff sale date can feel like the end of the road. In Plymouth Meeting you may still have time to act, and selling the house yourself before the sale date is one option to weigh against the others.

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Modest New Jersey split-level during a mortgage foreclosure

Kaizen Home Buyers makes a cash offer within 24 hours and buys as-is, with no repairs and no agent commission on our side. We can close in 14 to 30 days or on your date. We are not a lender or a lawyer, so also talk with a housing counselor or foreclosure attorney about every option, including keeping the house.

What’s different in Plymouth Meeting

The Act 91 notice starts a clock

Before foreclosing, a Pennsylvania lender sends an Act 91 notice explaining the right to apply for a HEMAP loan that could cover delinquent payments. Homeowners have 33 days from the date of the notice to apply, and the lender cannot take foreclosure action during that period. HEMAP asks that the home be owner-occupied and that you can resume full payments within 24 months. PHFA runs a hotline at 1-855-827-3466. Pennsylvania residents can get free housing counseling through the program.

Montgomery County sheriff sales are online

The Montgomery County Sheriff's Office holds real estate sales as online auctions through Bid4Assets. Auctions open at 1 p.m. on the day of the sale, and the schedule lists no sale in November. Sale dates are posted on the county website, and the Sheriff's Office can be reached at 610-278-3000. Check the date in your own paperwork, since sale dates can change.

A court diversion program may apply

PHFA describes a Residential Mortgage Diversion Program that can stay a foreclosure on an owner-occupied home so the lender and borrower can try to reinstate the loan. Its page does not say which counties take part right now, so ask your attorney or the court whether it is open in Montgomery County. PHFA's number for questions is 1-800-635-4747.

Checklist before you sell

  • Gather every letter from your lender, including any Act 91 notice.
  • Write down the date on your complaint, judgment or sheriff sale notice.
  • Call an approved housing counseling agency within 33 days of the Act 91 notice.
  • Request a payoff figure from your lender for the full loan balance.
  • Collect your deed, tax bills and any lien notices.
  • Ask a foreclosure attorney whether a diversion conference or a stay is available.
  • Call Kaizen at 267-329-0084 if you want a cash offer to compare.

How Kaizen can help

Send us the address and your sale notice, if you have one. We make a cash offer within 24 hours so you can see whether a sale could cover the payoff. There are no repairs to do first and no agent commission on our side.

If the numbers work, we close in 14 to 30 days or on your date. Whether that is soon enough depends on your case, so share the sale date right away and ask your attorney about timing. You can decline the offer and keep working with a counselor.

Facing Foreclosure in Plymouth Meeting: questions

Can I sell my Plymouth Meeting house after a foreclosure complaint is filed?

Often yes, as long as you still own it and the sale closes in time. The proceeds must pay off the mortgage and any liens. A foreclosure attorney can tell you how your case schedule affects a sale.

What is HEMAP?

HEMAP is Pennsylvania's Homeowners' Emergency Mortgage Assistance Program. It can provide a loan to bring payments current and help with monthly payments for up to 24 months. You must apply within 33 days of the Act 91 notice, and the home must be owner-occupied.

Will a sheriff sale in Montgomery County be held in person?

Montgomery County runs its sheriff sales as online auctions through Bid4Assets, and auctions open at 1 p.m. on the day of the sale. Bidders register on the platform ahead of time. Confirm your sale date with the Sheriff's Office at 610-278-3000.

Does Kaizen pay off my mortgage?

A cash sale pays off the mortgage and any recorded liens from the sale price at closing, and you receive what is left. Whether there is money left depends on the offer and the payoff. We cannot say before we see the numbers.

Keep reading

We buy houses in Plymouth MeetingFacing Foreclosure: full guideHow to Sell an Inherited House in Montgomery County, PA (Probate Guide)Facing Foreclosure in Montgomery County, PA: Online Sheriff Sale GuideSelling Your Plymouth Meeting House When You Are RelocatingSelling an Inherited House in Plymouth MeetingSelling a House in Plymouth Meeting During a DivorceFacing Foreclosure on a Philadelphia Home: Your OptionsFacing Foreclosure in Upper Darby: Your OptionsFacing Foreclosure in Chester, PA: Your OptionsFacing Foreclosure in Norristown: Your OptionsFacing Foreclosure in Abington Township: Your OptionsFacing Foreclosure in Levittown, PA: Your Options

Sources

General information, not legal or tax advice. Rules change; confirm details with the office or a professional.

  1. Kaizen process steps (Kaizen Home Buyers, 2026-10-23)
  2. City service-area content (Kaizen Home Buyers, 2026-06-30)
  3. Pennsylvania Tax Liens (Pennsylvania Department of Revenue, 2026-07)
  4. Information on Foreclosure Prevention (Act 91 notice and HEMAP) (Pennsylvania Housing Finance Agency, 2026-10)
  5. Residential Mortgage Diversion Program (Pennsylvania Housing Finance Agency, 2026-10)
  6. Sheriff's Office: Real Estate Sale Dates (Montgomery County, PA, 2026-10)

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