Early mortgage distress

Behind on payments? Prepare early, while choices are widest

Pre-foreclosure is the period after missed payments and before a court sale. It is usually when homeowners have the most choices. Call a free counselor, gather your loan and income papers, read any Act 91 notice carefully, and compare a sale only if keeping the home does not fit your plans.

Explore my options

Which path fits you? No email needed.

I want to…

Call a counselor before the paperwork piles up

Counselors can talk to your lender with you and explain programs. In Philadelphia call (215) 334-4663; statewide, PHFA's line is 1-800-342-2397. Bucks County lists a diversion coordinator at (866) 760-8911.

Read any Act 91 notice

For covered loans, the Act 91 notice describes a counseling meeting and HEMAP. PHFA explains that meeting with a counselor within the period described in the notice preserves specified protections, with exceptions. We do not calculate personal deadlines; read the notice and ask PHFA.

Organize the facts of your situation

Write down when payments stopped, what you owe if you know it, and what changed in your income. Clear facts make a counseling session and any later conversation faster.

When comparing a sale makes sense

If you already planned to move, or the home costs more than you can carry, a sale may be worth comparing. Use the worksheet with your own payoff figure, and remember an estimate is not a payoff statement.

Who does what in pre-foreclosure
WhoRoleWhat to ask
Housing counselorFree guidance and lender communicationWhich options fit my income?
PHFAHEMAP and Act 91 informationAm I eligible and what does my notice require?
Lawyer / legal aidLegal advice on your caseWhat are my rights and timelines?
WorkWithBarPrivate property review, optionalWhat would a sale involve?

Questions people ask

Is pre-foreclosure a legal status?

Not formally. People use it to describe the period after missed payments and before a sale. Your notices and any court filing tell you where you actually are.

Do all mortgages get an Act 91 notice?

No. Act 91 applies to certain loans and situations. PHFA explains the eligibility and exceptions.

Should I stop paying to qualify for help?

Do not make that decision without a counselor. Ask a counselor before changing how you pay.

Can I talk to a counselor and WorkWithBar at the same time?

Yes. A property review is optional and separate. Counselors are free and do not require you to contact us.

Related pages

Request a property review

Step 1 of 2. Official help on this page never requires this form.

Bar has more than 25 years in real estate across Philadelphia, Pennsylvania, New Jersey and Delaware.

WorkWithBar is a private business. It is not a government agency, court, HUD- or PHFA-approved housing counselor or law firm, and it does not provide legal or credit-repair services. This intake does not establish a brokerage relationship. Any written proposal will disclose the buyer, their role, the terms and any compensation.

WorkWithBar is a private relationship and opportunity desk. It is not a lender, mortgage broker, broker-dealer, registered investment adviser, bank, law firm, or guarantee of funding, investment, or introductions.

Educational information only, not legal advice. Sources checked 2026-11-01; this page has not been reviewed by a lawyer. Programs, phone numbers and dates change — confirm with the official office. Questions: Jabbar@workwithBar.com.

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