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Facing financial hardship and the threat of foreclosure can be an incredibly stressful experience. The Pennsylvania Housing Finance Agency (PHFA) offers assistance to residents struggling with their mortgage payments. The primary resource for homeowners at risk of foreclosure is the Homeowners' Emergency Mortgage Assistance Program (HEMAP), a state-funded loan program designed as a crucial safety net.
It is vital for homeowners to understand their options and act quickly. A separate, federally funded grant program, the Pennsylvania Homeowner Assistance Fund (PAHAF), was created for COVID-19 hardships but is no longer accepting new applications. While waitlisted PAHAF applications are still being processed, no new submissions are possible. Therefore, the focus for homeowners currently seeking help is the established HEMAP program.
HEMAP is a long-standing component of Pennsylvania's housing safety net. It is a well-established system designed to offer a lifeline to those facing a temporary financial crisis that jeopardizes their homeownership.
What HEMAP Is and How It Works
Created by state law (Act 91 of 1983), HEMAP's mission is to protect Pennsylvanians who, through no fault of their own, are in danger of losing their homes. It is a loan program, not a grant, meaning any funds provided must be repaid over time. The program identifies homeowners with a strong likelihood of recovering from their financial hardship and resuming their mortgage payments.
HEMAP is a sustainable, revolving loan fund. It is funded by state appropriations and, crucially, through the repayment of previous HEMAP loans. This structure ensures that as homeowners get back on their feet, the funds become available to help the next family in crisis.
HEMAP Eligibility Checklist: Do You Qualify?
To be eligible for a HEMAP loan, homeowners must meet several specific criteria. These requirements ensure the program assists those with a temporary hardship and a reasonable chance of recovery.
Understanding the HEMAP Loan: What Assistance is Available
If approved, HEMAP assistance is structured as a loan secured by a mortgage on your property. The specifics are tailored to your financial situation.
Types of Assistance
Depending on your income and hardship, HEMAP offers two forms of aid:
Maximum Assistance and Repayment
The HEMAP application is a structured, time-sensitive process that requires working with a designated housing counseling agency. Understanding these steps is key to navigating the system.
Step 1: The Act 91 Notice - Your Official Starting Point
The process begins when you receive an official Act 91 Notice from your mortgage lender. This legally required document informs you of your right to apply for a HEMAP loan before your lender can proceed with foreclosure.
Step 2: Critical Deadline: Contact a Housing Counselor Within 33 Days
This is the most urgent step. After receiving the Act 91 Notice, you must schedule and attend a face-to-face meeting with a designated HEMAP counseling agency within 33 days from the date on the notice. Meeting this deadline legally prohibits your lender from advancing the foreclosure while your application is reviewed.
Step 3: Gathering Your Documents: A Preparation Checklist
Being prepared for your counseling meeting will streamline the process. You should be ready to provide the following documents:
Step 4: The Application and Review Process
After your meeting, the counseling agency compiles and submits the application to PHFA on your behalf. The agency has 30 days to submit it, and PHFA has 60 days to make a decision. Throughout this period, the foreclosure action remains on hold.
It is essential to understand the status of the Pennsylvania Homeowner Assistance Fund (PAHAF), which is separate from HEMAP.
PAHAF was established with federal funds from the American Rescue Plan Act of 2021 to assist homeowners impacted by the COVID-19 pandemic. Unlike HEMAP, PAHAF provided grants that did not need to be repaid.
Due to overwhelming demand, the PAHAF program paused accepting new applications as of February 1, 2023. While existing applications on the waitlist may still be processed, no new applications are being accepted. For information on a previously submitted application, visit pahaf.org.
The most important action a homeowner can take after receiving an Act 91 Notice is to contact a HUD-approved housing counseling agency. Their services are mandatory for the HEMAP application and are provided at no cost.
These non-profit agencies are staffed with certified professionals trained to provide expert guidance on foreclosure prevention. They will help you assess your finances, gather documents, and submit the application to PHFA.
Find a Counselor Near You
To find a designated agency, use the official search tool on the PHFA website.
The U.S. Department of Housing and Urban Development (HUD) also maintains a national database.
Key Counseling Agencies by Region
| Region | Agency Name | Contact Information |
|---|---|---|
| Statewide/Multiple Regions | Advantage Credit Counseling Services, Inc. | www.advantageccs.org / 1-866-699-2227 |
| Philadelphia Area | Affordable Housing Centers of PA (AHCOPA) | www.ahcopa.org / 215-765-1221 |
| Pittsburgh Area | NeighborWorks Western Pennsylvania | www.neighborworkswpa.org / 412-281-9773 |
| Lehigh Valley (Allentown/Bethlehem) | Community Action Committee of the Lehigh Valley | www.communityactionlv.org / 610-691-5620 |
| Central PA (York) | Community Progress Council, Inc. | www.yorkcpc.org / 717-846-4600 |
| Northeastern PA (Scranton) | NeighborWorks Northeastern PA | www.nwnepa.org / 570-558-2490 |
While HEMAP is the primary foreclosure prevention program, it is crucial to explore all possible avenues for assistance.
Direct Communication with Your Lender
Contact your mortgage servicer immediately. Lenders often have internal programs and may offer solutions such as:
Other PHFA Programs
PHFA administers other programs that may offer assistance, including loans and grants for down payment and closing costs for new homebuyers or home repair programs for residents with disabilities.
Federal and Local Programs
Other resources may be available depending on your location. For homeowners in rural areas, the USDA Section 504 Home Repair program offers loans and grants to very-low-income residents to repair or modernize their homes. Check with your city or county government for any local housing programs.
As of late 2025, the federally-funded Pennsylvania Homeowner Assistance Fund (PAHAF) has closed to new applications as funds have been fully allocated. Homeowners seeking assistance should contact the Pennsylvania Housing Finance Agency (PHFA) directly or a certified housing counselor to explore any newly available state-level programs or alternative solutions.
The Pennsylvania Mortgage Relief Program primarily targeted homeowners who experienced a COVID-19 related financial hardship after January 21, 2020. Key requirements included meeting specific income limits based on county, owning and occupying the property as a primary residence, and having a mortgage or housing-related expense that was delinquent.
Yes, a primary goal of homeowner assistance is foreclosure prevention. While the original PAHAF program is closed, housing counselors can help you communicate with your lender and explore options like loan modifications or forbearance. Acting quickly is critical if you have received a notice of foreclosure from your mortgage servicer.
No, the financial assistance provided through the Pennsylvania Homeowner Assistance Fund (PAHAF) was a grant, not a loan. Homeowners who received these funds are not required to repay them, as the program was designed to provide direct relief to resolve mortgage delinquency and stabilize housing without creating future debt.
The PAHAF program offered comprehensive support beyond just mortgage payments. It covered delinquent property taxes, homeowner's insurance, utility bills, and homeowner association (HOA) or condominium fees. This approach helped homeowners catch up on all critical housing-related debts to ensure they could sustainably remain in their homes.
If your application was denied, it's crucial to understand the reason provided in the decision letter. You can contact a HUD-approved housing counseling agency in Pennsylvania for free guidance. They can help you explore other options for mortgage assistance, negotiate with your lender, or identify different local financial resources.
The Pennsylvania Housing Finance Agency (PHFA) maintains a list of approved housing counseling agencies across the state. You can also find a HUD-approved counselor by visiting the U.S. Department of Housing and Urban Development website. These professionals provide free, expert advice on avoiding foreclosure and managing mortgage debt.
Yes, even with PAHAF closed, other resources exist. Pennsylvania's Emergency Mortgage Assistance Program (HEMAP) may be an option for homeowners facing foreclosure due to circumstances beyond their control. Additionally, local counties and non-profits sometimes offer smaller, targeted grants for utility or tax assistance.
Applicants for the PAHAF program were typically required to provide proof of identity, income verification (like pay stubs or tax returns), their mortgage statement, and documentation of their financial hardship, such as an unemployment letter. Having these documents organized can expedite applications for any future assistance programs.
The Pennsylvania Housing Finance Agency (PHFA) is the primary state entity responsible for administering statewide mortgage relief and homeowner assistance initiatives like PAHAF. For the most accurate and up-to-date information on any available programs, homeowners should always consult the official PHFA website or their approved partners.
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