How do I sell my house fast in Pittsburgh PA?

Contact We Buy Property at (412) 424-6412 for a free, no-obligation cash offer. We can close in as little as 7 days with no repairs, cleaning, or agent fees required.

How quickly can you close on my Pittsburgh house?

We can close in as little as 7 days. We pay cash so there are no mortgage delays, no appraisals, and no waiting on bank approvals.

Do I need to make repairs before selling?

No. We buy houses in any condition — fire damage, flood damage, hoarder homes, or properties needing major renovation. You pay nothing out of pocket.

Are there any fees or commissions?

Zero. No agent commissions, no closing costs, no hidden fees. The cash offer we make is what you receive at closing.

What areas do you buy houses in?

We buy houses throughout the Pittsburgh metro area including Allegheny, Washington, Beaver, Westmoreland, Butler, and Armstrong counties — covering all Pittsburgh neighborhoods and surrounding communities.

Can you buy my house if it is in foreclosure?

Yes. We specialize in helping homeowners stop foreclosure. We can close fast enough to satisfy the bank timeline and help you walk away with cash.

What if I inherited a property in Pittsburgh I don't want?

We buy inherited properties in Pittsburgh regularly. We work around probate timelines and can buy the property as-is, saving you months of work and carrying costs.

Who buys houses for cash in Pittsburgh PA?

We Buy Property, led by Mark Schinzel, is a local Pittsburgh cash home buyer. We have purchased hundreds of homes across Allegheny, Washington, Beaver, Westmoreland, Butler, and Armstrong counties. Call (412) 424-6412 for a same-day cash offer.

What Is an Act 6 Notice in Pennsylvania and What Should You Do?

If you have received a formal notice from your mortgage lender stating that you are in default — with specific language about a 30-day cure period — you have likely received an Act 6 Notice. This is the first formal step in Pennsylvania’s foreclosure process, and understanding exactly what it means — and what your options are — can make the difference between keeping your home, selling on your terms, or losing it in a sheriff sale.

Act 6 refers to Pennsylvania’s Loan Interest and Protection Law (41 P.S. § 101 et seq.). Among its provisions is a requirement that lenders provide written notice to a borrower before initiating foreclosure proceedings. This is not a courtesy — it is a legal requirement, and the notice starts a clock that determines what happens next.

What an Act 6 Notice Must Include

Under Pennsylvania law, a valid Act 6 Notice must contain specific information. If you receive one, check that it includes all of the following:

The specific amount of the default — the exact dollar amount needed to bring the loan current
A statement that you have 30 days from the date of the notice to cure the default
The name and address of the party to whom payment should be made
A statement that failure to cure within 30 days may result in acceleration of the loan and initiation of foreclosure proceedings
Notice of your right to request a meeting with the lender

If a lender attempts to file a foreclosure complaint without first sending a valid Act 6 Notice — or if the notice is defective — the foreclosure can be challenged in court. This is one of several procedural protections Pennsylvania law provides to borrowers.

The 30-Day Window: What It Actually Means

The 30-day cure period is exactly that — 30 days from the date the notice was served (not the date you received it, which may differ if it was sent by mail). During those 30 days, your lender cannot file a foreclosure complaint in court. This is a legally protected window.

Here is what can happen within that 30-day window:

You Pay the Full Overdue Amount (Reinstatement)

If you pay everything listed in the notice — all missed payments, interest, and fees — the default is cured and the foreclosure process stops. The loan continues under its original terms. This is the cleanest resolution but requires having the funds available, which many homeowners in this situation do not.

You Negotiate with Your Lender

The 30-day window is also the right time to call your lender and request a loss mitigation review. Options include repayment plans (spreading the arrearage over future payments), loan modifications (permanently changing the loan terms), or forbearance agreements. Lenders are required by various federal and state rules to review loss mitigation applications before proceeding with foreclosure. Submit your request in writing and document everything.

You Apply for HEMAP (If Act 91 Applies)

If your loan is government-backed (FHA, VA, USDA) or qualifies under other criteria, you may also receive an Act 91 Notice alongside or after the Act 6. The Act 91 Notice entitles you to apply for Pennsylvania’s Homeowner’s Emergency Mortgage Assistance Program (HEMAP) through the PA Housing Finance Agency. HEMAP can provide bridge assistance while you stabilize your financial situation. Not everyone qualifies, but it is worth applying if you want to keep the home.

You Explore a Cash Sale

If you have equity in your Pittsburgh home and you know — realistically — that you cannot cure the default or sustain mortgage payments going forward, the 30-day Act 6 window is an excellent time to request a cash offer. This is the point in the process where you have maximum flexibility: the lender has not filed in court, no lis pendens is on your title, and buyers do not yet see a foreclosure cloud on the property. A clean, fast cash sale is easiest to execute here.

What Happens If You Do Nothing

This is the most important section to understand. If the 30-day window passes without a cure, negotiation, or sale, the lender files a Mortgage Foreclosure Complaint in Allegheny County Common Pleas Court. This triggers a lis pendens on your title and begins the judicial process. You then have 20 days to file a written Answer — most homeowners miss this deadline, leading to a default judgment.

From there, the property is scheduled for a monthly Allegheny County sheriff sale. The entire process from Act 6 Notice to sheriff sale typically takes 12 to 24 months — but that timeline depends heavily on whether you respond in court and whether you explore your options actively. Inaction shortens the effective window significantly.

Act 6 vs. Act 91: What Is the Difference?

These two notices are often confused. Here is the distinction:

Notice	Who Sends It	When	Key Right It Triggers
Act 6 Notice	Your mortgage lender	60+ days delinquent	30-day cure window before lender can file in court
Act 91 Notice	Your mortgage lender	60+ days delinquent (qualifying loans)	33-day window + right to apply for HEMAP assistance

Many borrowers receive both. Some lenders send a combined notice. The critical takeaway: both notices start formal timelines. Once those windows close without action, the foreclosure advances to the court stage.

Pittsburgh-Specific Context

In Allegheny County, foreclosure complaints are filed in the Allegheny County Court of Common Pleas. Once a complaint is filed, a lis pendens is recorded with the Recorder of Deeds. This is public record — visible to anyone searching your property on the Allegheny County Real Estate portal.

The county saw 215 foreclosure filings in April 2026 alone, up 162% from the prior year. Lenders and their attorneys are moving faster than they were during the post-COVID forbearance period. If you received an Act 6 Notice in 2026, the pipeline behind you is full — and waiting is not a neutral choice.

Frequently Asked Questions

Does receiving an Act 6 Notice affect my credit?

The Act 6 Notice itself is not reported to credit bureaus — it is a legal notification from your lender, not a credit event. However, the missed payments that triggered the notice have almost certainly already been reported as delinquencies. A foreclosure judgment (which comes later if not resolved) is a major negative credit event. Resolving the situation before a judgment is entered protects your credit from the worst of the damage.

Can I sell my house while in the Act 6 notice period?

Yes, and this is often the best time to do it. Before a foreclosure complaint is filed in court, your title is clean — no lis pendens, no pending legal action. A cash buyer can close in as little as 7–14 days. The mortgage payoff is handled at closing. You keep whatever equity remains after the payoff. Contact We Buy Property at (412) 424-6412 or request an offer online — we can move quickly once you decide.

What if I cannot afford to cure the default but I want to keep the house?

Your best paths are: (1) loan modification — request a formal review from your lender and document everything in writing; (2) HEMAP if your loan qualifies under Act 91; (3) Chapter 13 bankruptcy, which allows you to catch up on arrears over a 3–5 year repayment plan. Each option has trade-offs. A HUD-approved housing counselor can review your situation at no cost — the PA Housing Finance Agency (phfa.org) maintains a list of free counselors in Pittsburgh.

My Act 6 notice says the amount to cure is more than I expected. Is that accurate?

It may be. Lenders often include not just missed payments but also accrued interest, late fees, attorney fees, and force-placed insurance premiums (if your homeowners insurance lapsed). Request a full accounting from your lender in writing. You have the right to dispute items you believe are inaccurate. A real estate attorney can review the notice and the payoff statement for a relatively modest fee.

This article is for informational purposes only and does not constitute legal advice. Pennsylvania foreclosure law is complex. Consult a licensed Pennsylvania attorney or a HUD-approved housing counselor for advice specific to your situation. Free housing counseling is available through the PA Housing Finance Agency at phfa.org.

Received an Act 6 Notice in Pittsburgh? Call Us Today.

We buy Pittsburgh homes at every stage of the pre-foreclosure process — quickly, as-is, with no commissions. If you want to know what a cash sale would net you before the process advances, we will give you a straight answer. Request your offer here or call (412) 424-6412.

Also see: Stop foreclosure in Pittsburgh | Behind on property taxes — sell fast