Upon petition of any party in interest before delivery of the personal property or of the sheriff’s deed to real property, the court may, upon proper cause shown, set aside the sale and order a resale or enter any other order which may be just and proper under the circumstances.
Rule 3132.Setting aside sale.
Adopted March 30, 1960 · Last amended March 30, 1960 · Last verified June 30, 2026
In one sentenceBefore the personal property is delivered or the sheriff’s deed to real property is handed over, any party in interest may petition the court to set aside the sale for cause, and the court may order a resale or any other just order.
Full Text of Rule 3132
Plain-English Summary
An execution sale is not final the instant the gavel falls. This rule gives a window to challenge it.
A party in interest may petition to set the sale aside before the personal property is delivered, or before the sheriff’s deed to real property is delivered. On proper cause shown, the court may set the sale aside and order a resale, or enter any other order that is just and proper under the circumstances.
Frequently Asked Questions
Can a sheriff’s sale be undone?
Yes. On petition of a party in interest and proper cause shown, the court may set aside the sale and order a resale or other just relief.
Is there a deadline to move to set aside the sale?
The petition must come before delivery of the personal property or before delivery of the sheriff’s deed to real property.
Official Note
Official Note: Adopted March 30, 1960, effective November 1, 1960.
Source & verification. Rule text, the Official Note, and the amendment
history are reproduced verbatim from the Pennsylvania Code, Title 231, the official compilation
of rules adopted by the Supreme Court of Pennsylvania. Last verified June 30, 2026. ·
Official text
Also known as: setting aside saleset aside sheriff saleresale