Legal Question in Landlord & Tenant Law in Pennsylvania

If you are not at the hearing today (and even if you were) you would probably lose, depending on the terms of the lease. Once you bacame delinquent with the rent, you breached the lease, and he has grounds to evict you. The district justice will probably find against you and order yout to vacate the premises in 15 days. If you don't the landlord can get an order for possession and the sheriff will come and evict you physically.

You can appeal the district judge's ruling, and so long as you pay the monthly rental into court, you cannot be evicted until the appeal is heard. Although you have 30 days to appeal, I would appeal immediately and begin paying your rent, on a timely basis, to the court. As you live in Delware County, this means that you would pay the money to the Office of Judicial Support in Media.

If you go this route, it would be best to have a lawyer. The following is a landlord-tenant web site (which although refers to Dauphin county) will tell you your rights and the procedures to file:

http://www.tenant.net/Other_Areas/Penn/harris/pa-toc.html

If you appeal, and continue to pay your rent into court, you can probably buy yourself an additional 6 to 9 months before any actual eviction takes place. But if you are 1 day late in paying the money into court, am eviction can occur immediately

Good luck