Finally Get Your Property Back — Without the Chaos
Eviction day is the finish line after months of court dates, legal fees, and lost rent. We coordinate every moving part so nothing falls apart at the last moment.
What Makes This Office Different
Mayor-Appointed Marshal Authority
Edward F. Guida Jr. is an officially appointed Marshal, City of New York — not a private contractor. That legal authority matters on eviction day.
Serving NYC Since 1988
Edward Guida Sr. founded this office in 1988. That’s nearly four decades of eviction execution experience across all five boroughs — passed down firsthand.
Five-Borough Eviction Coverage
We execute warrants in the Bronx, Brooklyn, Manhattan, Queens, and Staten Island — every building type, every neighborhood, every borough.
Technology-Equipped Documentation
Our office uses modern systems to track scheduling, documentation, and legal compliance — so nothing gets missed on the day that counts most.
NYC Eviction Day Coordination
Eviction Day Is More Than Showing Up
Most landlords picture eviction day as the marshal arriving, the tenant leaving, and the door getting locked. The reality is considerably more involved. By law, a proper eviction in New York City requires a DOT-licensed bonded moving crew, a DCWP-licensed locksmith, delivery of tenant belongings to a DCA-licensed storage warehouse, a written inventory of all items in the unit, and — depending on who’s inside — possible notification to the Department of Investigation or local police.
That’s a lot of moving parts, and every one of them has to be coordinated correctly. We are the central coordinator of all of it. Not the mover, not the locksmith — the marshal. When you work with our office, you’re not scrambling to source vendors the morning of your eviction. We handle the orchestration so that when the warrant is ready to execute, the operation runs the way it’s supposed to.
Marshal Eviction Day Benefits NYC
What You Actually Get on Eviction Day
After everything you’ve been through to get here, eviction day should be the part that finally goes right — and with the right marshal, it will.
- You don’t have to track down movers or a locksmith — we coordinate the licensed vendors required by law.
- A written inventory of all tenant belongings is completed on-site, protecting you from any claims about missing or damaged property.
- All entrance locks are changed by a DCWP-licensed locksmith under our supervision — legal possession is returned to you the same day.
- If vulnerable occupants or unattended children are found on-site, we follow the required legal protocols so you aren’t exposed to liability.
- Tenant belongings are delivered to a licensed storage warehouse — not left on the sidewalk, not left in your care.
- You get a marshal who has executed evictions across the Bronx, Brooklyn, Manhattan, Queens, and Staten Island — someone who’s seen the scenarios you’re worried about.
Eviction Logistics Bronx Brooklyn Manhattan Queens Staten Island
Every Borough Has Its Own Eviction Day Challenges
The Bronx is mostly pre-war walk-ups with no freight elevators and narrow stairwells. Moving a tenant’s belongings out of a fifth-floor unit in Mott Haven or Hunts Point is a different operation entirely than a ground-floor apartment in Queens. Brooklyn brownstones in Bed-Stuy or Crown Heights come with tight hallways, stoop access, and parking restrictions that make coordinating a moving crew along the BQE corridor a real logistical challenge.
Manhattan adds another layer. High-rise buildings on the upper end of the island, from Harlem to Washington Heights, often have strict freight elevator windows — weekday mornings only, advance notice required, building management sign-off needed. Miss that window and eviction day gets pushed.
We’ve executed warrants across all of it. Our office is based in Corona, Queens, which gives us particular familiarity with Queens neighborhoods — from the dense apartment corridors of Jackson Heights and Flushing to the residential blocks of Jamaica and St. Albans. Staten Island’s more suburban character brings its own rhythm, with single-family and two-family homes accessed via the Staten Island Expressway and the Verrazzano-Narrows Bridge. No two eviction days look the same across these boroughs, and that’s exactly why experience matters.
Schedule Eviction NYC Marshal Process
What Happens Before the Marshal Arrives
The eviction itself is the last step in a process that starts well before the day of execution. Once the court issues a Warrant of Eviction, our office serves a 14-day Notice of Eviction on the tenant. Before we execute, a 72-hour notice is posted on the property door — giving the tenant a final opportunity to vacate voluntarily.
If they do, the process still needs to be formally completed: locks changed, possession documented, and the property legally returned to you. If they don’t, we proceed on the scheduled date with the full coordination in place.
A legal possession and a full eviction are not the same thing. In an eviction, tenant belongings are removed and delivered to a licensed warehouse. In a legal possession, the property stays in the unit temporarily under specific conditions. The distinction matters for your costs and your timeline, and it’s something we can walk you through before the day arrives. Our office uses electronic warrant requisition through the state court filing system to reduce paperwork delays — getting from court order to scheduled date as efficiently as the process allows.
Eviction Day Process NYC Marshal
From Warrant to Possession — Here’s How It Works
Warrant Received, Notice Served
Once the court issues your Warrant of Eviction, we serve the required 14-day Notice of Eviction and schedule the execution date.
Vendors Coordinated, Date Confirmed
We coordinate the licensed moving crew, locksmith, and storage facility — so every required party is in place before eviction day arrives.
Execution, Inventory, and Possession
On eviction day, we execute the warrant, complete the written property inventory, supervise the move-out, and return legal possession to you.
Frequently Asked Questions
Do I need to hire movers and a locksmith separately for my eviction?
Not on your own — but those vendors do need to be part of the process. By law, any eviction in New York City that involves removing a tenant’s belongings requires a moving company licensed by the New York State Department of Transportation and bonded. Tenant property must be delivered to a warehouse licensed by the Department of Consumer Affairs. A DCWP-licensed locksmith must also change all entrance locks. As the marshal, we are legally responsible for directing and supervising these vendors. Our office coordinates this — you don’t need to be sourcing movers and locksmiths the week of your eviction. That’s part of what we handle.
What if the tenant refuses to open the door or leave on eviction day?
This happens regularly across the Bronx, Brooklyn, and Manhattan, and it’s something we’re prepared for. As an officially appointed Marshal, City of New York, we have the legal authority to execute the warrant regardless of tenant cooperation. If a tenant refuses entry or refuses to vacate, we have protocols in place — including coordination with local police when necessary. We’ve handled difficult eviction days across all five boroughs, where tensions can run high. Our approach is to remain professional and follow the law precisely, which protects you from any claims of improper conduct and keeps the process moving forward without giving anyone grounds to challenge the execution.
What happens to the tenant’s belongings during an NYC eviction?
When a full eviction is executed — as opposed to a legal possession — the tenant’s belongings are removed from the unit by the licensed moving crew and delivered to a DCA-licensed storage warehouse. The tenant is typically given information about how to retrieve their property. Before anything is moved, we complete a written inventory of all items in the unit. This inventory is a legal requirement, and it also protects you as the landlord — if a tenant later claims something was damaged or missing, the documented inventory is your record of exactly what was there and how it was handled. Nothing gets left on the sidewalk, and nothing stays in your care.
Can an eviction be suspended or postponed after it’s already scheduled?
Yes, and it’s worth knowing about in advance. The NYC Department of Investigation has the authority to suspend all marshal-executed evictions city-wide — this happens most commonly due to hazardous weather. When that happens, every eviction scheduled for those dates is postponed and must be rescheduled. Our office handles rescheduling efficiently when suspensions occur, and we communicate with clients directly so you’re not left wondering what happened. Tenants can also seek a stay of eviction through the courts up until the moment of execution, though by the time a warrant has been issued and a date is set, these are less common. We’ll keep you informed throughout.
What is the difference between a legal possession and a full eviction in NYC?
These are two legally distinct outcomes, and the difference affects what happens to the tenant’s belongings and what you’re responsible for afterward. In a full eviction, the marshal removes all of the tenant’s property and delivers it to a licensed storage warehouse — the tenant has no further claim on the space, and the unit is cleared. In a legal possession, the tenant’s belongings remain in the unit temporarily, and the landlord takes on a degree of responsibility for safeguarding them until the tenant retrieves them. Legal possessions are sometimes used when a tenant has already vacated but left property behind. Which one applies to your situation depends on the circumstances, and it’s something we can explain clearly before we schedule anything.
What if there are children or elderly individuals in the apartment on eviction day?
This is one of the scenarios that requires specific legal protocols, and it’s not something to improvise. Before scheduling an eviction, the marshal is required to find out whether any individual who cannot fend for themselves is living in the premises. If so, the Department of Investigation must be notified before the eviction proceeds. If we arrive on eviction day and find unattended children on the premises, we are required to notify the local police precinct. These aren’t optional steps — they’re legal requirements, and skipping them can expose you as the landlord to serious liability. Our office follows these protocols precisely, every time, because the goal is to execute the warrant correctly — not just quickly.
Call us at (718) 779-2134 or email us at gu*****@**********14.com to see how we can help you.