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NYC Marshal Services in Bushwick, NY
Bushwick's 90% Renter Market Needs More Than a Court Win
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Eviction Marshal Services in Bushwick, Brooklyn
Winning in housing court is one thing. Getting your property back — or actually collecting what you’re owed — is something else entirely. That gap between a court ruling and real enforcement is exactly where most Bushwick landlords and creditors get stuck, and it’s the gap that we exist to close.
Bushwick’s rental market is one of the most volatile in Brooklyn. With roughly 90% of residents renting and only 26% of those units under rent stabilization, most landlords here are dealing with market-rate tenants in buildings with fewer than six units. That means fewer regulatory safety nets, more direct financial exposure when a tenant stops paying, and a faster path to enforcement once you have your warrant — but only if you know who to call.
Once the warrant of eviction is issued or the judgment is entered, the clock is yours to control. We can reach a debtor’s employer through income execution. We can reach a bank account through property execution. And only a licensed NYC Marshal can make any of it happen legally. The outcome isn’t just recovering money or regaining possession — it’s finally having certainty after months of uncertainty.
Licensed NYC Marshal Serving Kings County
I hold Badge #14, appointed by the Mayor of New York City and overseen by the NYC Department of Investigation. That’s not a private collection agency or a locksmith advertising eviction services on Knickerbocker Avenue — it’s a government-sanctioned enforcement office with a $100,000 public officer’s bond and a track record that goes back to 1988.
My father founded this office and served New York City for 25 years before his passing in 2014. I joined the business in 2007, managed the transition, and was formally appointed Marshal in 2016. Critically, our office manager and staff worked under my father for years before that — so when you call, you’re not working with a team that’s figuring things out as they go.
We’re based in Corona, Queens, directly across the borough line from Bushwick’s northeastern edge near Ridgewood. All five boroughs are covered, which means every property in Kings County — including every block of Bushwick — falls within our full enforcement jurisdiction.
How NYC Marshal Enforcement Works in Brooklyn
Most people who contact us have already won their case. They have a judgment from Kings County Civil Court or a warrant of eviction from Brooklyn Housing Court at 141 Livingston Street — and they’re not sure what happens next. Here’s what we do.
You provide the paperwork: the judgment, the execution, or the warrant. We review it, docket the case, and move forward with service. For an income execution, that means serving the debtor first, then — if they don’t respond within the required period — serving the employer directly to begin wage deductions. For a property execution, we can move on a bank account, personal property, or other assets. For a warrant of eviction, we serve the 72-hour notice, coordinate with a locksmith for the actual lock change, and execute the eviction on the scheduled date.
One thing worth knowing for Bushwick specifically: New York’s Good Cause Eviction Law, which took effect in April 2024, added new procedural requirements for evictions of eligible market-rate tenants. Because so much of Bushwick’s rental stock is unregulated, this law affects more landlords here than in most other Brooklyn neighborhoods. We stay current on these requirements — so the process is done right the first time, not dismissed on a procedural technicality.
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Income Execution and Eviction Services in Bushwick, NY
We handle the full range of civil enforcement authorized under New York law. That includes income execution (wage garnishment), property execution (bank levy and seizure of personal property), landlord and tenant eviction services, small claims judgment enforcement, and supreme and civil court judgment collection. Each of these tools works differently, and the right one depends on what’s known about the debtor’s situation.
For Bushwick landlords dealing with non-paying tenants in market-rate rowhouses or converted buildings along Flushing Avenue and Broadway, the eviction process is the most common path. Once Kings County Housing Court issues the warrant, we’re the only person legally authorized to execute it. Attempting to remove a tenant without that step — changing locks yourself, removing belongings — is a self-help eviction, which carries real criminal and civil liability in New York.
For creditors with money judgments — whether from small claims court, civil court, or the Supreme Court — income execution and property execution are the primary tools. Upfront fees are set by statute and are modest, typically in the range of $55 to $125 depending on the execution type. We earn poundage — 5% of the amount actually collected — which means we have a direct financial stake in the outcome, not just in getting paperwork filed.
Do I really need a licensed NYC Marshal to evict a tenant in Bushwick?
Yes — and this isn’t a technicality you can work around. Under New York law, only a licensed NYC Marshal or the Sheriff’s Office can execute a warrant of eviction. Once Kings County Housing Court issues the warrant, you cannot legally remove the tenant yourself, change the locks without a marshal present, or remove their belongings. Doing any of those things without a marshal is considered a self-help eviction, which can result in criminal charges and civil liability — even if you have a valid warrant in hand.
This matters especially in Bushwick, where tenant organizing groups are active and well-connected to legal resources. A procedural misstep here doesn’t just delay your case — it can expose you to counterclaims that set the entire process back months. Working with a licensed marshal from the start protects you legally and keeps the process moving on the timeline the court has authorized.
What's the difference between income execution and property execution for a Brooklyn judgment?
Both are tools for collecting a money judgment, but they work differently depending on what the debtor has. Income execution — also called wage garnishment — targets the debtor’s wages. We serve the debtor first, giving them a chance to arrange voluntary payment. If they don’t, the employer is served directly and begins deducting up to 10% of the debtor’s gross wages per paycheck until the judgment is satisfied.
Property execution targets assets rather than income — most commonly a bank account. We can levy up to double the judgment balance from the debtor’s banking institution. This is often the faster route if the debtor is self-employed, works irregularly, or has a known bank account. In Bushwick, where a significant portion of the workforce is in hourly service jobs — food service, retail, hospitality along Broadway and Knickerbocker Avenue — income execution is frequently the more reliable option, since employment is more traceable than bank balances for workers in those sectors.
How does New York's Good Cause Eviction Law affect landlords in Bushwick specifically?
Good Cause Eviction, which took effect April 20, 2024, gives eligible tenants in unregulated (market-rate) units new protections — including the right to challenge evictions without a valid reason and the right to contest rent increases above 10% or CPI plus 5%, whichever is lower. For most of New York City, this law applies to a relatively limited slice of the rental market. For Bushwick, it’s a much bigger deal.
Because only 26% of Bushwick apartments are rent-stabilized — and most buildings have fewer than six units — the vast majority of Bushwick landlords are dealing with market-rate tenants who may now be covered under Good Cause. If a covered tenant raises this law as a defense in housing court, a case built on the wrong grounds or served incorrectly can be dismissed. That’s months of lost rent and a reset on the entire process. Working with a marshal whose office uses current procedures and documentation standards reduces that risk significantly.
How long does a typical eviction take from warrant to execution in Brooklyn?
Once the warrant of eviction is issued by Kings County Housing Court, we serve a 72-hour notice on the tenant. That notice period is required by law before any lock change or physical eviction can take place. After the 72 hours have passed — assuming the tenant has not vacated — we schedule the execution, coordinate with a locksmith, and carry out the eviction on the appointed date.
The actual timeline from receiving the warrant to completed execution depends on court scheduling, how quickly paperwork is submitted to our office, and whether there are any weather-related suspensions. Nearly 80% of Bushwick’s buildings were built before 1947, and heating failures in winter can complicate proceedings. In practice, most landlords can expect the process to move within days to a few weeks of submitting a valid warrant, assuming no legal holds or tenant-filed motions to stay.
Can a NYC Marshal enforce a small claims judgment against someone in Bushwick?
Yes. After 30 days from the date of a small claims judgment, we’re authorized to begin enforcement — either through income execution, property execution, or both. The court itself does not collect the money for you. That step is entirely separate, and it requires a marshal.
Kings County Small Claims Court is located at 141 Livingston Street in Brooklyn and serves all Bushwick residents and businesses. If you won a judgment there against a customer, contractor, or tenant and they haven’t paid, you don’t have to wait for them to decide to do the right thing. We can serve an income execution on their employer or a property execution on their bank account. Given the density of small businesses along Knickerbocker Avenue and Broadway, this is a situation that comes up regularly — contractors, service providers, and shop owners who won in small claims and didn’t know enforcement was an option.
Why use a NYC Marshal instead of the Sheriff's Office for a Bushwick eviction?
Both the NYC Marshal and the Sheriff’s Office are legally authorized to execute warrants of eviction, and they charge the same statutory fees. The practical difference comes down to experience and volume. NYC Marshals handle the overwhelming majority of residential evictions in the city — in the first five months of 2024, the Sheriff’s Office executed just 36 residential evictions citywide, while marshals executed thousands. That gap in volume reflects a gap in experience with the specific procedures, court relationships, and logistical realities of residential enforcement in Brooklyn.
For Bushwick landlords navigating the current environment — post-pandemic court backlogs, Good Cause Eviction compliance, active tenant legal advocacy — working with a marshal who does this at high volume and stays current on Brooklyn Housing Court procedures is a meaningful advantage. We’ve been handling enforcement across all five boroughs since 2007, with a family office history going back to 1988. That depth of experience is not something the Sheriff’s Office, operating at a fraction of the eviction volume, can replicate for residential cases.