Your Property Back. Legally. Without the Runaround.
You won in court. Now you need someone to actually execute the warrant — the right way, across any of NYC’s five boroughs — so you can stop losing money and move on.
What Makes This Office Different
Serving NYC Since 1988
Over 35 years of commercial eviction experience across the Bronx, Brooklyn, Manhattan, Queens, and Staten Island — no learning curve here.
Mayoral Appointment, DOI Oversight
NYC Marshal Edward Guida #14 is a court-authorized public officer — appointed by the Mayor, bonded for $100,000, and regulated by the Department of Investigation.
All Five Boroughs, One Office
One call covers retail storefronts, office suites, and warehouses across every borough — no need to track down a different marshal for each property.
Technology-Equipped for Fast Turnaround
We use current technology to process paperwork accurately and efficiently — so your case moves forward without unnecessary delays or documentation errors.
NYC Marshal Commercial Eviction Service
The Final Step Most Landlords Don’t See Coming
Winning a judgment of possession is only part of the process. Once the court issues a Warrant of Eviction, a licensed marshal or sheriff must physically execute it — and that’s where we come in.
NYC Marshal Edward Guida #14 is authorized to carry out commercial evictions and lockouts across the Bronx, Brooklyn, Manhattan, Queens, and Staten Island. Whether you own a retail storefront in Flushing, an office suite in Midtown, or a warehouse in Sunset Park, the process is the same: the warrant goes to our office, we serve the required notice, and we execute the eviction on the scheduled date. Professionally. Legally. Done.
This isn’t something you can shortcut. A landlord who changes the locks without a marshal can face criminal charges and civil liability — including triple damages. The only legal path runs through a court-authorized marshal, and that’s exactly what we are.
Commercial Lockout Service All Five Boroughs
What You Actually Get When You Call Us
After 35+ years executing commercial evictions across NYC, here’s what landlords consistently tell us matters most.
- You get your commercial space back through a legally airtight process — no procedural errors that let tenants drag it out longer.
- You deal directly with our office — not a call center or an intermediary — so your questions get real answers, fast.
- Your eviction is handled with professionalism toward all parties, reducing the risk of confrontation, damage claims, or legal challenges on eviction day.
- We handle both Legal Possession and full Eviction, so you’re covered whether the tenant’s property stays on-site or needs to be removed entirely.
- One office covers all five boroughs — if you manage properties in Brooklyn and the Bronx, you’re not juggling two different marshals.
- Every step is documented accurately, from the warrant submission to the written inventory of items on-site — protecting you legally throughout the process.
Commercial Eviction Process New York City
Why the Marshal Pathway Is the Right Move
A lot of landlords don’t fully understand the difference between a marshal and a sheriff when it comes to commercial evictions in NYC. Both are legally authorized to execute a Warrant of Eviction. But marshals are independent public officers who specialize in civil enforcement — they’re typically more accessible and more focused on this type of work than the Sheriff’s Office.
We’ve been doing this since 1988. That’s not just a number — it means we’ve navigated every change to the court system, every moratorium, and every procedural update the city has thrown at commercial landlords over the past three-plus decades. When your warrant comes through, we know exactly what to do with it and how to move it forward without delays caused by inexperience or disorganization.
The commercial real estate market across NYC’s five boroughs has been under serious pressure. Office vacancy citywide is sitting near 15%. Storefront vacancy has climbed from 4% to over 11% since 2007, with some neighborhoods well above 20%. That means more landlord-tenant disputes, more eviction proceedings, and more landlords who need a marshal they can actually count on. We’ve been that office for a long time.
Retail Lockout Office Warehouse Eviction NYC
Commercial Property Types We Handle Every Day
Commercial evictions aren’t one-size-fits-all. A retail lockout on a busy Astoria corridor looks different from an office eviction in Midtown Manhattan or a warehouse eviction in Red Hook, Brooklyn. The legal framework is the same — RPAPL Article 7, Warrant of Eviction, 14-day notice — but the practical details vary by property type, and experience matters.
Our office handles the full range: ground-floor retail storefronts, restaurant spaces, office suites, light industrial and warehouse properties. We coordinate the locksmith, manage the documentation, and conduct ourselves in a way that keeps the situation controlled and professional — because the last thing you need is a chaotic eviction day that creates more problems than it solves.
If the eviction requires a full physical removal of the tenant’s property, we work with bonded movers and licensed warehouse facilities as required by law. If it’s a Legal Possession — where the tenant’s belongings stay on-site under your care — we handle that too. The right approach depends on your situation, and we’ll walk you through it.
How NYC Commercial Eviction Works
From Warrant to Possession — Here’s the Process
Send Us Your Paperwork
After your court judgment, send us the Notice of Petition, any stipulation or order, and a request for the warrant — we take it from there.
We Serve the Notice
Once the Warrant of Eviction issues, we serve the required notice to the tenant — giving them the legally mandated time before the eviction date.
We Execute the Eviction
On the scheduled date, we arrive with a locksmith, change the locks, document everything on-site, and return legal possession of the property to you.
Frequently Asked Questions
Can I change the locks on my commercial tenant myself after winning in court?
No — and this is one of the most costly mistakes commercial landlords make. Even with a court judgment in hand, you cannot legally remove a commercial tenant or change the locks yourself. Only a marshal or sheriff can execute a Warrant of Eviction. If you attempt a self-help lockout — changing locks, removing property, shutting off utilities without a court order — you’re exposing yourself to criminal charges and civil liability, including the possibility of triple damages if the court finds malicious intent. The legal path runs through a court-authorized marshal, and skipping that step creates far bigger problems than the eviction itself.
How long does a commercial eviction take in NYC after I get the warrant?
Once the Warrant of Eviction is issued by the court, we must serve the tenant with at least 14 days’ notice before the physical eviction can take place. After that notice period, we schedule the eviction date. The total timeline from warrant to possession depends on a few factors — court processing time, whether the tenant files an Order to Show Cause to delay the proceeding, and scheduling. Occasional city-wide suspensions (for severe weather events, for example) can also push dates back. That said, our office moves efficiently once we have the warrant in hand, and we keep you informed throughout so you’re never left wondering where things stand.
What paperwork do I need to give the marshal after getting a warrant of eviction?
To get the process started with our office, you’ll typically need to provide a copy of the Notice of Petition and Petition from your court case, a copy of any stipulation or court order awarding the judgment of possession, and a formal request for the warrant. If you have an attorney handling the court side of things, they’ll usually prepare this package for you. Once we receive the documents, we submit the warrant request to the court, and as soon as the warrant issues, we begin the notice and scheduling process. If you’re not sure what you have or what’s missing, call us directly — we can help you figure out what’s needed.
What’s the difference between a Legal Possession and a full Eviction for commercial tenants?
These are two distinct outcomes, and which one applies to your situation depends on the circumstances. A Legal Possession means the tenant has vacated but left property behind — you take custody of the space, and the tenant’s belongings remain on-site temporarily. A full Eviction involves the physical removal of the tenant and their property from the premises. In that case, the law requires the use of a bonded moving company licensed by the NYS Department of Transportation, and the items must be delivered to a warehouse licensed by the Department of Consumer Affairs. We handle both scenarios and will walk you through which applies to your case before the eviction date.
Do commercial tenants in Brooklyn, Queens, or the Bronx have the same eviction protections as residential tenants?
No — and this is an important distinction. The Good Cause Eviction Law that took effect in April 2024 applies only to residential tenants, not commercial ones. Commercial tenants across the Bronx, Brooklyn, Manhattan, Queens, and Staten Island have significantly fewer statutory protections. The written lease is the primary authority in a commercial eviction — if the tenant has breached it through non-payment or holdover, you have a clear legal path to reclaim the property. That said, commercial tenants can still file an Order to Show Cause to temporarily delay an eviction if they believe there’s a legal defense, which is why having an experienced marshal who knows the courts and the process is important.
Does NYC Marshal Edward Guida handle commercial evictions in all five boroughs?
Yes. Our office serves the Bronx, Brooklyn, Manhattan, Queens, and Staten Island — the full geographic reach of New York City. Whether you’re dealing with a retail lockout in the South Bronx, an office eviction in Midtown Manhattan, a warehouse situation in Red Hook, Brooklyn, a restaurant space in Flushing, Queens, or a storefront on Staten Island’s North Shore, we handle it from one office with one point of contact. We’ve been doing this across all five boroughs since 1988, which means we know the specific courts, the paperwork requirements, and the practical realities of executing commercial evictions in each borough. You don’t need a different marshal for each property.
Call us at (718) 779-2134 or email us at gu*****@**********14.com to see how we can help you.