You Won in Court. Now Get Your Property Back.
A court judgment means nothing if your tenant is still there. We handle holdover eviction processing across the Bronx, Brooklyn, Manhattan, Queens, and Staten Island — authorized by the NYC Court System, Badge #14. Once the court issues your Warrant of Eviction, our office steps in to execute it and return possession of your property to you.
What Makes This Office Different
Mayor-Appointed, Badge #14
We hold a direct mayoral appointment — a verifiable government credential that legally authorizes us to execute Warrants of Eviction across New York City.
Serving NYC Since 1988
Our family has served all five boroughs for over 35 years. That institutional knowledge shows up in every case we handle, especially complex holdovers in rent-stabilized buildings.
All Five Boroughs Covered
One call handles your Bronx, Brooklyn, Manhattan, Queens, or Staten Island property — no need to track down a different marshal for each borough.
Staff With Decades of Experience
Our office team worked under the previous marshal for years. They know the process cold and will guide you through every document and step.
NYC Holdover Eviction Processing
What Happens After You Win in Housing Court
A lot of landlords are surprised to learn that winning a holdover case in NYC Housing Court is only part of the battle. The court issues a Judgment of Possession, but it doesn’t remove the tenant for you. To actually recover your property, you need a Warrant of Eviction — and a court-authorized NYC Marshal to execute it.
That’s where we come in. Once the court issues your warrant, our office steps in to handle the legal process of returning possession of your property to you. Whether you’re dealing with a tenant whose lease expired months ago, an unauthorized occupant, or a more complex rent-stabilized holdover situation in the Bronx or Brooklyn, we’ve seen it before and we know how to move it forward.
We handle both evictions and legal possessions — the two options available to landlords after a warrant is issued. We’ll explain the difference and help you understand which path fits your situation before anything happens.
Why Hire a Marshal for Holdover Eviction
What You Actually Get When You Call Us
From the moment your warrant is issued, here’s what working with our office means for you as a landlord trying to recover your property.
- You get a court-authorized officer — the only type legally permitted to execute a Warrant of Eviction in New York City.
- You stop losing rent income every month a holdover tenant stays put in your Bronx, Brooklyn, or Manhattan property.
- You get documentation handled correctly the first time, so there are no procedural errors that could delay or derail your case.
- You’re protected from liability — we conduct ourselves as neutral officers of the court, not as private enforcers acting on your behalf alone.
- You have a single point of contact for properties across multiple boroughs, with staff who can walk you through what’s needed at every stage.
- You work with an office that understands rent-stabilized holdover cases — critical for landlords in the Bronx, Brooklyn, and Manhattan where most rental units carry some form of regulation.
Holdover vs Nonpayment Eviction NYC
Holdover Cases Are More Complex Than Nonpayment
Most landlords are more familiar with nonpayment evictions, where the issue is straightforward — rent wasn’t paid. Holdover cases are a different animal. A holdover proceeding can arise from a dozen different circumstances: a lease that expired and wasn’t renewed, a tenant who violated lease terms, a subtenant or unauthorized occupant, a nonprimary residence situation, or a nuisance claim, among others.
Each type comes with its own notice requirements, timelines, and procedural rules. In rent-stabilized buildings — which make up the majority of rental housing in the Bronx, Brooklyn, and Manhattan — those rules get even more specific. Mistakes in the notice process are one of the most common reasons holdover cases get dismissed and landlords have to start over.
That’s why the experience behind our office matters. When you’ve been handling these cases across all five boroughs for over 35 years, you stop making the kinds of errors that cost landlords months of time and thousands in lost rent.
Eviction vs Legal Possession NYC Marshal
Two Options After Your Warrant Is Issued
Once the court issues your Warrant of Eviction, you have a choice: a full eviction or a legal possession. Both result in the marshal returning control of the premises to you — but the process differs, and the right option depends on your specific situation.
In both cases, we’re required to serve a notice before any action is taken. For holdover cases, tenants are entitled to a 90-day Notice of Eviction — longer than the 30-day notice used in nonpayment cases. We must also verify in advance whether any occupant is unable to care for themselves, and if so, notify the Department of Investigation before scheduling the eviction.
Every step of what we do is governed by law. We use a bonded moving company licensed by the New York State Department of Transportation, and any removed belongings go to a warehouse licensed by the Department of Consumer Affairs. Nothing is improvised. Nothing is skipped.
Holdover Eviction Process NYC Marshals
From Warrant to Possession: Here’s the Process
Submit Your Warrant
Once the court issues your Warrant of Eviction, contact our office with your documentation so we can review and begin the requisition process.
Notice Served to Tenant
We serve the legally required notice — 90 days for holdover cases — giving the tenant the mandated window before any enforcement action takes place.
Execution and Possession
On the scheduled date, we execute the warrant and return legal possession of your property to you — done by the book, every time.
Frequently Asked Questions
What is a holdover eviction and how is it different from nonpayment?
A holdover eviction happens when a tenant remains in your property without a legal right to be there — most commonly because their lease expired and they didn’t leave, but it can also involve lease violations, unauthorized occupants, or nonprimary residence situations. Unlike a nonpayment case, where the issue is simply unpaid rent, holdover proceedings often involve more complicated legal questions and stricter procedural rules. The notice requirements are different, the court process is different, and in rent-stabilized buildings across the Bronx, Brooklyn, and Manhattan, there are additional layers of regulation that have to be handled correctly. A procedural error in a holdover case can get it dismissed and force you to start over from the beginning.
I already won my holdover case in housing court — why do I still need a marshal?
Winning in housing court gives you a Judgment of Possession, but the court doesn’t physically remove the tenant. To actually recover your property, you need a Warrant of Eviction — and only a court-authorized NYC Marshal or the NYC Sheriff can legally execute one. Many landlords don’t realize this step exists until they’re stuck with a judgment and a tenant who still won’t leave. Once the court issues your warrant, you bring it to our office and we handle the enforcement process from there. This is exactly the gap we fill — between a court win and actual possession of your property.
How long does the holdover eviction process take in NYC after the warrant is issued?
For holdover cases specifically, tenants are entitled to a 90-day Notice of Eviction — which is longer than the 30-day notice used in nonpayment cases. That 90-day window begins once we serve the notice. After that period, we can schedule and execute the eviction. Timelines can also be affected by court scheduling, whether the tenant files an Order to Show Cause to delay proceedings, and — during winter months — potential weather-related suspensions ordered by the Department of Investigation. The important thing is to engage our office as soon as your warrant is issued so there are no unnecessary delays on the administrative side.
What is the difference between an eviction and a legal possession in NYC?
Both options are available to landlords once a Warrant of Eviction has been issued, and both result in us returning control of the property to you. The difference lies in how the process unfolds. In a full eviction, we remove the tenant and their belongings from the premises using a bonded moving company, with items delivered to a licensed warehouse. A legal possession means we take control of the premises and return it to the landlord, but the specifics of how belongings are handled may differ. We’ll walk you through which option makes sense for your situation before anything is scheduled.
Do you handle holdover evictions in rent-stabilized buildings in the Bronx and Brooklyn?
Yes, and this is an area where experience genuinely matters. The Bronx has the highest eviction filing rate of any borough in New York City — 104.1 per 1,000 rental units — and the majority of rental housing in the Bronx, Brooklyn, and Manhattan is covered by some form of rent regulation. Holdover cases in rent-stabilized buildings carry additional procedural requirements that don’t apply to market-rate units. Our office has been handling these cases across all five boroughs since 1988, and our staff understands the specific documentation and compliance requirements that rent-regulated holdover cases demand. Getting it right the first time saves you months.
Can a tenant stop the eviction after I’ve already hired the marshal?
A tenant can file an Order to Show Cause with the court, which can temporarily pause the process while a judge reviews their claim. This is a legal right tenants have, and it’s one reason why having an experienced marshal’s office behind you matters — we make sure every step of our process is done correctly so there’s no procedural ground for a successful challenge. If an Order to Show Cause is filed, the court will schedule a hearing. Assuming your case is solid and the warrant was properly issued, the process typically resumes after the court rules. We’ll keep you informed throughout so you’re never left guessing about where things stand.
Call us at (718) 779-2134 or email us at guidajr@nycmarshal14.com to see how we can help you.