You Won in Court. Now You Need It Done Right.
A Warrant of Eviction is just paper until a marshal executes it. We handle legal possession and full ejectment across the Bronx, Brooklyn, Manhattan, Queens, and Staten Island — correctly, professionally, and without giving the tenant grounds to come back.
Why Landlords Across NYC Call Us First
Appointed by the Mayor
Edward F. Guida Jr. #14 holds a formal mayoral appointment — not a private license — regulated by the NYC Department of Investigation and the Appellate Division.
Serving NYC Since 1988
Two generations of the Guida family have executed warrants across all five boroughs. That institutional knowledge doesn’t come from a course — it comes from decades in the field.
All Five Boroughs Covered
One office handles your warrant whether the property is in Jamaica, Queens, Mott Haven in the Bronx, Crown Heights in Brooklyn, or anywhere else across Staten Island and Manhattan.
Statute-Set Fees, No Surprises
Marshal fees are established by New York State law — not by our discretion. You know what you’re paying before we begin, with no hidden markups or variable pricing.
Legal Possession vs. Full Ejectment
The Choice Most Landlords Don’t Know They Have
Once the court issues a Warrant of Eviction, you’re not done deciding — you’re just getting started. There are two ways we can execute that warrant, and which one you choose has real consequences for your property, your timeline, and your liability.
A legal possession means we change the locks and return control of the premises to you. The tenant’s belongings stay inside. You’re not responsible for moving anything, but you do take on a duty of care for what’s left behind.
A full ejectment goes further. The tenant and all of their belongings are physically removed by a bonded moving company licensed by the New York State Department of Transportation, with items delivered to a warehouse licensed by the Department of Consumer Affairs.
Neither option is automatically better. The right call depends on your specific situation, the condition of the unit, what the tenant has left behind, and how quickly you need the space. That’s a conversation worth having before execution day — not after.
Marshal Ejectment Benefits NYC Landlords
What Working With an Experienced Marshal Actually Gets You
When the process is handled correctly from the first notice to the final lock change, you avoid the mistakes that let tenants back in the door.
- You make an informed choice between legal possession and full ejectment — not a default one made under pressure on execution day.
- Your warrant is executed in strict compliance with NYC law, giving the tenant no procedural grounds to file an Order to Show Cause and reverse the process.
- You understand exactly what your obligations are regarding the tenant’s belongings — before you’re holding the keys and wondering what to do next.
- Full ejectments are coordinated with a bonded mover and licensed warehouse, so the entire removal meets every statutory requirement without you managing the logistics.
- Our office conducts every execution respectfully and professionally — reducing the risk of confrontation, complaints, or anything that could complicate your case afterward.
- With coverage across the Bronx, Brooklyn, Manhattan, Queens, and Staten Island, one call handles your warrant regardless of which borough the property is in.
Tenant Property Removal NYC Rules
The Part Nobody Warns You About
Here’s where a lot of landlords get into trouble. They get the keys back after a legal possession, see the apartment full of the tenant’s belongings, and assume they can just clear it out. They can’t — not yet, and not without following proper procedure.
Disposing of a tenant’s property too soon or without documentation exposes you to a lawsuit, even after a lawful court-ordered possession. This is one of the most common questions we hear from landlords in Brooklyn, Queens, the Bronx, Manhattan, and Staten Island — and it’s one of the most consequential things to get wrong.
After a legal possession, you have a duty of care over what’s left in that unit. The law doesn’t disappear the moment the locks change. That’s part of why the choice between legal possession and full ejectment matters so much.
A full ejectment removes the belongings through a legally compliant process — bonded mover, licensed warehouse, documented chain of custody. It costs more upfront, but it eliminates the gray area around tenant property entirely. For many landlords, that clarity is worth every dollar.
NYC Eviction Warrant Execution Process
What the 14-Day Notice Window Really Means
Before we can execute any warrant, New York law requires that we serve the tenant with written notice at least 14 days in advance. That window exists, and tenants know about it — especially in a city where the Right to Counsel law gives low-income tenants free legal representation in housing court.
In the Bronx, Brooklyn, and upper Manhattan, where eviction rates are highest and tenant legal services are most active, the chances of a tenant filing an Order to Show Cause during that 14-day window are real. An Order to Show Cause doesn’t automatically stop the eviction, but it does pause it until a judge rules.
If the warrant was properly served and the process was followed correctly, the challenge usually fails. If there’s a procedural error — wrong address on the notice, improper service method, a missed step in a holdover case — it can succeed. That’s the practical argument for experience. We’ve been doing this since 1988. We know what the courts in each borough expect, and we don’t cut corners that give tenants a foothold to come back.
How NYC Marshal Ejectment Works
From Warrant in Hand to Keys Returned
Submit Your Warrant
Contact our office with your court-issued Warrant of Eviction. We review it and confirm everything is in order before scheduling.
Notice Served, Date Set
We serve the legally required 14-day written notice and schedule the execution date — keeping you informed at every step.
Execution Day
We arrive at the property, execute the warrant as directed — legal possession or full ejectment — and return control of the premises to you.
Frequently Asked Questions
Who actually decides between a legal possession and a full ejectment?
You do — the landlord. We act on your instruction, not the other way around. We can walk you through what each option involves and help you think through which one makes sense for your situation, but the final call is yours. The NYC Department of Investigation’s own FAQ confirms this: “Ultimately, it is the landlord’s choice.” That’s why it’s worth having this conversation before execution day, not during it. If you’re unsure, call us. We’ve executed thousands of warrants across the Bronx, Brooklyn, Manhattan, Queens, and Staten Island and can give you a straight answer based on your specific circumstances.
What happens to the tenant’s belongings after a legal possession in NYC?
They stay in the apartment — and that’s where landlords often get surprised. After a legal possession, the tenant’s property doesn’t become yours to dispose of immediately. You have a duty of care over what’s been left behind, and disposing of it too soon or without following proper procedure can expose you to a lawsuit even after a lawful eviction. In practice, most landlords are advised to wait a meaningful period and document everything before clearing the unit. If you want to avoid this gray area entirely, a full ejectment removes the belongings through a legally compliant process with a bonded mover and a licensed warehouse.
Can a tenant stop the eviction after receiving the marshal’s notice in NYC?
A tenant can file an Order to Show Cause during the 14-day notice period, which temporarily pauses the execution until a judge reviews it. This is more common in the Bronx and Brooklyn, where free tenant legal services are widely available and tenants are more likely to have legal representation. However, an Order to Show Cause is not an automatic reprieve — it only succeeds if there’s a legitimate legal basis. When the warrant has been properly issued and the notice was correctly served, these challenges typically don’t hold up. The key is making sure every step of the process was done right from the beginning.
Does the process work differently depending on which NYC borough the property is in?
Yes, and this is something landlords with properties across multiple boroughs often don’t realize until it causes a problem. For ejectment proceedings specifically, Brooklyn, Queens, and Staten Island require the owner to serve a termination notice before filing a summons and complaint — a step that isn’t required the same way in Manhattan and the Bronx. Housing court procedures and local expectations also vary between boroughs. Our office has been executing warrants across all five boroughs since 1988, so we understand what each court expects and how to navigate those differences without creating delays or procedural issues that could be used against you.
What is the difference between a NYC Marshal and the Sheriff’s Office?
Both are authorized to execute warrants of eviction in New York City, but they operate differently. NYC Marshals are independent public officers appointed by the Mayor to five-year terms. We are not city employees — we operate our own offices and are regulated by the Department of Investigation and the Appellate Division. The Sheriff is a city agency. In practice, city marshals handle the vast majority of civil enforcement and evictions in NYC. Marshals are generally considered more specialized for landlord-tenant warrant execution, and most housing attorneys in the city work with marshals by default when they need a warrant executed.
Can I contact a marshal directly, or does everything go through my attorney?
You can contact us directly. You don’t need an attorney to reach out to our office — though many landlords do work through their housing attorney, who will often refer them to a marshal they trust. What you do need before contacting any marshal is a court-issued Warrant of Eviction. No marshal can act without one. The court process — the petition, the hearing, the judgment of possession, the warrant — has to happen first. Once you have the warrant in hand, you bring it to us and we handle the execution. If you’re not sure where you are in that process, we’re happy to point you in the right direction.
Call us at (718) 779-2134 or email us at gu*****@**********14.com to see how we can help you.