The Notice That Finally Starts the Clock
You’ve been through housing court. You have the warrant. Now you need a licensed NYC Marshal to serve the 14-day notice correctly — the first time — so nothing delays what’s already taken long enough.
Why Landlords Across the Bronx, Brooklyn, Queens, Manhattan, and Staten Island Call Us First
Serving NYC Since 1988
Edward Guida Sr. built this office over 35 years. Edward Jr. has carried it forward since 2016. That’s decades of court relationships across all five boroughs, not a learning curve.
All Five Boroughs Covered
We serve the Bronx, Brooklyn, Manhattan, Queens, and Staten Island — every borough, every Housing Court, handled by one experienced office with deep roots in each jurisdiction.
DOI-Compliant Notice Service
We follow every DOI service protocol — including the 2024 online posting requirement — so your notice holds up and can’t be challenged on procedural grounds.
Staff With Decades of Experience
Our office manager and staff worked under Edward Guida Sr. for years. When you call us, you reach people who actually know this process inside and out.
NYC Marshal Eviction Notice Service
What the 14-Day Notice Actually Does
Once a Warrant of Eviction has been issued by NYC Housing Court, a licensed City Marshal must serve the tenant with a formal 14-Day Notice of Eviction before the warrant can be executed. That notice officially starts the eviction timeline. Without it — served correctly, documented properly, and filed in compliance with current DOI rules — nothing moves forward.
This is the step that converts a court victory into a recovered property. It’s not a formality. It’s the moment the process becomes real, and it has to be done right.
We handle this service across the Bronx, Brooklyn, Manhattan, Queens, and Staten Island for landlords, property managers, and attorneys who’ve already done the hard work in court and need a marshal they can trust to carry it across the finish line.
Serve Eviction Notice the Right Way
What You Get When the Process Is Done Right
A correctly served 14-day notice protects your timeline, your legal standing, and your right to recover your property without starting over.
- Your notice is served following the exact DOI protocol — personal service attempted first, then door posting and certified mail if needed.
- We comply with the 2024 online posting requirement, so your notice is posted to the state court website within 24 hours of in-person service.
- You won’t lose months to a stale notice — we execute warrants promptly within the valid 30-day window so the clock never resets on you.
- Our office keeps you informed at each step, so you’re not left wondering when the eviction will actually be scheduled after the 14 days are up.
- Every notice is documented in a way that holds up if the tenant files an Order to Show Cause or challenges the service in court.
- The eviction is handled professionally at the property — protecting your relationship with remaining tenants and avoiding unnecessary escalation.
14-Day Eviction Notice Requirements in NYC
One Procedural Error Can Cost You Months
The 14-day notice process is legally exacting in ways that aren’t obvious from the outside. The marshal must attempt personal service first. If the tenant isn’t home, the notice can be left with a person of suitable age and discretion at the premises, or posted conspicuously on the door — but it must then be followed up with certified mail. Skip a step, do it out of order, or serve the notice before the warrant is officially issued, and the tenant has grounds to challenge it.
Then there’s the 30-day rule. If 30 days pass after the earliest eviction date specified on the notice without the warrant being executed, that notice goes stale. You’d need a new one served, restarting the 14-day clock entirely — more time, more delay, more lost rental income.
Since 2024, there’s an additional requirement: marshals must post the notice of eviction online to the state court website within 24 hours of in-person service. DOI enforcement has already found marshals out of compliance with this rule. A non-compliant notice creates exactly the kind of procedural vulnerability a tenant’s attorney will look for.
We’ve been navigating these requirements across the Bronx, Brooklyn, Queens, Manhattan, and Staten Island for over 35 years. This is what we do every day.
Marshal Notice Service Across NYC’s Five Boroughs
Each Borough Operates Differently — We Know Them All
The Bronx had an eviction filing rate of 104.1 per 1,000 rental units in 2024 — the highest in NYC by a wide margin. Neighborhoods like Morrisania and Crotona Park East reached 159.7 per 1,000. Bronx Housing Court is also known for warrant issuance delays that can stretch for weeks. An office that has been working with Bronx Housing Court since 1988 knows how to navigate that backlog without letting your case stall.
Brooklyn’s Housing Court at 141 Livingston Street handles the second-highest eviction volume in the city. Central Brooklyn neighborhoods — Brownsville, East New York, Crown Heights — are among the most active in the borough. Queens brings its own complexity, with dense multi-family housing in Jackson Heights, Flushing, and Jamaica, and a renter population that spans dozens of languages and communities. Manhattan’s high rents mean that every week of delay costs more per case than anywhere else. Staten Island operates differently still, with a single Housing Court location and a more suburban building environment.
We’ve served notices across all of it. No borough is unfamiliar territory for us.
How NYC Marshal Notice Service Works
From Warrant in Hand to Notice Served
Submit Your Warrant Information
Contact our office with your Warrant of Eviction details. We review the documentation and confirm everything is in order before we proceed.
We Handle the Service
We serve the 14-Day Notice following DOI-mandated protocol — personal service first, then door posting and certified mail if needed, and online posting within 24 hours.
Execution Scheduled After 14 Days
Once the notice period ends, we coordinate the eviction or legal possession and keep you updated throughout so nothing falls through the cracks.
Frequently Asked Questions
What exactly is a Marshal’s 14-Day Notice of Eviction in New York City?
Once a judge issues a Warrant of Eviction through NYC Housing Court, a licensed City Marshal must serve the tenant with a formal Notice of Eviction before the warrant can be physically executed. That notice gives the tenant 14 days — counted from the earliest eviction date listed on the notice — before the marshal can carry out the eviction or legal possession. It used to be a 72-hour notice, but the law was changed to extend that period to 14 days.
The notice has to follow a specific service protocol set by the NYC Department of Investigation. Since 2024, it also has to be posted online to the state court system within 24 hours of in-person service. This isn’t a step you can cut corners on — a notice that isn’t served correctly gives the tenant grounds to challenge it and delay the process further.
What happens if the 14-day notice isn’t served correctly or on time?
If the notice isn’t served according to DOI protocol — or if 30 days pass after the earliest eviction date without the warrant being executed — the notice becomes legally stale. At that point, a new notice has to be served, which restarts the 14-day clock entirely.
For landlords who’ve already been waiting months to recover their property, that kind of setback is genuinely costly. It means more lost rental income, more time, and in some cases, another trip through the court process. That’s why choosing a marshal with a clean compliance record and a documented process for executing warrants within the valid window matters so much. We’ve been doing this long enough to know exactly where these timelines can slip — and how to make sure they don’t.
Can the tenant stop the eviction after receiving the 14-day notice?
Yes, a tenant can file what’s called an Order to Show Cause — a legal motion asking the court to delay or stop the eviction. If the court grants it, a temporary stay goes into effect and the eviction is paused until a hearing is held.
This is one of the main reasons proper service documentation matters so much. If the tenant’s motion is based on a claim that the notice wasn’t served correctly, you need proof that every step was followed. We document our service thoroughly so that if a challenge comes up, the record is clear. In the Bronx and Brooklyn especially, where tenant legal representation has grown significantly in recent years, knowing your notice is airtight from the start is the best protection against a procedural delay.
Do you serve 14-day notices in the Bronx, Brooklyn, Queens, Manhattan, and Staten Island?
Yes — we cover all five boroughs. As a licensed NYC Marshal, our office is authorized to operate across every borough, and we’ve been doing exactly that since 1988. Each borough has its own Housing Court, its own processing timelines, and its own practical realities on the ground.
The Bronx, for example, has the highest eviction filing rate in the city and a Housing Court that can run behind on warrant issuance. Brooklyn’s central neighborhoods generate some of the highest eviction volumes in the city. Queens has dense, diverse housing stock with unique access and language considerations. We know all five courts and we’ve worked in all five boroughs for decades — that’s not something you can replicate quickly.
What is the difference between a legal possession and a full eviction in NYC?
When a landlord obtains a Warrant of Eviction, they have two options for how to proceed: a legal possession or a full eviction. In a legal possession, the marshal takes back control of the unit on the landlord’s behalf, but the tenant’s belongings are left inside. The landlord then has to follow specific procedures regarding those belongings.
In a full eviction, the marshal removes the tenant and their possessions from the premises entirely. The choice depends on the circumstances of the case — the condition of the unit, whether the tenant is cooperative, and what the landlord needs to do with the property next. We can walk you through both options when you contact us so you understand what to expect before we schedule anything.
Can I contact a NYC Marshal directly, or do I need an attorney to hire you?
You can contact us directly. You don’t need an attorney to work with our office — many individual landlords across the Bronx, Brooklyn, Queens, Manhattan, and Staten Island reach out to us on their own after receiving their Warrant of Eviction from Housing Court.
That said, if you do have an attorney handling your landlord-tenant case, we work with them regularly and can coordinate directly with their office on documentation, scheduling, and case updates. Either way, the process starts the same: you reach out, we review your warrant information, and we take it from there. Our staff handles the intake process every day and can answer your questions about what’s needed, what to expect, and how long the process typically takes for your specific borough and court.
Call us at (718) 779-2134 or email us at guidajr@nycmarshal14.com to see how we can help you.