The Court Gave You the Warrant. We Get You Your Property Back.
Once Housing Court issues a Warrant of Eviction, the next step is finding a marshal who knows exactly what to do — and moves without delay. We serve and execute residential evictions across all five NYC boroughs, including the Bronx, Brooklyn, Manhattan, Queens, and Staten Island. One call. One office. Complete coverage.
What Backs This Office Up
Mayor-Appointed, Badge Verified
Edward F. Guida Jr. holds Badge #14, a mayoral appointment verified through the NYC Department of Investigation — not a private license.
Family Legacy Since 1988
Our office has operated under the Guida name for over 35 years, across two generations, through every regulatory shift NYC has seen.
All Five Boroughs, One Office
One call covers the Bronx, Brooklyn, Manhattan, Queens, and Staten Island — no need to track down multiple marshals for a multi-property portfolio.
Regulated Fees, No Surprises
Marshal fees are set by New York State statute. What you owe is determined by law, not by our discretion — ever.
NYC Marshal Residential Eviction Service
You Won in Court. Here’s What Happens Next.
Winning a judgment of possession in NYC Housing Court is a real milestone — but it doesn’t mean the tenant leaves. To actually recover your property, you need a city marshal to serve a Notice of Eviction and carry out the physical execution once the mandatory waiting period has passed. That’s where we come in.
Our office handles the entire post-warrant process: docketing the warrant, serving the 14-day Notice of Eviction through the legally required methods, and executing the eviction on a scheduled business day. We also advise landlords on whether a Legal Possession or a full Eviction is the right call for their specific situation — because that choice matters, and not every landlord knows they have one.
Whether your property is in Morrisania, Flatbush, Harlem, Flushing, or St. George, we are authorized and equipped to handle it.
Evict a Tenant New York — What You Get
What Changes When You Work With This Office
From the moment you hand us the warrant, you stop managing the process alone — and start getting real answers and a clear timeline.
- You’ll know exactly what happens next — no guessing, no chasing down updates on your own.
- Your warrant gets docketed and the 14-day Notice of Eviction gets served without sitting in a queue for weeks.
- Every required protocol — property inventory, vulnerable occupant checks, animal rescue notification — gets handled correctly, protecting you from legal exposure.
- You choose between a Legal Possession and a full Eviction, and we’ll tell you honestly which one fits your situation better.
- Every eviction is carried out in a professional, respectful manner — reducing the risk of tenant complaints or emergency motions that drag you back into court.
- You reach the marshal directly at (718) 779-2134 — not a call center, not a voicemail system that takes three days to respond.
Housing Court Warrant NYC — Know the Process
Most Landlords Don’t Know This Part
A lot of landlords assume that once they have the Warrant of Eviction, the hard part is over. In reality, the post-warrant stage has its own legal requirements — and cutting corners here can undo everything you fought for in court.
After we receive the warrant, we serve the Notice of Eviction using the legally required methods: personal service, posting on the door, and certified mail. From there, the 14-day clock starts. We cannot execute before that period expires — and we won’t. The execution itself happens on a business day, Monday through Friday, with no holidays.
During the eviction, we’re required to prepare a written inventory of all items in the unit, check for vulnerable occupants, and notify the appropriate agencies if needed. These aren’t optional steps. They’re the law. An experienced office knows this. A less experienced one may not — and the cost of that mistake lands on the landlord.
Apartment Eviction NYC — Legal Possession vs. Full Eviction
You Have Two Options — Here’s the Difference
When a Warrant of Eviction is executed, landlords in New York City can choose between two approaches, and most aren’t told this upfront.
A Legal Possession means the tenant and their belongings are no longer in lawful possession of the unit, but the property remains under the landlord’s control temporarily — giving the tenant a window to retrieve their items. A full Eviction means the tenant and all of their belongings are physically removed from the premises on execution day.
Which option makes sense depends on your situation — the tenant’s circumstances, the condition of the unit, your timeline for re-renting, and other factors. We walk through that with you before anything is scheduled. It’s a decision worth making carefully, and we’ve been helping landlords make it since 1988.
Marshal Residential Eviction — Step by Step
A Clear Process From Warrant to Possession
Submit Your Warrant
Contact our office with your Warrant of Eviction. We docket it and confirm next steps with you directly — no delays, no runaround.
Notice of Eviction Served
We serve the legally required 14-day Notice of Eviction using personal service, door posting, and certified mail — starting the final countdown.
Eviction Executed
On the scheduled date, we carry out the eviction professionally, complete the required property inventory, and return possession of the unit to you.
Frequently Asked Questions
What exactly does a NYC Marshal do during a residential eviction?
Once you have a Warrant of Eviction from Housing Court, our role is to carry out the legal enforcement of that warrant. We start by docketing the warrant in our office, then serve the 14-day Notice of Eviction on the tenant using the methods required by law — personal service, posting on the door, and certified mail. After the notice period expires, we schedule and execute the physical eviction on a business day. During execution, we prepare a written inventory of all items found in the unit, check whether any occupants may require special assistance, and coordinate with the appropriate agencies if needed. We handle the entire post-warrant stage so you don’t have to.
Can a landlord change the locks or remove a tenant’s belongings without a marshal in NYC?
No — and doing so can seriously backfire. In New York City, self-help evictions are illegal. That means a landlord cannot change the locks, remove a tenant’s belongings, shut off utilities, or take any other action designed to force a tenant out without going through the court process and having a licensed marshal execute the warrant. If a landlord attempts a self-help eviction, the tenant can sue — and courts take it seriously. The only legal way to physically remove a tenant in NYC is through a court-issued Warrant of Eviction executed by an appointed city marshal or the NYC Sheriff’s Office.
How long does the residential eviction process take in the Bronx or Brooklyn?
The full eviction process in NYC — from filing a nonpayment or holdover petition in Housing Court to the actual marshal execution — typically takes anywhere from 60 to 120 days or more, depending on the borough, the court’s schedule, and whether the tenant contests the case. The Bronx consistently has the highest eviction volume of any borough, with roughly 4,000 marshal-executed residential evictions in 2023 alone. Brooklyn is close behind. Both boroughs have seen significant post-moratorium backlogs still working their way through the system. Once the Warrant of Eviction is issued and handed to our office, the mandatory 14-day notice period begins — after which we can schedule the execution. That final stage, from warrant to execution, is the part we control, and we move on it without delay.
What is the difference between a Legal Possession and a full Eviction?
These are two distinct options available to landlords when a Warrant of Eviction is executed, and the right choice depends on your specific situation. A Legal Possession transfers legal control of the unit back to the landlord while giving the tenant a temporary window to retrieve their belongings — the property stays under your control, but the tenant’s items may still be present initially. A full Eviction means the tenant and all of their belongings are physically removed from the unit on execution day. Some landlords prefer the Legal Possession route when they want to minimize conflict or give a tenant a brief window to leave voluntarily. Others need the unit cleared immediately. We discuss both options with you before anything is scheduled so you can make an informed decision.
Does the Good Cause Eviction Law affect my ability to evict a tenant in NYC?
New York State enacted the Good Cause Eviction Law in April 2024, which added new tenant protections in many NYC buildings — particularly market-rate units that weren’t previously covered by rent stabilization. The law requires landlords to have a legitimate reason to evict (such as nonpayment of rent or a lease violation) and places limits on how much rent can be increased annually. For most nonpayment and holdover cases that have already gone through Housing Court and resulted in a Warrant of Eviction, the law doesn’t block the eviction — it primarily affects the grounds required to bring a case and the rent increase caps. That said, the law adds complexity to the overall process, and it’s worth understanding how it applies to your specific unit and situation before proceeding.
Is NYC Marshal Edward Guida authorized to handle evictions in Manhattan and Queens, not just one borough?
Yes — our office is authorized to execute residential evictions across all five NYC boroughs: the Bronx, Brooklyn, Manhattan, Queens, and Staten Island. We are based in Corona, Queens, which puts us in a central position to cover the entire city efficiently. Manhattan landlords dealing with nonpayment cases in Harlem or Washington Heights, Queens landlords navigating the courts at 89-17 Sutphin Boulevard in Jamaica, and property owners anywhere across the five boroughs can work with our office through a single point of contact. Edward F. Guida Jr. holds Badge #14, a mayoral appointment that authorizes citywide civil enforcement — verified through the NYC Department of Investigation.
Call us at (718) 779-2134 or email us at guidajr@nycmarshal14.com to see how we can help you.