Your Judgment Won’t Collect Itself
You went through the courts, you won — and you still don’t have your money. We enforce real estate execution levies across the Bronx, Brooklyn, Manhattan, Queens, and Staten Island, turning paper judgments into actual recovery.
What Makes This Office Different
Mayor-Appointed Marshal Authority
As NYC Marshal #14, we hold a formal mayoral appointment — government-sanctioned enforcement authority that private collection agencies simply don’t have.
Serving NYC Since 1988
Edward F. Guida Sr. built this office from the ground up. His son carries it forward — over 35 years of NYC civil enforcement experience behind every case we take.
All Five Boroughs Covered
Our enforcement authority reaches every NYC borough. One office, one point of contact — whether your debtor has assets in the Bronx or Staten Island.
Debtor Pays Our Poundage
The marshal’s 5% poundage fee is added to the judgment and collected from the debtor — not taken out of your pocket. Your upfront cost stays minimal.
Property Execution Judgment NYC
What a Real Estate Execution Levy Actually Is
Most people know they can win a civil judgment. Far fewer understand what happens next. A real estate execution levy is the legal mechanism that lets a court-authorized enforcement officer — a NYC Marshal — step in and act on that judgment against a debtor’s property interests.
In New York City, this process is governed by specific statutes, specific timelines, and specific procedures that vary depending on the type of asset and the borough where the debtor holds it. Getting it right matters. A levy that isn’t executed properly, or quickly enough, can lose its effect — and your window to collect closes with it.
We handle this process from start to finish, across all five boroughs, with the legal authority and the institutional knowledge to do it correctly.
Marshal Real Estate Execution Benefits
What Changes When You Stop Waiting
A properly executed levy creates real legal pressure — the kind that turns a debtor’s property interest into your recovered money.
- A notice of levy filed with the county clerk prevents your debtor from selling or refinancing property without satisfying what they owe you.
- In NYC’s co-op-heavy market, co-op shares are treated as personal property — meaning we can execute against them directly, without waiting on the Sheriff.
- Your judgment stays enforceable for 20 years in New York, and we know how to keep your rights protected throughout that entire window.
- Once a levy is in place, your debtor’s options narrow — they can’t simply ignore the judgment and move on with their financial life.
- We serve garnishees — banks, employers, and other third parties — quickly, because timing is everything when assets can be moved.
- You deal with one accountable person, not a bureaucracy — Marshal Guida’s office is reachable, responsive, and personally responsible for your case.
Levy Real Property New York
The Co-Op Angle Most Creditors Miss
Here’s something that surprises a lot of people — including some attorneys. In New York City, co-op apartments are not classified as real property under the law. They’re personal property. That distinction matters enormously for enforcement.
Because co-op shares are personal property, a NYC Marshal — not just the Sheriff — can execute against them directly. In a city where Manhattan alone has tens of thousands of co-op units, and Queens has a significant share of its own, this is one of the most underused enforcement tools available to judgment creditors.
If your debtor owns a co-op in Midtown, Astoria, Park Slope, or anywhere else across the five boroughs, that asset may be reachable in ways you haven’t considered yet. We’ve been navigating NYC’s property enforcement landscape since 1988. We know where to look.
Real Property Seizure NYC Marshal
Why the Clock Starts the Moment You Contact Us
Under New York law, a levy under CPLR § 5232 remains effective for 90 days. That’s not a long window. If a turnover proceeding isn’t commenced or the levy isn’t extended within that time, you may lose the ground you’ve gained.
That urgency is why how quickly we docket and serve matters. Our office is equipped with current technology to process documentation and move fast — because a levy that sits in a queue while a debtor moves funds isn’t protecting anyone.
We also understand what happens after the 10-year automatic judgment lien period expires. Under CPLR § 5235, we can file a notice of levy with the appropriate county clerk — whether that’s in the Bronx, Kings County, Queens, or Richmond — to preserve your enforcement rights and prevent the debtor from walking away clean. Old judgments are not dead judgments.
How Property Execution Works NYC
A Clear Look at the Enforcement Process
You Bring Us the Judgment
Contact our office with your judgment details. We review the case, confirm the enforcement strategy, and get the execution issued.
We Docket and Levy
We record the execution, identify the debtor’s assets, and file the appropriate levy — moving quickly to protect your position before the window closes.
Collection and Recovery
Once levied assets are secured, funds are transferred to satisfy your judgment. The debtor pays the marshal’s poundage — not you.
Frequently Asked Questions
What exactly is a real estate execution levy and how does it work in NYC?
A real estate execution levy is a legal enforcement action taken after you’ve already won a civil judgment. Winning in court gives you the right to collect — but it doesn’t collect anything on its own. A levy is the mechanism that actually reaches the debtor’s property or financial interests. In NYC, a Marshal can file a notice of levy with the county clerk against a debtor’s property interests, which creates a legal encumbrance preventing the debtor from selling or refinancing without satisfying what they owe you. The specific statutes governing this process — particularly CPLR § 5232 and CPLR § 5235 — set strict timelines and procedures. Getting those right from the start is what our office is here to do.
Can a NYC Marshal levy on real estate across all five boroughs?
Yes — and our enforcement authority covers the Bronx, Brooklyn, Manhattan, Queens, and Staten Island from a single office. Whether your debtor holds assets in the Bronx, has a business account in Brooklyn, or owns co-op shares in Manhattan, we can pursue enforcement across every NYC county. Each borough has its own county clerk’s office where judgment liens and notices of levy are filed — the Bronx County Clerk, Kings County Clerk, New York County Clerk, Queens County Clerk, and Richmond County Clerk — and we have decades of experience navigating all five. Your debtor’s borough shouldn’t limit your ability to collect. It doesn’t limit ours.
How much does it cost me as the creditor to hire a NYC Marshal for a property execution?
This is one of the most common misconceptions we run into. The marshal’s poundage — which is 5% of whatever is collected — is added to the judgment and paid by the debtor, not by you. Your out-of-pocket cost as the creditor is limited to nominal statutory fees to issue the execution. All marshal fees are set by state statute, so there’s no ambiguity and no room for arbitrary charges. The fee structure is actually one of the strongest arguments for using a marshal: your financial exposure as the creditor is minimal, and the marshal is financially motivated to collect because their compensation depends on it.
Can a marshal execute against a co-op apartment in NYC?
Yes — and this is a critical distinction that many creditors overlook. In New York, co-op apartments are classified as personal property, not real property, because what the owner actually holds is shares in a cooperative corporation rather than title to real estate. That means a NYC Marshal — not just the Sheriff — can execute against those shares to satisfy a judgment. Given how prevalent co-ops are across Manhattan, Queens, and Brooklyn, this is a genuinely significant enforcement tool. If your debtor owns a co-op anywhere in the five boroughs, that asset may be reachable through a property execution, and we have the authority and experience to pursue it.
What happens if my judgment is several years old — have I lost my right to collect?
Not necessarily. A money judgment in New York is enforceable for 20 years from the date of entry. A judgment lien on real property automatically attaches for 10 years when properly filed with the county clerk — but even after that 10-year period, you’re not without options. Under CPLR § 5235, a marshal can file a notice of levy with the county clerk to create a new encumbrance on the debtor’s real property interests, preserving your right to collect and preventing the debtor from transferring or refinancing the property free and clear. Old judgments can still have teeth. If you’re sitting on one and wondering whether it’s worth pursuing, contact our office and we’ll give you a straight answer.
What’s the difference between a NYC Marshal and the Sheriff for property enforcement?
Both a NYC Marshal and the Sheriff are authorized to enforce civil judgments in New York, and their powers overlap in meaningful ways. The practical difference comes down to accountability and responsiveness. The Sheriff’s office is a large government bureaucracy with a significant caseload and institutional layers between you and the person handling your case. A NYC Marshal is a single, mayoral-appointed enforcement officer running an independent office — personally accountable for every execution they handle. Creditors and their attorneys consistently prefer marshals for speed and direct communication. Our office has been handling judgment enforcement since 1988, and that kind of institutional continuity — across every court system in the Bronx, Brooklyn, Manhattan, Queens, and Staten Island — is something a large agency simply can’t replicate.
Call us at (718) 779-2134 or email us at gu*****@**********14.com to see how we can help you.