Possession, Restored, By the Book
RPAPL Article 7 eviction management for WNY landlords and property managers. Predicate notice through warrant of eviction — we run the whole proceeding so you can run your buildings.
Local. Lawful. Resolute.
New York's landlord–tenant rules are unforgiving on procedure. Three commitments shape how we approach every case in Western New York.
Local
We work the same City, Town, and Village courts every week — Buffalo City Court, Amherst, Cheektowaga, Tonawanda, Lockport, Rochester. We know the clerks and the calendars.
Lawful
RPAPL Article 7 and the Housing Stability and Tenant Protection Act of 2019 set the shape. We follow the statute exactly — no shortcut that hands the tenant a defense.
Resolute
Predicate notice. Petition. Service. Index number. Hearing. Judgment. Warrant. We move the case forward every available day, documented at each step.
Two kinds of landlord. One steady process.
Whether you manage a portfolio across Erie and Niagara or own a single two-family in South Buffalo, the procedural rules are the same. We meet you where you are.
Portfolio intake, a live case board, monthly reporting, and a dedicated coordinator — built for PM teams running buildings across the region.
- Live case board
- Volume pricing
- Dedicated coordinator
We tell you what the notice has to say, draft and serve it, file the petition in the right court, and appear on your behalf. You stay at work.
- Flat fees
- No retainer
- Notice through warrant
Three ways to handle a WNY eviction
Self-file pro se, retain landlord–tenant counsel, or let us handle the proceeding as your representative on the non-attorney portions of the matter.
Do it yourself
- Read RPAPL Article 7 yourself
- Draft and serve the predicate notice
- File the petition in the right court
- Appear at the return date, present proof
- One service defect can dismiss the case
- Free (plus your time)
High risk of procedural defects and dismissal.
WNY Eviction Pros
recommended- We handle every step from notice to warrant
- Filed in the correct City, Town, or Village court
- Coordinated process service and proof of service
- You always know where your case stands
- Local court work since the early 2000s
- Service fees starting at $150
Professional handling, transparent pricing.
Start your caseHire an attorney
- Full legal representation in housing court
- Required for contested holdovers and appeals
- Hourly or flat fee; cost varies by firm
- Often more than a routine non-payment needs
- Slower coordination, billable hours
- Best for contested or complex matters
Expensive, better suited for complex cases.
Five steps from notice to possession
Our process follows RPAPL Article 7 and current WNY court practice. Every deadline is tracked; every document is in the file.
- Step 01
Notice
We draft and serve the correct predicate notice — 14-day demand or 30/60/90-day termination as the tenancy requires.
- Step 02
Petition
Notice of petition and petition prepared, filed in the correct City, Town, or Village court, and served per RPAPL 735.
- Step 03
Return date
We coordinate appearance on the return date, conferencing the case and preserving the record.
- Step 04
Judgment
Judgment of possession and warrant of eviction requested; we manage the statutory notice and stay periods.
- Step 05
Possession
Warrant executed by the marshal or sheriff. The unit is returned and the file is closed with full documentation.
Talk to a real person, not a bot
Dana has worked landlord–tenant matters in Western New York for more than two decades — from Buffalo City Court Part 14 to small village courts in Niagara and Monroe. She is who you talk to when you call.
Member, Buffalo Niagara Apartment Association. Continuing-education contributor on NY landlord–tenant practice. Background in property management operations.
Serving Western New York
Active in eight counties across WNY and the Finger Lakes.
By the book. Every time.
Every WNY case follows the same RPAPL Article 7 process. We do not improvise on service, on notice content, or on timelines.
Proper service, every time
Process service via licensed servers with conformed affidavits. No mailed-only service that gets the petition dismissed at the return date.
Court fees at actual cost
Filing fees, service fees, and marshal/sheriff fees are passed through at the exact amount charged. No markup.
A complete case file
Predicate notice, affidavits of service, petition, index number, judgment, and warrant — assembled and shared with you at close.
Ready to file in Western New York?
Tell us about the unit, the tenancy, and what notice has gone out so far. We will tell you the right court, the right notice, the timeline, and the cost — before you commit to anything.