What we handle, end to end
One scope, one price, one point of contact. We run the entire proceeding from the first notice through possession.
Notice preparation & service
We draft the correct predicate / notice to vacate for the tenancy and serve it the way the statute requires — with documented proof of service.
Petition drafting & filing
Petition prepared and filed in the correct court for the property. No precinct mix-ups, no dismissals for filing in the wrong place.
Court appearance
We appear at the hearing as your authorized agent, present the file, and preserve the record for any post-judgment steps.
Judgment & possession
After judgment we coordinate the writ / warrant of eviction and the constable or marshal scheduling through to possession.
Portfolio / volume intake
Property managers get a dedicated coordinator, batched intake, and volume pricing across all units in the portfolio.
Case file at close
Every closed case ships with a complete, organized file: notices, affidavits of service, petition, judgment, and writ.
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.
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.