In Westchester County, New York, eviction can only be done after a landlord has terminated the rental agreement with a tenant. As a landlord, you must first send a written notice, and can only file for evictions when the tenant fails to comply with the conditions.
It’s hard to estimate the length of the period for an eviction process in Westchester County, NY. The amount of time is dependent upon the tenant’s persistence to fight his eviction case. It’s also dependent on delays that may occur in the legal system.
The New York State Eviction Process: A Guide.
Notice for Lease Termination with Legal Cause
There are many reasons why a landlord can pursue an eviction process in the state of New York. Some may include:
- A tenant’s display of unsafe and unhealthy behavior, posing a threat to other tenants and/or landlord
- Failure to pay rent to the landlord on time
- Damages to the landlord’s rental property by tenants (in which case, their security deposit won’t be refunded)
- Illegal use of the landlord’s rental property
- Tenants violate the ‘no-pets allowed’ policy of the landlord
- Tenants refuse to allow legitimate property access to the landlord
Under New York Eviction Laws, there are different kinds of notices a landlord can hand to tenants. You can give a 14-day Notice to Pay Rent or Quit to a tenant who fails to pay rent on time to the landlord.
For violation of the leasing agreement, a New York landlord must provide a 10-day Notice to Cure. This notice will contain the explanation and how the tenant can remedy the violation.
However, if the tenant does not heed the notice to cure, as the landlord, you have the right to serve them another notice. The tenant must then obey a 30-day Notice to Quit. Otherwise, eviction is the next step. You can then file for a Petition to Recover Possession.
In cases where there is no written lease, a tenant is an “at-will” tenant. This means you, as the landlord, can evict the tenant without cause. There are different ways to evict an “at-will” tenant depending on the leasing period:
- A 30-Day Notice to Quit must be provided to the “at-will” tenant who’s been renting for 1 year when the lease is month-to-month.
- A 60-Day Notice to Quit must be provided to the “at-will” tenant who’s been renting for 1 to 2 years.
- A 60-Day Notice to Quit must be provided to the “at-will” tenant who’s been renting for more than 2 years.
- If the tenant has a fixed-term lease, then the landlord must wait until the term ends. There’s no obligation for you, as a landlord, to present a notice before the lease ends. This is because the tenant is already supposed to leave on the date stated in the agreement.
Serving a Tenant an Eviction Notice in the State of New York
The New York State eviction laws require a landlord to give a tenant a Written Notice before they can file for an eviction lawsuit.
The landlord may serve these notices by:
- Personal delivery
- Handing the notice to a responsible person aside from the tenant who resides or works at the rental unit.
- Posting a notice in a visible area at the rental.
Note that the landlord must send the second copy of the notice via registered mail if the notice has been provided in a way other than personal service.
Tenant Eviction Defenses in New York
The defense argument is any reason why you, the petitioner, shouldn’t win the case. Your tenant might claim:
- They have already paid rent in full.
- They’ve cured their violation within the prescribed 10-day period.
- They were legally breaking the lease.
- You are guilty of discriminating against them according to their religion, gender, race, national origin, familial status, disability status, age, sexual orientation, marital status or military status.
- You are guilty of not following the proper New York eviction laws. This means you evicted the tenant without handing any written notices.
Attending Court Hearing
Typically, during a New York State eviction process, the landlord files for a Summary Proceeding or Dispossess case at the Housing Court. After choosing a court date, the landlord must provide the tenant with a complaint copy. The tenant may appear at the eviction hearing to fight the case.
Both parties will have appropriate time to speak and to present proof. However, should a tenant fail to appear at the hearing, the court awards a default judgment to the landlord.
Writ of Possession
When you win the case, the tenant will be given a 72-hour Notice of Eviction by the City Marshal. The tenant will then be provided with information on the scheduled date of the eviction.
However, a tenant can file an affidavit with the Clerk of Court to counter the eviction. This is known as an Order to Show Cause.
The tenant may wish to provide an explanation as to why they failed to show up to the court hearing. They may also wish to defend themselves against the eviction case.
It’s up to the Judge to grant the Order to Show Cause, and if he does, the tenant can forward a copy of the documents to the Marshal’s Office and to their landlord/lawyer.
The Marshal performs evictions between 8:00 a.m. and 5:00 p.m. on weekdays, except on legal holidays. It may happen on or after the 15th day the notice has been served to the tenant.
If you have specific questions, hire the services of a qualified New York attorney. Alternatively, you can seek help from a knowledgeable property management company.
Note that this blog should not be used as a substitute for legal advice. Laws frequently change, and this post might not be updated at the time of your reading. Please contact us for any questions you have in regards to this content or any other aspect of your property management needs.