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518 evictions

Eviction lawyer for Capital Region landlords, at a flat fee

We prepare and serve your notices, file your case, and appear in court for you.

  • $1,500 flat fee for a residential case
  • Court filing and process server fees included
  • Four counties only: Albany, Schenectady, Rensselaer, and Saratoga
Start your caseStart your case

You pay the flat fee only if our attorney accepts your case. What the fee covers, and what may cost extra

  1. You email us
  2. Our attorney reviews your case

If we accept it, your case moves through up to three stages, in order: Notice, Court, and Possession.

  1. You email us
  2. Our attorney reviews your case

If we accept it, your case moves through up to three stages, in order: Notice, Court, and Possession.

Starting takes one email. Here is your part, and ours.

Our attorney reviews every case before we accept it, and nothing is accepted automatically.

Your part

  1. Email us the property’s address, the owner’s name, and the names of the tenants and any other adult occupants
  2. Send the documents we ask for, such as the lease and the rent ledger
  3. Make the decisions we bring to you

Our part, as your case needs it

  • Write the notice your case needs, and have it served
  • Check whether Good Cause Eviction covers the rental, and meet its requirements for the notices and court papers(in a Good Cause municipality)
  • File the case in a court that covers the property(if the notice period ends without a resolution)
  • Have the petition served
  • Appear for you at the first court date
  • Appear at any later court date or trial(if your case requires it; each is an add-on)
  • Ask the court for the warrant at the appearance(if the court rules for you)
  • Send you the warrant, or coordinate it with the sheriff or marshal for you(your choice; coordination is an optional add-on)

If a hearing needs you, or your property manager, to testify, we’ll tell you.

The flat fee for a residential eviction $1,500

You see our fees before you start. You pay the flat fee only if our attorney accepts your case, and we tell you how to pay when we confirm the acceptance in writing.

Included

  • Preparing and serving all required notices
  • Court filing fee
  • Process server fees
  • Filing the eviction action in court
  • One court appearance

Additional costs, only if your case requires them

Each additional court appearance, $400; trial or contested hearing, $750 (an additional appearance fee may also apply).

Optional, after the warrant is issued

Our $250 coordination fee if you want us to deliver the warrant to the sheriff or marshal and coordinate the removal for you. Otherwise we send the warrant to you, and you work directly with the office that carries it out.

Not included

Collection of money judgments and appeals. If a tenant files counterclaims, we will quote that work separately.

Commercial evictions

Starting at $2,500. Email us about your case, and we will send a quote after our review.

Add-on fees apply only if your case requires them or you choose an optional service. Any officer’s fee is separate from ours.

Flat-fee pricing, payment terms, and FAQs

Four Capital Region counties, and only these four

We work in Albany, Schenectady, Rensselaer, and Saratoga counties and nowhere else, each case in a court that covers its property. The counties, cities, and towns listed here are places where we take cases. They are not offices. Our office is in the Town of Colonie, at 401 New Karner Road, Suite 102, Albany, NY 12205.

City courts

  • Albany
  • Cohoes
  • Watervliet
  • Schenectady
  • Troy
  • Rensselaer
  • Saratoga Springs
  • Mechanicville

Town and village courts

Every town court in the four counties, and the Altamont, Menands, Scotia, and Ballston Spa village courts.

Good Cause Eviction

Opted in as of September 29, 2026: the City of Albany and the City of Troy.

Does it apply to my rental?

Service-area pages

Which kind of case is yours?

  • Rent isn’t being paid

    Nonpayment evictions

    Unpaid rent, starting with a 14-day rent demand (RPAPL 711(2)).

  • The lease or tenancy has ended, and the tenant stayed

    Holdover evictions

    A tenant who stays after the tenancy ends (RPAPL 711(1)).

  • Someone who isn’t a tenant hasn’t left

    Licensee and squatter removal

    People who aren’t tenants, such as a guest whose permission ended or a squatter (RPAPL 713).

  • Not sure which notice comes first

    Notices

    Part of every case we take: the rent demand, non-renewal notice, or notice to quit your case needs (RPAPL 711(2), 713; RPL 226-c).

  • Your rental is in a place that adopted Good Cause

    Good Cause Eviction compliance

    For property in a Good Cause municipality, we check whether the law covers the rental and follow what it requires, as part of your case (RPL Article 6-A).

  • A store, office, or other business space

    Commercial evictions

    Stores, offices, and other commercial space, quoted after our review.

How a case moves

Every case moves through up to three stages, in order.

  1. Notice

    We prepare and serve the notice your case needs, such as a 14-day rent demand (RPAPL 711(2)), a non-renewal notice of 30, 60, or 90 days (RPL 226-c(2)), or a 10-day notice to quit for a licensee or squatter (RPAPL 713). Filing comes after the notice period ends.

  2. Court

    If the notice period ends without a resolution, we file a petition in a court that covers the property and have it served (RPAPL 701(2), 731(1), 735). We appear for you at the first court date, when the case may be heard, adjourned, or settled in writing.

  3. Possession

    If the court rules for you, it issues a warrant of eviction, and a sheriff, marshal, or constable carries it out after giving the occupants written notice (RPAPL 749(1), (2)(a)). We send you the warrant, or, with our optional coordination service, deliver it to the sheriff or marshal and coordinate the removal. Any officer’s fee is separate from ours.

How it works, step by step

The attorney responsible for your case

Ahmad Seraj, Esq., is the attorney responsible for every case 518 evictions takes and decides whether to accept each one. Nothing is accepted automatically.

About Ahmad Seraj, Esq.

Questions landlords ask first

What does the flat fee cover?

For a residential eviction, our $1,500 flat fee covers preparing and serving all required notices, the court filing fee, process server fees, filing the eviction action in court, and one court appearance. If your case requires more, each additional court appearance is $400, and a trial or contested hearing is $750 (an additional appearance fee may also apply). If the court issues a warrant, we send it to you, or for an optional $250 we deliver it to the sheriff or marshal and coordinate the removal. Any officer’s fee is separate from ours. Collecting a money judgment and appeals aren’t included, and we quote any tenant counterclaims separately. See the full fee schedule.

Does your fee depend on how my case turns out?

No. It’s a flat fee for the work, not for a particular result, which we can’t promise. Add-ons apply only for extra work your case needs or an optional service you choose, and we quote any tenant counterclaims separately. See when you’re charged.

How long does an eviction take?

It depends on the court’s calendar and the facts, so we don’t promise a timeline. The law sets minimums along the way: for unpaid rent, the rent demand must allow at least 14 days (RPAPL 711(2)), and before a warrant is carried out, the officer must give at least 14 days’ written notice (RPAPL 749(2)(a)). Our how-it-works page shows the stages.

Do you handle cases outside Albany?

Yes. We take cases in every city and town court in Albany, Schenectady, Rensselaer, and Saratoga counties, and in the Altamont, Menands, Scotia, and Ballston Spa village courts. Your case is heard in a court whose area includes the property (RPAPL 701(2)), and we match your address to that court at intake.

Does Good Cause Eviction apply to my rental?

Only if your city, town, or village has opted in and your rental isn’t exempt (RPL 213(1), 214). As of September 29, 2026, two municipalities in Albany, Schenectady, Rensselaer, and Saratoga counties have opted in: the City of Albany and the City of Troy. On that date, the latest Good Cause list published by the state’s housing agency (DHCR), current as of May 4, 2026, showed the City of Albany but not yet Troy. Troy’s local law took effect when it was filed with the Department of State on April 17, 2026 (City of Troy Local Law No. 1 of 2026, which the Department of State lists as Local Law No. 3 of 2026). DHCR’s list can lag behind a newly adopted local law (RPL 213(5), (6)), so we also check each property before we accept your case. Where it applies, even not renewing a covered tenant’s lease requires a reason the law allows (RPL 215, 216). Our Good Cause Eviction compliance page covers the exemptions and the grounds for removal.

This page gives general information, not legal advice about your case. We represent you only after our attorney accepts your case and confirms it in writing. See our disclaimer.

Your case doesn’t need more patience. It needs to move.

Tell us about the property, and our attorney will let you know whether we can take your case.

Start your case