⚠️ City of Buffalo In Rem No. 56 — Redemption deadline August 28, 2026 — covers delinquent taxes, user fees & sewer rent. (716) 557-7005 | Free Cash Offer →
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Home›Financial Distress Resource Center›City of Buffalo Delinquent Taxes›User Fees, Sewer Rent & Water Bill Liens
BUFFALO USER FEES,
SEWER RENT & WATER BILLS
CAN COST YOU YOUR HOME
The City of Buffalo’s In Rem No. 56 (Index 2025-600468) covers hundreds of parcels across all 13 Buffalo districts — and it explicitly includes delinquent taxes, user fees, and sewer rent liens. Redemption deadline: August 28, 2026. Most Buffalo homeowners know unpaid taxes can lead to foreclosure. Far fewer know that unpaid garbage fees and sewer rent are in this auction too.
The Four Bills That Can Trigger City of Buffalo In Rem Foreclosure
Most people think tax foreclosure only happens when you stop paying property taxes. In the City of Buffalo, that’s not the whole picture. There are four separate types of charges — billed by three different entities — that all carry lien status on your property and are all included in the city’s in rem foreclosure action. Missing any one of them is enough to put your property on the foreclosure list.
City property taxes are billed in two halves annually — first half due in July, second half due in January. School taxes are included in the city tax bill. Billed by the Department of Assessment and Taxation.
Garbage collection is billed as a user fee — switched from quarterly to annual billing with coupons. Many homeowners miss payments because they don’t realize coupons need to be returned with payment. Billed by Treasury & Collections.
Sewer rent is charged by the Buffalo Sewer Authority for maintaining the sewer infrastructure. It’s billed on the same statement as property taxes — twice annually. Affordable program credits available for low-income and senior residents.
Buffalo Water (managed by Veolia) bills separately from taxes and sewer. Under Buffalo Water Board Regulations, delinquent water bills become liens on the property. If you buy a Buffalo property with unpaid water bills — you inherit them.
⚠ The Billing Confusion That Puts Buffalo Homeowners at Risk
Because taxes, user fees, sewer rent, and water are billed by three different entities on four different statements, it’s entirely possible to be current on one and delinquent on another without realizing it. The city doesn’t cross-reference these bills for you. Many homeowners receive a Lis Pendens notice — the first formal step toward losing their property — and are genuinely surprised because they thought they were up to date. Don’t assume. Request a delinquency statement from each billing department annually.
What “Super-Priority Lien” Actually Means
When any of these four charges go unpaid, the city places a super-priority lien on your property. “Super-priority” means the government’s lien takes precedence over your mortgage — ahead of your lender in line at any sale or foreclosure. This has two critical consequences:
- Your mortgage lender can’t protect you. Unlike with mortgage foreclosure, your lender may not even be notified that tax or user fee delinquencies are accumulating. Your escrow account covers property taxes only — not user fees, sewer rent, or water bills. You’re responsible for tracking and paying the others.
- If the city forecloses, your mortgage is wiped. A successful in rem foreclosure by the City of Buffalo transfers a clean deed to the buyer — your mortgage lender is left holding a note on property they no longer have a claim to. This is why lenders are supposed to monitor for tax and fee delinquencies, but many don’t catch all four categories.
In Rem No. 56 — What’s Confirmed for 2026
The City of Buffalo has filed a Petition and Notice of Foreclosure (Index No. 2025-600468, In Rem No. 56) in Erie County Court. This is confirmed — not pending. Key facts:
- Redemption deadline: August 28, 2026. All delinquent amounts must be paid in full by this date to retain the property.
- Charges covered: Delinquent property taxes, user fees, and sewer rent liens — all three categories are explicitly included.
- Scope: Hundreds of parcels across all 13 Buffalo districts — Fillmore, Seneca, Clinton, South Park, Broadway corridor, and more.
- Payment location: City of Buffalo Tax Office, Room 114, City Hall, 65 Niagara Square, Buffalo NY 14202. Cash, certified check, bank check, or money order only — no personal checks.
- Property list (Schedule “A”): Available for public inspection at the Erie County Clerk’s Office (92 Franklin St) and at Room 117, City Hall, 65 Niagara Square.
Because the city’s in rem program was paused for several years, the 2026 list reflects multiple years of accumulated delinquencies — including user fees and sewer rent that homeowners may have assumed were not being enforced. If you haven’t paid all city charges in full since 2022, check Schedule “A” now.
How the Charges Stack Up — A Real Scenario
Here’s what a moderate delinquency across multiple charge types looks like for a typical Buffalo property:
Illustrative. Actual amounts vary. Request a full delinquency statement from each department: Assessment & Taxation (716) 851-5733, Treasury & Collections (716) 851-5733, Buffalo Water (716) 851-5700, Buffalo Sewer Authority (buffalowater.org).
What to Do Right Now — In Order of Priority
If you’re behind on any City of Buffalo charges — or if you’re not sure — here’s the order of actions to take:
- Step 1: Get your delinquency statements. Call all three billing departments and request a full statement of what’s owed: Assessment & Taxation (716) 851-5733, Buffalo Water (716) 851-5700, Buffalo Sewer (buffalowater.org). Don’t assume — get the actual numbers.
- Step 2: Check the Lis Pendens list. The February 2026 notices were published in Buffalo Business First. The Erie County Clerk’s office maintains public records — your attorney or a legal aid organization can check whether your property is listed.
- Step 3: Call for a payment plan before the petition is filed. Assessment & Taxation at (716) 851-5733 ext. 2 can discuss payment plans. Treasury & Collections can establish payment agreements specifically for user fee accounts. The earlier you call, the more options exist.
- Step 4: Get free legal help immediately if you’ve received notices. See the resources below. Don’t wait. The city’s own website says: “The longer you wait, the fewer options you may have.”
- Step 5: Explore a cash sale if the equity exists. If your home has equity above the total delinquency, selling to NCB before the redemption deadline pays all charges at closing and puts remaining equity in your hands — which is almost always a better outcome than waiting for the auction.
Free Legal Help for Buffalo Homeowners Facing In Rem Foreclosure
All of the following organizations provide free assistance to qualifying homeowners. The City of Buffalo specifically warns against paying anyone for help with in rem foreclosure — these free resources exist precisely for this situation:
- Legal Aid Bureau of Buffalo: (716) 853-9555 ext. 453 or (716) 416-7439 — legalaidbuffalo.org — free legal representation for income-qualifying homeowners in tax foreclosure.
- ECBA Volunteer Lawyers Project: (716) 847-0662 — ecbavlp.com — Foreclosure Prevention Project, free for qualifying clients, appointment required.
- Western New York Law Center: (716) 855-0203 — wnylc.com — has previously challenged the City of Buffalo’s foreclosure process in court on behalf of homeowners.
- Center for Elder Law & Justice: (716) 853-3087 — free legal services specifically for seniors facing tax foreclosure.
- Neighborhood Legal Services: (716) 854-1817 — nls.org — free legal aid for low-income individuals in Buffalo.
- NYS Language Interpretation Services: If you need free interpretation services, call 518-453-8137 or visit tax.ny.gov/language — available for all city tax and foreclosure matters.
For buyers purchasing Buffalo properties: A title search before closing will identify all unpaid city charges — taxes, user fees, sewer rent, and water liens — because they all follow the property. Your attorney or title company will calculate the full payoff and clear all charges at closing before funds are released. Never purchase a City of Buffalo property without confirming all four charge types are resolved at closing.
How NCB Handles Delinquent City Charges at Closing
When NCB purchases a City of Buffalo home with delinquent charges, all four categories are paid at closing through the title company. The title search identifies every outstanding lien — taxes, user fees, sewer rent, water arrears, penalties, interest, and legal fees — and each payoff is disbursed directly to the responsible city department before any funds reach the seller. You don’t write a check. You don’t negotiate with city departments. You walk away with whatever equity remains after the full payoff.
We’ve purchased Buffalo homes at every stage of the in rem process — from properties that received their first Lis Pendens notice through properties with redemption deadlines days away. Call (716) 557-7005 and tell us where you are in the process — we’ll tell you honestly whether a sale makes sense and what your timeline looks like.
City of Buffalo & All Erie County — Areas We Serve
NCB buys homes throughout Buffalo and Western New York. All delinquent city charges paid at closing.
Buffalo User Fees, Sewer Rent & Water Bills — FAQ
Can the City of Buffalo foreclose on my home just for unpaid garbage fees?
Yes. City of Buffalo user fees — the charge for garbage collection — carry the same super-priority lien status as property taxes and are included in the city’s in rem foreclosure action. A property with unpaid user fees can appear on the Lis Pendens list alongside properties with unpaid taxes. Call Treasury & Collections at (716) 851-5733 to establish a payment agreement and get current before a Lis Pendens is filed.
What are user fees in the City of Buffalo?
User fees in the City of Buffalo are the charges for garbage collection (sanitation service). They are billed by the Treasury & Collections Division, historically on an annual basis with coupons. The city switched from quarterly to annual billing, which caused some homeowners to miss payments — particularly if they didn’t realize the coupons needed to be returned with payment. Unpaid user fees become liens on the property with the same priority as taxes and are included in the in rem foreclosure action.
What is sewer rent and how does it differ from the water bill?
Sewer rent and water bills are two separate charges that are frequently confused. Sewer rent is charged by the Buffalo Sewer Authority for maintaining the sewer pipe infrastructure — it covers the pipes, not the water flowing through them. It’s billed on the same statement as your property taxes, twice annually. Water bills are charged by Buffalo Water (managed by Veolia) for your actual water consumption — billed monthly or quarterly, sent separately. Both become liens on the property if unpaid, but they’re billed by different entities and need to be tracked separately.
I just bought a Buffalo home and now I’m being told there’s an unpaid water bill from the previous owner. Do I have to pay it?
Under Buffalo Water Board Regulations, delinquent water bills are liens that follow the property — not the previous owner. As the current owner, you are responsible for all prior unpaid water charges. This is why a thorough title search and a final water bill request before closing is essential for any City of Buffalo property purchase. If you purchased without clearing prior water arrears, contact an attorney — you may have a claim against the seller or title company depending on the circumstances of your closing.
How do I find out how much I owe across all City of Buffalo charges?
You need to contact three separate entities: (1) Assessment & Taxation at (716) 851-5733 for property taxes and sewer rent. (2) Treasury & Collections at (716) 851-5733 for user fees and other accounts receivable. (3) Buffalo Water at (716) 851-5700 or buffalowater.org for water bill arrears. Each will give you their respective balances. The city does not provide a single consolidated statement. NCB can also help you gather this information as part of a property assessment — call (716) 557-7005.
Are there any assistance programs for sewer or water charges in Buffalo?
Yes. The Buffalo Sewer Authority offers an Affordable Sewer Program — qualifying low-income residents receive credits of up to $60/year; qualifying very low-income residents receive up to $90/year. Senior citizens who qualify for the real estate property tax exemption under Section 467 may also qualify for the Senior Citizen Affordable Sewer Program. Buffalo Water (Veolia) also has hardship assistance for customers facing water shutoff. Contact the Buffalo Sewer Authority at buffalosewer.org and Buffalo Water at buffalowater.org to apply.
Can NCB buy my home if I have unpaid user fees, sewer rent, and water bills in addition to property taxes?
Yes — and this is exactly the type of situation we handle regularly in Buffalo. All four categories of delinquent charges are identified through the title search process and paid at closing from the purchase proceeds. The title company calculates each payoff separately and disburses directly to each billing department before any funds reach you. You receive whatever equity remains after all payoffs. There is no scenario where NCB asks you to resolve city charges out of pocket before closing. Call (716) 557-7005 for a free equity assessment.
The city changed from quarterly to annual billing for garbage. Could I have missed a payment without knowing?
Yes — and it’s happened to many Buffalo homeowners. When the city switched from quarterly garbage billing to annual billing with coupons, some residents didn’t realize the change or misunderstood that the coupons needed to be returned with payment by specific due dates. If you pay online or through automatic bank payment, verify that your payment method was updated to cover the new annual schedule. Call Treasury & Collections at (716) 851-5733 to confirm your user fee account is current.
What free legal help is available if my property is on the in rem foreclosure list?
Legal Aid Bureau of Buffalo: (716) 853-9555 ext. 453 or (716) 416-7439 — free for income-qualifying homeowners, apply online at legalaidbuffalo.org. ECBA Volunteer Lawyers Project: (716) 847-0662 — ecbavlp.com, appointment required. WNY Law Center: (716) 855-0203 — wnylc.com. Center for Elder Law & Justice: (716) 853-3087 for seniors. Neighborhood Legal Services: (716) 854-1817 — nls.org. The City of Buffalo’s own foreclosure page warns homeowners not to pay anyone for these services — all of the above are free. Do not respond to any mail offering to help you with foreclosure for a fee.
What happens to my mortgage if the city wins the in rem foreclosure?
A completed City of Buffalo in rem foreclosure conveys a deed that is generally clear of your mortgage — the city’s super-priority lien takes precedence over the lender’s position. Your mortgage lender is not paid from the auction proceeds unless there is sufficient surplus after all city charges are satisfied. This means your lender can lose their secured position while you lose your home — and you may still be personally liable for the mortgage balance depending on the circumstances. This is an extreme outcome that a cash sale to NCB prevents entirely — the mortgage is paid at closing and your credit is protected.
Nickel City Buyers — Buffalo User Fees, Sewer Rent & Water Bill Liens
Nickel City Buyers, LLC purchases homes from City of Buffalo homeowners with delinquent property taxes, user fees, sewer rent, water bill arrears, and any combination thereof at any stage of the city’s in rem foreclosure process. All delinquent charges identified and paid at closing. Serving all Buffalo neighborhoods and all of Erie and Niagara County. Address: 3842 Harlem Rd STE 400-339, Cheektowaga, NY 14215. Phone: (716) 557-7005. A+ BBB · 33 five-star reviews · 300+ homes since 2013.