EVICTION SITUATION
SELLING HOUSE
BUFFALO NY
Erie County evictions take 3–9 months and cost $10,000–$20,000+. NCB closes in 7 days at any stage of the process. Sell before, during, or after eviction proceedings — the case transfers to NCB at closing.
New York’s eviction process is one of the most tenant-protective in the country. Erie County Housing Court at 50 Delaware Ave adds scheduling delays on top of statutory requirements. Here’s what the realistic timeline looks like — and where NCB can step in at any stage.
Non-payment requires a 14-day written rent demand. Lease violations require 10-day cure or 30-day termination notice. Month-to-month terminations require 30–90 days notice depending on tenancy length under NY’s Tenant Protection Act. NCB can close before you even file — ending every cost before the court process begins.
Petition filed at Erie County Housing Court. Court dates typically scheduled 3–5 weeks from filing. Process service required before the court date. NCB closes mid-filing — the petition transfers to NCB and you are no longer a party.
If the tenant contests, multiple hearings follow. Adjournments push dates further. Warranty of habitability defenses turn a non-payment case into a two-sided proceeding. Legal fees accumulate. Lost rent compounds. NCB closes during contested proceedings — the defense becomes ours to handle.
After judgment, a warrant of eviction is issued and scheduled with the Erie County Sheriff’s Office for physical execution — weeks further out. Emergency stays can delay execution again. NCB closes even with an outstanding warrant — the Sheriff execution transfers to NCB.
⚠ The financial math: Every month of the eviction process costs $1,000–$2,500+ in carrying costs plus legal fees, against zero rental income. A 6-month eviction on a $1,100/month unit costs $6,600 in lost rent + $3,000–$5,000 in legal fees + $6,000–$9,000 in carrying costs = $15,000–$20,000+ before you regain possession. NCB’s 7-day close stops every one of these costs simultaneously.
Many Buffalo landlords don’t realize they can sell at any point during an active eviction. New York law does not prevent a sale while proceedings are active — and in most cases, selling mid-eviction produces better financial outcomes than completing the process.
A pending eviction in Erie County Housing Court does not create a lien on your property and does not prevent title transfer. You retain the full legal right to sell at any stage — notice period, petition filed, hearings scheduled, judgment obtained, or warrant pending. NCB has closed on Buffalo properties at every one of these stages.
When title transfers to NCB, the new owner steps into the landlord’s position in any pending proceedings. NCB’s team updates the court with new ownership information and manages all post-closing case steps. From the moment the deed records, you are no longer a party to anything. No continued court appearances required.
NCB’s 7-day close stops every cost simultaneously — legal fees, carrying costs, lost rent — at the moment of closing. Compare that to completing a 6-month eviction and then spending additional months preparing the unit for re-rental or listing. For most Erie County landlords, selling mid-eviction produces better net outcomes than waiting.
| Factor | Sell to NCB Now | Complete the Eviction |
|---|---|---|
| Timeline to Resolution | 7 days from accepted offer | 3–9 more months minimum |
| Legal Fees | $0 — stops at closing | $1,500–$5,000+ to completion |
| Lost Rent | Stops at closing | $3,300–$9,900 (3–9 months) |
| Carrying Costs | Stops at closing | $3,000–$15,000+ during proceedings |
| Outcome Certainty | Cash — guaranteed close | Delays, appeals, stays possible |
| Post-Eviction Work | None — NCB handles everything | Make-ready repairs + re-rental time |
| Mental Load | One decision ends everything | Months of court dates and stress |
Call (716) 557-7005. Tell us where you are in the eviction process — notice sent, case filed, hearings scheduled, judgment obtained, or warrant pending. Any stage. No obligation.
We assess the property and eviction status as-is. Written cash offer within 24 hours. Current stage of proceedings fully factored in. Transparent before you decide.
Erie County title closes. Every legal cost, carrying cost, and court obligation stops the day we close. The eviction case transfers to NCB. You’re out.
Can I sell my Buffalo rental while the eviction case is still open?
Yes — a pending eviction in Erie County Housing Court does not prevent you from selling. NCB purchases properties at any stage of the eviction process. The case transfers to NCB at closing — you are no longer a party from the moment the deed records. Call (716) 557-7005 for a cash offer within 24 hours.
What happens to the eviction case when I sell the property?
The new owner steps into the landlord’s position in the proceedings. NCB updates Erie County Housing Court with the new ownership information and manages all post-closing case steps. Any pending court dates, warrants, or Sheriff executions become NCB’s responsibility from the moment title transfers. No continued involvement is required from you.
Is it better to complete the eviction before selling or sell mid-eviction?
In most cases, selling mid-eviction produces better net outcomes. Every additional month in the eviction process adds legal fees, continued carrying costs, and lost rental income. NCB’s 7-day close stops all of these simultaneously. The earlier in the eviction timeline you sell, the more of these costs you avoid. See our full eviction cost breakdown.
I already have an eviction judgment. Can NCB still close?
Yes — NCB purchases properties with outstanding eviction judgments and pending warrants of eviction throughout Erie County. The warrant execution process transfers to NCB at closing. Even if the Erie County Sheriff has already scheduled the removal, NCB can close before or after the scheduled execution date. The specific stage does not affect our ability to purchase.
Does a pending eviction create a lien on my Buffalo property?
A pending eviction petition does not automatically create a lien. However, if a money judgment is obtained and docketed at Erie County Clerk’s Office at 92 Franklin St, it becomes a judgment lien. NCB works with Erie County title to identify and address any docketed judgments at closing. Selling before a judgment is docketed avoids this complication entirely.
Does NCB buy eviction situation properties anywhere in Western New York?
Yes — throughout Erie County and Niagara County. Buffalo, Cheektowaga, Tonawanda, Amherst, West Seneca, Lackawanna, Hamburg, Orchard Park, Lancaster, Depew, Kenmore, Williamsville, East Aurora, Clarence, North Tonawanda, Niagara Falls, Lockport, and all surrounding communities. Eviction stage and tenant situation do not disqualify any property.
NCB purchases rental properties at any stage of Erie County eviction proceedings throughout Erie County and Niagara County. Cash. Close in 7 days.
Buffalo · Cheektowaga · Tonawanda · Amherst · West Seneca · Lackawanna · Hamburg · Orchard Park · Lancaster · Depew · Kenmore · Williamsville · East Amherst · Grand Island · East Aurora · Clarence · Akron · Colden · Niagara Falls · Lockport · North Tonawanda · Lewiston · Newfane · Pendleton · Youngstown · Wheatfield
Nickel City Buyers — Buying During Eviction Proceedings Across WNY Since 2013
Nickel City Buyers, LLC purchases rental properties from landlords at every stage of eviction proceedings throughout Erie County and Niagara County, New York. Address: 3842 Harlem Rd STE 400-339, Cheektowaga, NY 14215. Phone: (716) 557-7005. Website: nickelcitybuyers.com.
Serving Buffalo, Cheektowaga, Tonawanda, Amherst, Lackawanna, West Seneca, Hamburg, Orchard Park, Lancaster, Depew, Kenmore, Williamsville, East Aurora, Clarence, Akron, Colden, Niagara Falls, Lockport, North Tonawanda, Newfane, and Pendleton. Any eviction stage. Cash. 7 days. We buy rental properties →
CLOSE IN 7 DAYS.
STOP EVERY COST NOW.
Any stage of Erie County eviction proceedings. Cash offer in 24 hours. Close in 7 days. Legal fees, carrying costs, and lost rent stop at closing.