Rafael E. Santos
Partner
Rafael leads the real estate group and has closed well over a thousand Queens transactions — co-ops, condos, two- and three-family houses, and small commercial buildings. He grew up six blocks from the office.
Practice Area
Landlord & Tenant Law in Woodside, NY
New York housing law changed substantially in 2019, and a great deal of what small landlords and long-term tenants each believe about their rights is now out of date.
Queens Housing Court is procedural, unforgiving and busy. A predicate notice with the wrong number of days, a petition naming the wrong party, or a rent demand that does not match the ledger will get a case dismissed and started over months later.
We represent small property owners — the two- and three-family owners who are most of this neighborhood — and we represent tenants facing eviction. Rafael Santos and Sofia Almeida handle the practice, and appear at 89-17 Sutphin Boulevard regularly.
Free initial consultation.
Thirty minutes with the attorney who would handle the matter — not an intake screener. Call 000-000-000 or send us the details through the contact form.
How we help
Landlord & Tenant services
Nonpayment proceedings
Rent demands, petitions and trials for owners; defenses and payment agreements for tenants.
Holdover proceedings
Lease expiration, unauthorized occupant, nuisance and owner-use holdovers.
Eviction & warrant execution
Judgments, warrants and coordination with the marshal.
Lease drafting & review
Residential and commercial leases compliant with current New York requirements.
Rent regulation
Rent-stabilized status questions, overcharge claims and succession rights.
Habitability & repairs
HP actions, warranty of habitability claims and DOB/HPD violation resolution.
When to call us
Situations we handle every week
- Your tenant has not paid rent in months and you do not know how to begin properly.
- You have received a notice to cure, a notice of termination or a petition.
- You are a landlord who served a notice and had the case dismissed.
- Conditions in your apartment are not being repaired.
- You are buying a building with tenants in place.
If you are not sure whether your situation belongs on that list, call anyway. Telling you that you do not need a lawyer is free, and we would rather do that than take a matter that should not exist.
Attorneys in this practice
Sofia L. Almeida
Associate
Sofia handles residential purchases, sales and refinancings, and shepherds first-time buyers through contract, board package and closing without letting a deadline slip.
Questions
Landlord & Tenant — frequently asked
How long does an eviction take in Queens?
Considerably longer than most owners expect. Between the predicate notice period, the court's calendar, adjournments and the statutory stay after a warrant issues, a straightforward nonpayment case commonly runs four to eight months, and a contested holdover longer. Starting the process correctly is what keeps it at the shorter end.
Can I evict a tenant myself?
No. Self-help eviction — changing locks, removing belongings, shutting off utilities — is illegal in New York and exposes an owner to significant damages and potentially criminal liability. The only lawful route is a court proceeding and a marshal.
Is my apartment rent stabilized?
It depends on the building's size, its construction date and its regulatory history — and owners and tenants are both frequently wrong about it. A DHCR rent history will usually answer the question, and we can order and read one for you.
Speak with a landlord & tenant attorney
Tell us what is going on. The first consultation is free, it is with the attorney who would handle your matter, and there is no obligation afterwards.