Protect your recovery on loans in default.
Valued, protected and sold, alongside your counsel.
Danmar helps private lenders, mortgage investment corporations, receivers and their counsel value, protect and sell the real estate behind a defaulted loan. We work alongside your lawyer, from the first site visit to closing, and document every step of the sale.
- $1B+
- Ontario brokerage
When lenders call us.
A borrower has missed payments and you need to know what your security is worth today.
You hold a second mortgage and need to know how much equity sits behind the first.
A notice of sale is running and you need a pricing and listing plan ready.
The property is vacant, damaged, or has tenants you know little about.
A construction or development loan has stalled.
A receiver needs a broker for a court-supervised sale.
You want current values across your loan book before problems start.
What we do.
Rapid valuation and inspection
Know what the security is worth, and what condition it is in, within days.
- Broker opinion of value with comparable sales.
- Condition, occupancy and access report with photographs.
- Independent appraisal coordinated where your file or the court needs one.
Recovery options analysis
A clear comparison of the paths open to you, prepared for discussion with your lawyer.
- Early sale, power of sale and receivership compared on timing and net proceeds.
- Tenancy review: who is in the property and what binds a buyer.
- The monthly cost of waiting.
Property protection
Keep the asset's value intact while enforcement runs, under your counsel's direction.
- Securing, winterizing and utilities.
- Insurance coordination for vacant property.
- Repairs and contractors, with quotes approved by you.
Power of sale and receivership sales
A sale process built to show you took reasonable steps to get market value.
- Pricing supported by comparables and, where needed, appraisals.
- Full market exposure, including MLS and qualified investors.
- Offer management and a complete sale record for your file.
Loan book valuation reviews
Current values across your collateral, so problems surface early.
- Broker opinions of value on a schedule you set.
- Flags on properties where equity is thinning.
Stalled construction and development
Decide whether to finish, sell as-is or sell to a builder.
- As-is versus completion analysis.
- Builder and developer buyer outreach.
Your lawyer and Danmar:who does what.
Enforcement is legal work. Value, protection and sale are ours. Keeping the lines clear protects your file.
Default
Demand and default steps
Site visit and broker opinion of value
Options
Advises on remedy and priorities
Recovery options memo and the cost of delay
Notice period
Notice of sale or receivership application
Pricing plan, protection plan, listing prepared
Possession
Takes possession or obtains the order
Secures and prepares the property
Sale
Agreement terms and conditions
Marketing, showings, offers, negotiation
Closing
Closing documents and distribution
Sale process record delivered to your file
The cost of delay.
See how time changes what your loan can recover. No email required.
Adjust assumptionsAssumptions
Sold in 3 months
$504,000
$484,000
Sold in 12 months
$441,000
$526,000
Each month of delay removes about $7,000 of equity.
A sale processyou can defend.
Courts expect a lender selling under power of sale to take reasonable precautions to obtain the true market value. They look at how the property was priced, how widely it was marketed, for how long, and how offers were handled. Our process is built to document each of those steps, so your lawyer has the record if a sale is ever challenged.
Pricing rationale, comparables and any appraisals.
Every marketing channel used, with dates.
Showing and enquiry log.
Every offer received, with terms and the reason it was accepted or declined.
Timeline from listing to closing.
How a recovery file works.
Conflict check and intake
We confirm we have no relationship with the borrower before we take the file.
Site visit and broker opinion of value
A visit to the property and a written opinion of value, access permitting.
Recovery options memo
Timing, net proceeds and risks for each path, for review with your lawyer.
Protect and prepare
Security, insurance, repairs and presentation, with costs approved by you.
Market and sell
Pricing, full exposure, showings, offers and negotiation.
Close and report
Your lawyer closes. We deliver the sale process record.
A private lender holds a $470,000 second mortgage at 12% (including arrears) on a GTA house worth $1.5M. A $900,000 first mortgage at 6% sits ahead of it. Carrying costs run about $2,500 a month, and selling costs about 5%.
Sold in 3 months: about $504,000 is available after the first mortgage and costs. The lender's claim has grown to about $484,000, so it recovers in full.
Sold in 12 months: about $441,000 is available. The claim has grown to about $526,000, leaving a shortfall of about $85,000.
Each month of delay removes about $7,000 of equity: $4,500 of interest on the first mortgage and $2,500 of carrying costs. This assumes the same sale price at both timelines.
Sold in 3 months
$504,000
$484,000
Sold in 12 months
$441,000
$526,000
Why lenders and receiverswork with us.
Daniel Sheikhan, Broker
A finance degree, and a background in real estate investment and portfolio management.
A lawyer licensed in Ontario, New York and Minnesota. On recovery files, Danmar does not act as your lawyer; we work alongside your counsel.
On every file we act for the lender or the receiver, and we run a conflict check before we take it.
Questions lendersand receivers ask.
Who is your client on a recovery file?
The lender, or the court-appointed receiver. We run a conflict check before taking any file.
Can you issue a notice of sale or take possession?
No. Those are legal steps for your lawyer. We work under your counsel's direction.
Do you collect loan payments or administer mortgages?
No. Danmar does not collect payments or enforce defaults. We value, protect and sell the property.
Power of sale or receivership: which is better?
It depends on the number of properties, their complexity, any operating business, construction status and the need for court supervision. Your lawyer decides the remedy. We provide the valuation and market input that informs it.
What if there are tenants?
Tenancies can bind a buyer and affect value, timing and the buyer pool. We review them early. Residential tenancies are governed by the Residential Tenancies Act, so your lawyer leads on any tenant steps.
How do you price a power of sale property?
From comparable sales, the property's condition and, where needed, an independent appraisal. We document the pricing for your file.
Is a broker opinion of value the same as an appraisal?
No. It is a market opinion from a registered broker. Where a court or your file requires an appraisal, we coordinate one with a qualified appraiser.
What can rank ahead of my mortgage?
Prior mortgages, property tax arrears and, in some cases, Canada Revenue Agency claims for unremitted HST or payroll deductions, as well as construction liens. Your lawyer confirms priorities. We include known prior claims in the options memo.
How fast can you start?
With the conflict check. Once it is clear, we visit the property as soon as access allows and send the broker opinion of value from there.
Do you review loan books before there is a default?
Yes. We provide scheduled broker opinions of value across a lender's collateral, on a schedule you set.
Sale-leasebacks, surplus property sales and lease restructuring for companies that own the buildings they operate from.
Request a site visit.
Tell us about the property. Please do not include the borrower's name; we ask for that after the conflict check.