Our Court Appointed Los Angeles Real Estate Receivers Are Here to Help
With billions of dollars in real estate assets managed and controlled by our team, FedReceiver, Inc. San Francisco Real Estate Receivers bring deep expertise across property types including office, industrial, multifamily, retail, self-storage, hotels, medical facilities, mobile home communities, raw land, equestrian properties, and parking facilities. Supported by knowledgeable real estate brokers and specialized consultants, we deliver comprehensive solutions for court-appointed real estate receiverships in San Francisco and throughout California.
Here’s how our real estate receivers can help you:
A rents, issues, and profits receivership often arises from the enforcement of a deed of trust or mortgage. In such cases, a San Francisco Real Estate Receiver may be appointed to preserve and secure rental income during a foreclosure action. While most appointments are tied to the specific performance provision in loan documents or an assignment of rents clause, courts may also appoint receivers even without such provisions.
Receivers may also be appointed in judicial foreclosure actions when properties are at risk of being lost, damaged, or when conditions in a deed of trust are not met. In cases where property values are less than the secured debt, receivership protects the lender’s interest and preserves property value. For more context, visit our resource on when a California receiver may be appointed by the court.
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Multifamily
From duplexes to large apartment communities, FedReceiver has managed over 10,000 multifamily units nationwide. These cases often involve health and safety receiverships addressing issues such as mold, lead paint, infestations, or other substandard living conditions.
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Office
Our team has overseen receiverships for low-rise and mid-rise office buildings, including mixed-use developments, often handling deferred maintenance, tenant defaults, and challenging lease-up situations.
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Retail
From single-tenant stores to anchored shopping centers, we manage lease-up, marketing, CAM reconciliations, deferred maintenance, and ADA/health & safety compliance.
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Industrial
Receiverships include stand-alone NNN industrial buildings and multi-building industrial parks, addressing tenant improvements, environmental cleanups, and capital project oversight.
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Medical
FedReceiver has been appointed over medical office buildings with unique requirements such as specialized maintenance, parking accessibility, and compliance with healthcare-related codes. Learn more about our healthcare receiver services.
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Hotel/Motel
Experience includes management of hotels and motels ranging from small independent inns to national branded resorts.
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Mobile Home/Manufactured Home
Our team has managed mobile and manufactured home communities across California, ensuring compliance with unique regulatory and code requirements.
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Equestrian
Founder Stephen Donell has served as receiver over equestrian training and riding facilities serving the broader equestrian community.
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Self Storage Facility
Receivership management for self-storage properties addresses unique safety, security, and operational issues.
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Gas Station/Car Wash
FedReceiver has significant experience managing and selling gas station and car wash properties, often involving national fuel brands and convenience store operations.
Clients Who Trusted Us
Get in Touch with a Court Receiver in Los Angeles Today
Locations Served
With cases involving assets throughout the country and internationally, FedReceiver, Inc. provides nation-wide receivership services including international asset recovery.
Alameda, Butte, County of San Francisco, Costa, El Dorado, Fresno, Humboldt, Imperial, Inyo, Kern, Kings, Los Angeles, Marin, Orange County, Riverside, Sacramento, San Bernadino, San Diego, San Joaquin, San Luis Obispo, San Mateo, Santa Barbara, Santa Clara, Ventura County, and the California District Court
States with cases/assets include Arizona, California, Colorado, Florida, Hawaii, Idaho, Illinois, Indiana, Massachusetts, Michigan, Montana, Nevada, Ohio, Oregon, Texas, Utah, Virginia, Washington, Wisconsin.
Who needs a court-appointed receiver in Los Angeles?
If you are a lender, attorney, investor, government agency or city attorney, FedReceiver,Inc. provides receivership services to address your unique circumstances.
Lender
Addressing defaulted loans, collateral disputes, inventory issues, and contaminated property.
Attorney
Corporate, partnership, creditor rights, bankruptcy, and transactional attorneys often request receivership appointments.
Defrauded Investor/Consumer
Government agencies may appoint receivers to investigate fraud and recover assets.
Government Agency
State and federal authorities may request receivers in connection with criminal restitution, health & safety violations, investor protection, or consumer fraud.
How we work together
From identifying problems to implementing solutions, our experienced team utilizes its decades of experience, expertise, training and resources to successfully administer its receiver, partition, provisional directorship, dissolution manager and distribution agent cases.
Reach out
Please reach out via our contact page or call us at our Los Angeles corporate office. Our state and federal cases involve assets throughout the county.
Set an Appointment
An initial call will allow for an initial assessment of the proposed case.
Sample Pleadings/Orders
With approximately 800 cases, FedReceiver has a vast library of exemplars including motions seeking appointment of receiver, orders appointing receiver and memorandum of points & authorities.
References
We offer excellent references with local and national law firms, accounting firms and clients.
Court Experience
Given our decades of experience and hundreds of cases, we have appeared in state/federal court and have excellent relationships with numerous courts/judges.
Get to know our expert court receivers in California
Founded by James Donell, FedReceiver is a family-operated firm and recognized leader in the receivership industry.
Our professionals have served as President of the California Receivers Forum, President of the National Association of Federal Equity Receivers (NAFER), and as panelists at national and regional conferences. This leadership and expertise ensure that our San Francisco Real Estate Receivers handle each case with professionalism, neutrality, and efficiency.
Offices
Northern California
Sacramento, CA
Los Angeles
Wilshire Bundy Plaza 12121 Wilshire Boulevard, Subsuit 1120
Phone: 310.207.8481
Stephen J. Donell Los Angeles
President of FedReceiver, Inc., Jalmar Properties, Inc. and Donell Expert Services, Inc.
James H. Donell Los Angeles
Founder and CEO of FedReceiver, Inc. and Jalmar Properties, Inc.
Todd D. Donell Los Angeles
Executive Vice President of FedReceiver, Inc. and Jalmar Properties, Inc.
Sarah R. Bates Los Angeles
Vice President of FedReceiver, Inc. and Jalmar Properties, Inc.
Common FAQs about Receivership
What is a Los Angeles court-appointed real estate receiver?
The receiver protects the property and manages it consistent with industry standards or pursuant to a court order. The appointment of the receiver does not impact how the title is held, nor does it impact the existence of a priority of liens against the property.
Pursuant to California Code of Civil Procedure Section 564, the appointment of a receiver is a provisional remedy and it is not a cause of action, other than in connection with seeking to dissolve a corporation, in which case a receiver’s appointment is a cause of action.
A court receiver is a useful tool to preserve, maintain and hopefully enhance the value of the real estate. This benefits the property owners as well as the creditors. Learn more.
How does a Los Angeles real estate receiver sell real property?
The receiver must use reasonable care to sell the property at or above market rates. A fire sale at a below-market rate would be contrary to the duties and obligations of a receiver. However, many conditions will affect the value of the real estate including leases, maintenance, ability to finance, age, location, market conditions, and aesthetics. Before real estate may be sold by a receiver, the court must confirm the sale through a confirmation hearing. Once there is court approval on the request to confirm the sale, a notice of ruling is circulated, and the 60-day appeal period will begin. After the expiration of the 60-day period, title insurance may be obtained, and escrow may be closed thereafter. Learn more.
What is the property of the receivership estate?
The property of the receivership estate will generally be identified in the order to appoint a receiver. However, more specifically, the property and/or assets of the receivership estate may be made up of:
- books and records
- accounts receivables, cash, and securities
- real property and intellectual property
- claims against 3rd parties
- licenses
- bank accounts, business personal property, equipment, vehicles, and inventory
- and insurance policies.
Can a court receiver sell property?
California law permits the sale of real estate out of receivership. California Code of Civil Procedure 568.5 authorizes the receiver to sell property upon the notice and in the manner prescribed by Article 6 of Chapter 3 of Division 2 of Title 9. The sale is not final until confirmed by the court. Learn more.
How are court receivers appointed?
In California, a receiver is appointed by the court when one party in a lawsuit files a motion seeking the appointment of a receiver. Receivers are appointed pursuant to court order. Different courts and different judges have different rules and procedures related to the appointment of a receiver. The facts and circumstances dictate which method is utilized.
There are 3 primary ways a judge considers appointing receivers, including a Los Angeles real estate receiver or a Los Angeles partition referee. Learn more.
Does a receiver own the property?
When a receiver is appointed by the court, the receiver takes possession of the asset over which he or she is appointed. This is done pursuant to a court order. While the title is affected by the appointment of a receiver when the order appointing the receiver is recorded, the ownership of the property does not change when a court receiver is appointed. The owners are still the owners; however, the receiver has possession of the property.
Can a receiver change the locks?
At the heart of all receiverships is the receiver’s obligation and duty to take possession of the assets over which he or she is appointed. Maintaining the security of the assets is of paramount importance. Included in this process is the right to change locks. Since the receiver has possession of the property, the receiver generally has the authority to change the locks over the real estate or business. Learn more.
Can a receiver evict a tenant?
A receiver has an obligation to use reasonable business judgment in accordance with the authority granted pursuant to the order appointing the receiver to protect the interests of the property. This includes but is not limited to the need to evict tenants when it is appropriate to do so. Learn more.
Can a receiver terminate a lease or contract?
In certain circumstances, the receiver may reject a lease or contract. The appointment of the receiver is an equitable remedy and the Court may make decisions based on the equities. Similarly, the receiver may be empowered to make decisions based on the equity and fairness of the situation notwithstanding the existence of specific contracts and leases. Learn more.
Can a lender seek appointment of a receiver?
When confronting commercial loan defaults and protecting distressed assets, lenders and servicers often rely on one of four common remedies: workouts, receiverships, deeds in lieu, and foreclosures. Among these, the role of receivers is growing at an accelerated pace, as lenders pursue receivership appointments to minimize losses, preserve property values, and avoid liability exposure. Learn more.
What does it mean to be a receiver of a property?
A receiver is an agent of the Court. In order for a receiver to be appointed, a lawsuit must be filed. A receiver takes legal possession of the property but the receiver does not become the owner of the property. The receiver is generally empowered to collect rent, manage the property, perform repairs and hold net proceeds until further order of the court. Learn more.
Review the chapter authored by Mr. Donell
Reviving the Financially Distressed Business
Reviving The Financially Distressed Business is the essential guide for business owners and corporate leaders whose companies are under—or anticipating—financial difficulties. See Chapter 11, Receiverships, written by Court Receiver Stephen Donell, CCIM, CPM
Steve Donell’s contribution to the book “Reviving a Financially Distressed Business” reflects not only his expertise as a receiver, but his sound judgment on how receivership can be used to effectively advance a financially troubled business.”
– Brian Davidoff, Esq. Author and Editor