Our Court Appointed Real Estate Receivers for the California District Court Are Here to Help
With billions of dollars in assets managed and controlled, FedReceiver, Inc. brings unparalleled experience in real estate receivership and referee services throughout California. Our California District Court Real Estate Receivers have administered court-appointed cases involving office buildings, industrial parks, multifamily properties, self-storage facilities, hotels, retail centers, medical offices, and equestrian estates, working in coordination with licensed brokers and compliance professionals to maximize asset value and protect stakeholder interests.
Here’s how our California District Court real estate receivers can help you:
A rents, issues, and profits (real estate) receivership typically arises during the enforcement of a deed of trust or mortgage, allowing a receiver to be appointed to protect, preserve, and secure rents and property value during a foreclosure or loan default.
Under California law, a receiver may be appointed under the specific performance clause or assignment of rents provision in the loan documents—but such a clause is not required. Courts may also appoint a receiver when a property is in danger of loss, waste, or deterioration, or when a judicial foreclosure reveals that the property’s value is less than the debt it secures.
FedReceiver’s real estate receivers specialize in stabilizing distressed properties, managing operations, resolving tenant disputes, addressing compliance issues, and facilitating court-approved sales.
Learn more about the life cycle of a court receivership.
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Multifamily Properties
From duplexes to large-scale apartment communities, our receivers have managed more than 10,000 residential units nationwide. We address issues related to substandard housing, health and safety compliance, and tenant management. Cases often involve mold remediation, pest control, and habitability improvements to bring properties back to code.
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Office Buildings
We manage low-rise, mid-rise, and mixed-use office buildings, resolving tenant defaults, lease-up challenges, and deferred maintenance while improving cash flow and asset stability.
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Retail Centers
Our team has overseen everything from single-tenant retail to anchored shopping centers. We handle lease negotiations, CAM reconciliations, marketing plans, and ADA and safety compliance to preserve tenant value and increase occupancy.
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Industrial Properties
We manage NNN industrial assets ranging from standalone warehouses to multi-building industrial parks. Projects often involve tenant improvement coordination, environmental remediation, and capital expenditure planning.
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Medical and Healthcare Real Estate
FedReceiver has administered medical office buildings and healthcare properties, ensuring adherence to health, accessibility, and safety standards. We handle specialized needs such as parking allocation, waste disposal, and compliance with California Department of Public Health (CDPH) and ADA codes. Learn more about our healthcare receivership services.
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Hospitality and Lodging
Our team manages hospitality assets including motels, boutique hotels, and national resort brands, ensuring continuity of operations, vendor management, and franchise compliance. See also our hospitality receiver services.
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Mobile Home and Manufactured Housing
Mobile home communities require specialized code compliance and regulatory experience. We manage rent collections, infrastructure maintenance, and safety inspections across California properties.
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Equestrian Properties
Our firm has been appointed over equestrian training and boarding facilities, managing operational, environmental, and insurance aspects unique to equestrian real estate.
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Self-Storage Facilities
Self-storage receiverships often involve security, tenant access, and safety compliance. FedReceiver ensures the property operates in accordance with court directives and industry standards.
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Gas Station and Car Wash Properties
FedReceiver’s gas station receivership experts manage complex C-store and fuel properties, including environmental regulation compliance, underground storage tank management, and liquor license administration.
Typically, a receiver who is appointed in a rents, issues and profits case is one that has a professional background in the operation of a business/real estate and may include attorneys, CPA’s, property managers and/or other similarly qualified professionals.
The typical life cycle of a real estate receivership varies. A case can last for less than a day and up to a year or longer, depending on many factors. Ordinarily, a real estate case lasts only a few months, pending the completion of a foreclosure action by the lender. If the underlying default is cured or a bankruptcy is filed, these would be qualifying events to terminate the receivership.3
Clients Who Trusted Us
Get in Touch with a Court Receiver for the California District Court 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, Contra 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 for the California District Court?
If you are a lender, attorney, investor, government agency or city attorney, FedReceiver,Inc. provides receivership services to address your unique circumstances.
Lender
Defaulted real estate /business loans, collateral and inventory problems, contaminated property may all require the services of a receiver.
Attorney
Corporate, partnership, creditor rights, bankruptcy and transactional attorneys regularly seek out the services of court-appointed receivers.
Defrauded Investor/Consumer
If you are a defrauded investor/consumer, various government agencies may be able to assist with investigating alleged fraud.
Government Agency
State/federal governmental agencies appoint receivers in connection with criminal restitution, health & safety code violation, investor and consumer fraud as well as other regulatory matters requiring the appointment of a receiver.
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
A family business, founded by James Donell, we are leaders in the receivership industry.
With prior experience as president of the California Receivers Forum (CRF) Los Angeles/Orange County Chapter, President of the National Association of Federal Equity Receivers (NAFER), panel members at receiver conferences, we are leaders in our industry.
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.
Real Estate Receiver FAQs
What is a 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.
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 real estate receiver or a 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.
How does a 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.
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