Tag: Distress Sales

DISTRESSED PROPERTY FOR SALE IN ONTARIO: UNDERSTANDING COURT-APPOINTED RECEIVERS AND ASSET VESTING ORDERS – WHAT THE COURT OF APPEAL FOR ONTARIO WANTS YOU TO KNOW

Post author By Brandon Smith
Post date January 19, 2026

distressed property for sale

By Brandon Smith, LIT, CIRP, Senior Vice-President of Ira Smith Trustee & Receiver Inc.

Distressed Property For Sale Introduction

The idea of finding a “distressed property for sale” can spark a mix of excitement and curiosity. Many see it as a chance to find hidden value in a tough market. However, behind every distressed property sale is often a challenging story of financial strain, requiring a clear and fair solution.

When a company faces deep financial trouble, its assets may need to be sold. This process often involves a court-appointed receiver and specific legal tools, such as an Asset Vesting Order (AVO). These tools ensure fairness and clarity for everyone involved.

At Ira Smith Trustee & Receiver Inc., we understand these complex situations. We are here to guide you through them. This blog will explain the roles of receivers and AVOs, and delve into a recent and important decision from the Court of Appeal for Ontario. This decision sheds crucial light on what happens when someone tries to appeal an AVO. We bring expert advice to help you understand your options and rights.

Distressed Property For Sale Key Takeaways

Court-appointed receivers are neutral officers of the court. Their job is to manage and sell assets fairly when someone is in financial distress.
An Asset Vesting Order (AVO) is a court order that legally transfers ownership of an asset. It ensures the buyer gets the asset sold through distress sales, free from past claims. The cash paid by the purchaser replaces the sold asset.
Appealing an AVO is very difficult. Courts prioritize the fairness and finality of sales managed by a receiver.
The Court of Appeal for Ontario case, Toronto-Dominion Bank v. 1871 Berkeley Events Inc., shows how important it is to follow strict legal timelines when appealing.
If you are involved in a distressed property for sale situation, whether as a buyer, owner, or creditor, getting expert guidance from a Licensed Insolvency Trustee and an insolvency lawyer is vital.
distressed property for sale

The Landscape of Distressed Property for Sale

“Distressed property for sale” refers to real estate or other assets that are being sold because the owner is under severe financial pressure. This pressure might come from overwhelming debt, a failing business, unpaid mortgages, or other economic hardships. It’s a term that describes assets that need to be sold quickly, often at a potentially reduced price, due to the seller’s urgent financial needs.

For some, buying a distressed property for sale seems like a smart investment, offering a chance to acquire assets at a potentially lower price than what might be found in a regular market. These properties can include homes, commercial buildings, land, or even business assets. The allure is often the prospect of a good deal, especially in a fluctuating real estate market where interest rates and economic shifts can put significant pressure on property owners.

However, these sales are often far more complicated than a typical real estate transaction. They are handled through specific legal processes like foreclosure, power of sale, bankruptcy, or receivership. Each of these paths has its own rules, timelines, and potential risks. These aren’t standard transactions with straightforward negotiations. Instead, they often involve multiple parties – the owner, various creditors, and the legal system – all with different interests and claims.

For the person or business holding the distressed property for sale, it represents significant financial pain. It means they’ve reached a point where they can no longer meet their financial obligations, and selling assets is the only way to try to resolve the situation. This can be a deeply stressful and emotionally taxing experience.

Understanding these processes is key. Without proper knowledge and expert help, even a promising opportunity can turn into a costly mistake for buyers. For sellers and creditors, navigating this landscape without professional guidance can lead to further losses or missed opportunities. At Ira Smith Trustee & Receiver Inc., we regularly see the impacts of financial distress and provide solutions that bring order and fairness to these challenging situations.

Distressed Property For Sale: The Court-Appointed Receiver – An Impartial Steward in Crisis

When financial trouble strikes and assets are at risk, a court may step in and appoint a special party called a court-appointed receiver. A court-appointed receiver’s main job is to manage and sell assets fairly and transparently when a person or business is in severe financial distress.

This person is a neutral professional and can only be a Licensed Insolvency Trustee (LIT) like Ira Smith Trustee & Receiver Inc., whose role is to take control of specific assets or an entire business. We act as an officer of the court, and when in a court-appointed role, we must be impartial and work for the benefit of all parties involved, not just one creditor.

The receiver’s primary goal is to maximize the value from the sale of these assets to pay off debts in an orderly and legally compliant manner.

Receivers are appointed for several reasons, all aimed at bringing order to a chaotic financial situation. These include preserving the value of assets, preventing them from being wasted or misused, ensuring an organized and fair sale process, and ultimately, repaying creditors as much as possible according to their legal priorities. The court steps in to protect the interests of everyone involved – the owner, secured creditors, unsecured creditors, and even employees – by having an independent expert manage the assets.

Their Key Responsibilities in Selling Assets Include:

Taking control: The receiver secures and manages the distressed property or business assets. This might involve changing locks, reviewing financial records, assessing inventory, or taking over the day-to-day operations of a business for a short period. Their immediate action is to protect the assets from further harm or loss.
Valuation: They often hire independent experts, such as real estate appraisers or business valuators, to appraise the assets. This is done to determine their true market value, ensuring that any sale is based on realistic and fair pricing. This step is crucial for demonstrating that the receiver is trying to get the best possible price.
Marketing: Once valued, the receiver actively markets the assets widely to attract the best possible offers. This isn’t just a simple listing; it involves strategic marketing to a broad audience of potential buyers, ensuring a competitive bidding process. This transparency in marketing helps assure all parties that a fair attempt is being made to maximize recovery.
Court Approval: A critical step in the process is that the receiver must ask the court to approve their sales process and each specific sale transaction. This court oversight ensures that the process is fair, transparent, and proper, protecting the interests of all stakeholders. The court reviews the receiver’s efforts to ensure the best price was obtained and that no procedural errors occurred.
Distribution: After a sale is approved and completed, the receiver collects the funds. They then distribute the money to creditors according to legal rules and priorities set out in Canadian insolvency laws. This complex task ensures that everyone with a valid claim gets their rightful share, based on the legal pecking order of creditors.

The court-appointed receiver’s actions are always overseen by the court. This supervision builds confidence among all parties that the process is transparent and just. For any business or individual facing severe financial challenges where assets might need to be sold, working with a court-appointed receiver provides a structured and legally sound path forward. At Ira Smith Trustee & Receiver Inc., our team has extensive experience acting as court-appointed receivers, bringing both expertise and empathy to these difficult situations.

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Distressed Property For Sale: Understanding the Asset Vesting Order (AVO)

An Asset Vesting Order (AVO) is a powerful legal tool often used in receivership proceedings. In a receivership, an AVO is critical because it gives the buyer clear legal title to the assets, which means the buyer usually receives the property “free and clear” of any previous claims, liens, or other legal burdens that were on the distressed property for sale before the sale. Essentially, it’s a court order that directly transfers legal ownership of the distressed property for sale from one person or entity to another.

Think of an AVO as a legal “clean slate” for the asset being sold. When a property or asset is sold in a regular transaction, the buyer usually takes it subject to any existing liens, mortgages, or other claims registered against it. In a distressed situation handled by a receiver, however, there are often many such claims. If the buyer had to take on all these existing problems, very few people would want to buy the asset, or they would only offer a very low price. This would defeat the purpose of the receivership, which is to maximize the value from the sale.

The purpose of an AVO in a receivership sale is twofold:

Buyer Certainty: It assures buyers that their purchase is final and that they won’t inherit the previous owner’s debts or legal problems tied to the asset. This certainty makes the distressed assets more attractive to buyers, encouraging competitive bidding and helping the receiver achieve a better sale price. Without this guarantee, buyers would be hesitant, fearing future legal challenges or unexpected liabilities.
Streamlined Sales: It makes it easier to sell assets that might otherwise be held up by complicated legal disputes or claims against them. By wiping the slate clean, the AVO removes obstacles that could delay or even prevent a sale, allowing the receiver to move quickly and efficiently. This is especially important when asset values might be declining.
Converting Claims: The AVO essentially shifts the creditors’ claims from the actual assets to the money received from the sale. Instead of having a claim against the specific property, creditors now have a claim against the pool of money generated by the sale. This money is then divided among creditors based on legal priorities, such as who has a secured interest, what type of debt it is, and the order in which claims were registered. This process ensures an equitable distribution of proceeds, even if some specific claims on the asset are extinguished.

The power of an AVO is immense, but it is always granted by a court after careful consideration. The court ensures that the receiver has acted properly and that the sale process is fair. This legal tool is a cornerstone of effective receivership, enabling the orderly resolution of complex financial distress. At Ira Smith Trustee & Receiver Inc., we understand the nuances of AVOs and how they impact all parties in an insolvency proceeding.

Appealing an AVO: The Court’s Strict Approach

While it’s theoretically possible to appeal a court order made during a receivership, challenging a sale approval and an Asset Vesting Order (AVO) is extremely difficult. The courts have a very high standard for such appeals, often prioritizing the finality of the sale. This strict approach is not arbitrary; it’s fundamental to the integrity and effectiveness of the insolvency system.

Why Courts Uphold Finality:

Integrity of the Process: The court system relies on its processes being seen as fair and final. Overturning a sale that has been approved by a court undermines confidence in the entire receivership system, which is designed to resolve financial distress efficiently and predictably. If every sale could be easily challenged, the whole system would become bogged down in endless disputes, rendering it ineffective.
Maximizing Value: Delays caused by appeals can make assets lose value. For example, if a property’s market value drops during a prolonged appeal, or if a business asset deteriorates, it hurts all creditors who are hoping to recover funds. Receivership aims for a quick and decisive sale to preserve and maximize asset value for creditors.
Buyer Certainty: Buyers who purchase assets through a court-approved process need to be sure that their new ownership won’t be undone by a later appeal. Without this certainty, fewer buyers would be willing to participate in court-supervised sales, leading to lower prices for distressed assets. This would be detrimental to the creditors, as they would recover less money. Buyers need to know that once they buy, the asset is truly theirs, free from ongoing legal challenges. This confidence is what drives competitive bids and ensures that receivers can effectively liquidate assets.

When deciding whether to approve a receiver’s sale, Ontario courts often refer to the “Soundair Test.” This test comes from the case Royal Bank of Canada v. Soundair Corp. and provides a framework for the court’s review. It guides the court to consider:

(a) if the receiver made enough effort to get the best price, meaning they conducted a thorough marketing process to attract qualified buyers and maximize the sale price; and
(b) if the receiver acted properly and not carelessly, which means the receiver followed all legal procedures, acted impartially, and fulfilled their duties responsibly.

To succeed in an appeal against a sale approval or an AVO, a party generally needs to prove a major mistake by the initial judge, a deeply flawed sales process (such as a failure by the receiver to properly market the assets), or significant unfairness that fundamentally compromised the integrity of the sale. The bar for success is set very high, and simply believing a better price could have been obtained is usually not enough. The appellant must demonstrate a serious error in principle or a clear misapprehension of the facts by the lower court.

This strict approach brings us to a crucial Ontario Court of Appeal decision, Toronto-Dominion Bank v. 1871 Berkeley Events Inc. This case vividly illustrates the court’s commitment to finality and the procedural hurdles involved in challenging an AVO. Understanding this strictness is vital for anyone involved with a distressed property for sale, whether as a buyer, an owner, or a creditor. Our team at Ira Smith Trustee & Receiver Inc. guides clients through these stringent legal requirements, ensuring they understand the reality of their position.

distressed property for sale

Distressed Property For Sale Case Study: Toronto-Dominion Bank v. 1871 Berkeley Events Inc., 2026 ONCA 22

(CanLII: https://canlii.ca/t/khldq)

Background and Factual Context

On July 31, 2023, the moving party corporations were placed under receivership control. At the time of receivership, these entities owned and operated an events centre located in Toronto. On January 16, 2024, the Ontario Superior Court of Justice made an unopposed order authorizing the Receiver to sell the property. After approximately two years on the market, the Receiver entered into an agreement of purchase and sale (APS) with a buyer on August 13, 2025.

Lower Court Proceedings

The Receiver brought a motion before Justice Myers seeking an approval and vesting order (AVO) to close the sale. On October 28, 2025, Justice Myers granted the motion, applying the “Soundair principles“. The motion judge found that the Receiver’s decision to accept the offer was reasonable because:
The offer was unconditional and fell within a narrow range of three other offers received.
It was obtained after responsible marketing efforts in the absence of bad faith.
The offers themselves provided a better indication of current market value than earlier appraisals, which had anticipated a higher valuation.
The Receiver was not acting improvidently.

Procedural Issues on Appeal

A critical issue arose regarding the appellants’ failure to meet procedural deadlines. Under the Bankruptcy and Insolvency Act rules, the appeal period for receivership orders is only 10 days. Although the moving parties attempted to initiate an appeal within the deadline, they erroneously filed in the Divisional Court instead of the Court of Appeal for Ontario.

After being advised of the correct jurisdiction, they eventually submitted an updated motion for leave to appeal, but it was rejected by the Registrar for having “too many deficiencies with the materials.” Subsequently, on December 23, 2025, the moving parties brought a motion for an extension of time to file the appeal, coupled with a motion for a stay of the approval and vesting order.

Motion 1: Extension of Time to File a Motion for Leave to Appeal

The Court of Appeal applied the test from Shaver-Kudell Manufacturing Inc. v. Knight Manufacturing Inc. (2021 ONCA 202), which requires consideration of:

A bona fide intention to appeal during the appeal period.
The length and explanation for the delay.
Prejudice against the responding party.
The merits of the proposed appeal.

Decision: Motion dismissed. While the moving parties had demonstrated an intention to appeal, Justice Paciocco found that:

The explanation for the delay was inadequate. The moving parties failed to provide affidavit evidence addressing the legal tests for an extension, relying instead on “bald assertions about unspecified errrs caused by court staff.”
Unexplained delay: The delay of approximately 40 days (nearly four times the 10-day period) was unexplained and unjustified.
Substantial prejudice accrued to the Receiver. The APS contained a condition precedent that would be breached if an appeal or threatened appeal restricted closing. Additionally, the moving parties’ principal’s conduct in publicly disclosing confidential information about the sale price and marketing details would prejudice any future bidding process if the proposed sale fell through.
The receiver continues to bear the carrying costs of the distressed property for sale until the sale is completed.

Merit Assessment: Justice Paciocco also found the proposed appeal lacked merit. The moving parties’ grounds fell into two categories: (a) claims of procedural unfairness related to the removal of counsel, and (b) attempts to re-argue the motion by challenging the providence of the sale, alleging conflicts of interest and valuation irregularities. The Court found that:

The procedural fairness submissions lacked supporting material and detail.
The substantive grounds failed to identify any legal errors or palpable and overriding errors of fact.
The submissions simply represented disagreement with the motion judge’s conclusions, which would be entitled to deference on appeal.

Motion 2: Stay Pending Appeal

Decision: Motion dismissed. Once the extension of time motion was dismissed, there was no valid appeal pending before the Court, eliminating the Court’s jurisdiction to grant a stay under Rule 63.02(1)(b) of the Rules of Civil Procedure. Even if jurisdiction existed, Justice Paciocco would have dismissed the stay motion because:

The moving parties failed to raise a serious issue to be decided on appeal.
Any harm from the pending sale (the building being put out of reach) was not clearly non-compensable.
The balance of convenience favoured the Receiver and creditors, given that a delay to the sale would be prejudicial to the receivership estate.

Procedural Notes

The moving partie’s principal, though not a lawyer, had been granted leave by a different judge to represent the moving party corporations before the Superior Court on October 8, 2025.
Justice Paciocco noted that self-represented litigants, like all parties, have an obligation to familiarize themselves with relevant procedures.
No costs order was made, as the Receiver did not request one.

Disposition

Both of the moving parties’ motions were dismissed.

Professional Significance

This decision illustrates the strict temporal requirements in insolvency proceedings, designed to discourage delay and maintain the integrity of receivership sales. It also demonstrates the court’s deference to a receiver’s business judgment in accepting conditional offers within a reasonable range of other bids, provided the receiver has undertaken responsible marketing efforts absent bad faith. The case underscores the significant risks posed by disclosure of confidential sale information and the procedural barriers faced by self-represented parties in appellate proceedings.

Comparison Table Section: Key Players in Insolvency – Receiver and Other Licensed Insolvency Trustee (LIT) Roles

Understanding the various roles in financial distress is important. While a court-appointed receiver is a Licensed Insolvency Trustee (LIT), their specific functions can differ depending on the type of insolvency proceeding. It’s crucial to recognize these distinctions, as they impact how assets are managed and debts are resolved. Both roles are vital in the Canadian insolvency system, but they serve different primary purposes and are governed by different sets of rules and circumstances.

Here’s a comparison to clarify their distinct, though sometimes overlapping, responsibilities:

Feature	Court-Appointed Receiver (a LIT)	Licensed Insolvency Trustee (LIT) (e.g., in consumer proposal or bankruptcy)
Primary Role	Manages specific assets or an entire business, usually to sell them and pay creditors. Their focus is asset realization.	Administers formal debt relief processes like consumer proposals, financial restructuring and bankruptcies for individuals and corporations. Their focus is on debt restructuring or liquidation.
Appointment	Appointed by a court order (under the Courts of Justice Act and BIA, or equitable powers), or by a secured creditor through a private agreement.	Appointed by the Office of the Superintendent of Bankruptcy (OSB), a federal regulator, to administer BIA proceedings.
Scope of Work	Takes control, manages, and sells specific assets or a business to maximize recovery for creditors, primarily secured creditors. Can also manage the business.	Helps debtors find debt solutions, negotiates with creditors, manages bankrupt estates, and distributes proceeds to all creditors according to the BIA.
Primary Goal	Maximize recovery for secured creditors by realizing on assets efficiently and according to court direction. Often asset-specific.	Fairly administers assets for all creditors and provides a financial fresh start for debtors (if applicable). Oversees the entire debt resolution process.
Who They Help	Primarily secured creditors looking to recover their loans, but indirectly benefits all stakeholders by ensuring an orderly and transparent process.	Individuals and businesses struggling with debt can be offered solutions, and creditors can obtain a fair distribution according to the BIA.
Legislation	Governed by the provincial Courts of Justice Act, the federal Bankruptcy and Insolvency Act (BIA), and sometimes specific contractual agreements.	Strictly governed by the federal Bankruptcy and Insolvency Act (BIA).
Officer Of	The Court (for court-appointed receivers) or a secured creditor (for private receivers).	The Court and the OSB (a federal regulator). They owe duties to all creditors and the debtor.

Only LITs can act as court-appointed receivers. Their specific powers and duties in a receivership come from the court order or private agreement, not directly from their LIT license for a BIA proceeding. An LIT acting in a consumer proposal or bankruptcy has a broader mandate concerning all creditors and the debtor’s overall financial situation, guided strictly by the Bankruptcy and Insolvency Act.

At Ira Smith Trustee & Receiver Inc., our team consists of experienced Licensed Insolvency Trustees who are qualified to act for a creditor. You receive the most appropriate and effective advice for your unique situation. We bridge the gap between complex legal frameworks and practical solutions.

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Distressed Property For Sale FAQ Section

Q: What exactly is a distressed property for sale?

A: A distressed property is typically real estate or a business asset that must be sold quickly due to the owner’s severe financial problems. These problems might include unmanageable debt, mortgage default, a failing business, or other economic hardships. The sale is driven by a need for funds rather than a strategic decision, and often occurs through formal legal processes like receivership or bankruptcy.

Q: Can I buy a distressed property for sale directly from a receiver?

A: While you can’t typically “bargain” directly in a private sale sense, a receiver is legally bound to market properties widely to get the highest possible price for the creditors. As a buyer, you would submit an offer, usually through standard real estate channels, to the receiver. This offer, along with others, would then be presented to the court for its approval. The court will ensure the receiver acted diligently to obtain the best offer.

Q: What happens if I try to appeal an AVO, based on the TD case?

A: The TD case clearly shows that even if your appeal has legal merit, it will likely be dismissed if it’s not filed within the strict legal deadlines. For sale approval orders and AVOs under the Bankruptcy and Insolvency Act, this deadline is often just 10 days. Courts prioritize the finality and efficiency of these sales to ensure market stability and recover value for creditors.

Q: How long does a receivership process usually take?

A: The length of a receivership varies greatly depending on the complexity of the assets and the financial situation. Simple cases involving easily liquidated assets might be resolved in a few months. However, complex situations with many assets, ongoing legal disputes, environmental issues, or the need to operate a business before sale can take several years. Each receivership is unique.

Q: When should I contact a Licensed Insolvency Trustee like Ira Smith Trustee & Receiver Inc.?

A: You should contact us as soon as you recognize signs of financial difficulty, whether for yourself or your business. This applies whether you’re an individual struggling with overwhelming debt, a business owner facing insolvency, a creditor looking to recover funds, or even an interested party in distressed asset sales. Early professional advice is always the most effective strategy to understand your options, protect your interests, and work towards a solution. Waiting too long can limit your choices and worsen the situation.

Brandon’s Take:

Navigating financial distress, whether you’re a business owner facing tough decisions, a creditor trying to recover what’s owed, or an investor looking at a “distressed property for sale,” can feel overwhelming. It’s a complex landscape filled with legal jargon and strict rules. The TD decision is a powerful reminder of how critical both the substance and the procedure are in insolvency proceedings. It teaches us that even when there’s a good argument on the core legal issue, missing a deadline can swiftly end your chances. This underscores the necessity of immediate, informed action when dealing with court orders in receivership.

This case reinforces that courts are committed to the integrity and finality of court-supervised sales. They want processes to be fair, but also efficient and conclusive. This gives stability to the market and ensures that when a receiver sells an asset, the deal is truly done, providing certainty for buyers and maximum recovery for creditors. The strictness isn’t to be punitive; it’s to ensure the system works effectively for everyone.

At Ira Smith Trustee & Receiver Inc., we understand the human element behind these legal and financial challenges. We know that these situations can be incredibly stressful, filled with uncertainty and fear. Our role in the Greater Toronto Area is to bring clarity, expertise, and a non-judgmental approach to help you understand your options. We ensure that your rights are protected and that you make informed decisions, whether you’re dealing with personal or business debt, considering a receivership, or exploring buying assets from one. Don’t navigate this alone; professional guidance is your strongest ally to achieve a clear path forward.

distressed property for sale

Distressed Property For Sale Conclusion: Your Clear Path Forward

The world of distressed property sales, court-appointed receivers, and Asset Vesting Orders is complex, but it doesn’t have to be a mystery. We’ve seen how court-appointed receivers act as crucial, neutral figures, ensuring assets are sold fairly and transparently to maximize recovery for creditors. We’ve also learned about the power of AVOs to provide a clear title to buyers, making these sales viable. Most importantly, we’ve understood the strong emphasis courts place on the finality and procedural correctness of these sales, as vividly highlighted by the Toronto-Dominion Bank v. 1871 Berkeley Events Inc. case. Missing a deadline, no matter how strong your argument, can be fatal to your case.

Whether you are a business owner facing insolvency, a creditor seeking recovery of funds, or an individual considering a distressed property purchase, understanding these legal frameworks and the strict timelines involved is absolutely essential. More importantly, having the right expert by your side can make all the difference, transforming confusion into clarity and stress into solutions.

Don’t navigate the complexities of financial distress or distressed asset sales on your own. The team at Ira Smith Trustee & Receiver Inc. consists of experienced Licensed Insolvency Trustees who can provide the authoritative, actionable, and empathetic advice you need. We offer confidential, no-obligation consultations to discuss your specific situation and help you understand all your options.

Contact Ira Smith Trustee & Receiver Inc. today. Let us provide you with the professional guidance and peace of mind you deserve during these challenging times. We can help you achieve a financial fresh start and ensure you make the best decisions for your future.

Ira Smith Trustee & Receiver Inc. is licensed by the Office of the Superintendent of Bankruptcy and is a member of the Canadian Association of Insolvency and Restructuring Professionals.

Phone: 905.738.4167
Toronto line: 647.799.3312
Website: https://irasmithinc.com/
Email: brandon@irasmithinc.com

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Disclaimer: This analysis is for educational purposes only and is based on the cited sources and my professional expertise as a licensed insolvency trustee. The information provided does not constitute legal or financial advice for your specific circumstances.

Every situation is unique and involves complex legal and factual considerations. The outcomes discussed in this article may not apply to your particular situation. Situations are fact-specific and depend on the particular circumstances of each case.

Please contact Ira Smith Trustee & Receiver Inc. or consult with qualified legal or financial professionals regarding your specific matter before making any decisions.

About the Author:

Brandon Smith is a Senior Vice-President at Ira Smith Trustee & Receiver Inc. and a licensed insolvency trustee serving clients across Ontario. With extensive experience in complex court-ordered receivership administration and corporate insolvency & restructuring proceedings, Brandon helps businesses, creditors, and professionals navigate challenging financial situations to achieve optimal outcomes.

Brandon stays current with landmark developments in Canadian insolvency law. He brings this cutting-edge knowledge to every client engagement, ensuring his clients benefit from the most current understanding of their rights and options.

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Brandon Blog Post

NAVIGATING THE DISTRESS SALE: OPPORTUNITIES AND CHALLENGES IN THE CHAOTIC CANADIAN REAL ESTATE MARKET

Post author By Brandon Smith
Post date September 2, 2024

distress sale

There Is A Surge in Distress Sales of Real Estate

Canada’s commercial and industrial real estate market is evolving and not in a good way. One particularly striking trend catches my attention: the surge in distressed real estate sales. In the first half of 2024, a whopping $803 million in distressed commercial real estate sales were recorded. This figure is not just significant; it’s more than double the amount seen during the previous year’s period.

Allow me to share some insights on what’s driving this increase in the distress sale of commercial, industrial and development real estate, along with my experiences observing these changes first-hand.

What qualifies as Distressed Sale Transactions?

As a licensed insolvency trustee, I’ve seen a significant increase in distressed real estate sales in Canada. But what exactly is a distressed sale? In simple terms, a distressed sale is when a property is sold, often at a lower price than the appraised value, due to financial difficulties or other urgent circumstances.

When a property owner is struggling to make mortgage payments or is facing financial hardship, they might need to sell their property quickly to avoid a mortgage lender or other secured creditor enforcement action through a power of sale home or property action. Alternatively, the secured creditor may have appointed a receiver to sell the property. The market will recognize this as a distress sale.

Reasons for Distress Sales

There are various reasons for distress sales.

Homeowners may face financial challenges due to various factors, including job loss, medical emergencies, or divorce. Additionally, over-leveraging can occur when property owners incur excessive debt, making it difficult for them to fulfill their mortgage obligations and making it more likely to default under the mortgage agreement. Market fluctuations, particularly a sudden decline in property values, often exacerbate these issues, compelling owners to sell their properties in an unfavourable market.

As a licensed insolvency trustee, I have witnessed many of these common situations and the significant effects that financial difficulties can have on property owners. It is crucial for individuals experiencing such challenges to seek professional guidance. Whether considering a distressed sale or a traditional sale, I am here to provide the necessary support and advice.

Advantages of Buying Distress Sale Properties

Taking advantage of distressed property sales can lead to a good deal. But what are the benefits of buying a distressed property? Here are some of the advantages to consider:

Lower Purchase Price

The most obvious advantage of buying a distressed property is the lower purchase price. When a property is sold in a distress sale, the seller will accept a lower price to avoid further financial losses or to get out of a loan gone bad, especially when the lender takes into account the time value of money.

Opportunity to Improve and Flip

Distressed properties often need some work, which can be a great opportunity for investors who are looking to renovate and flip the property for a profit. With a lower purchase price, you can invest in renovations and still make a profit when you sell the property.

Potential for Higher Rental Income

If you’re looking to rent out the property, a distressed property can be a great opportunity. With a lower purchase price, you can offer a more competitive rent and attract more tenants. Plus, the property may need some work, which can be a great opportunity to increase the property’s value and rental income.

Less Competition

Under a distress sale, there could be less competition from other buyers. This can be a huge advantage, especially in a hot real estate market where multiple offers are common. With less competition, you may have a better chance of getting the property at a price that works for you.

Opportunity for Negotiation

In situations where a property is being sold under distress, there often exists a greater potential for price negotiation. This presents an advantageous opportunity for buyers to secure a more favourable deal on the property. As a buyer, you may be able to negotiate a reduced purchase price or potentially persuade the seller to include additional benefits, such as offering below-market-rate financing.

Potential for Long-Term Appreciation

Although the property may require some renovations, it presents a significant opportunity for long-term investment. With a lower acquisition cost, you can maintain ownership of the property over an extended period and benefit from its potential appreciation in value.

Opportunity to Generate Equity

Investing in a distressed property presents a unique opportunity to rapidly build equity through renovations that enhance the property’s value. This approach can serve as an effective strategy for wealth accumulation and contribute to long-term financial stability.

Risks Associated with Distress Sales

Acquiring a distressed property can present a valuable investment opportunity; however, it is crucial to remain cognizant of the potential risks involved in such transactions. As a licensed insolvency trustee, I have observed numerous individuals who were unprepared for the challenges that accompany the purchase of distressed properties. Below are several key risks to consider:

Hidden Defects

When a property is sold in distress, it often arises out of a situation where the owner has financial problems. This can mean that they may not have had the time or resources to fix any defects or issues with the property. In a secured creditor enforcement action, the mortgagee or receiver may not even be aware of the hidden defects. As a buyer, you may be taking on the risk of hidden defects, such as structural problems, water damage, or pest infestations. So due diligence is very important whenever looking to be a buyer from a distress sale situation.

Unpaid Taxes and Liens

When a property owner is struggling to make payments, they may not have paid their property taxes or other bills on time. This can result in unpaid taxes and liens on the property, which can be a major headache for the buyer. As a buyer, you may be responsible for paying off these debts, which can add up quickly. Legal due diligence is necessary to identify such additional costs before making your offer to purchase the distress sale property

Unreliable Seller

When a property owner is selling in distress, they may not be in the best position to provide accurate information about the property. As a buyer, you may not be able to rely on the seller’s representations about the property’s condition, and certainly not any warranties they may give. You must do your due diligence to uncover any potential issues.

Increased Maintenance Expenditures

Distressed properties frequently require significant repairs and renovations, which can prove to be both costly and time-intensive. As a prospective buyer, it is essential to allocate a budget for these potential expenses, as they can accumulate rapidly. It is advisable to factor these costs into your purchasing analysis.

Considerations Regarding Environmental Hazards

Properties constructed before modern safety regulations may present various environmental hazards, including asbestos, lead-based paint, and mold. The remediation of these issues can be expensive and complex. As a potential buyer, it is essential to recognize that assuming ownership of such properties may involve significant risks that could affect both your health and the overall value of the property. Conducting thorough environmental due diligence is imperative to fully assess any potential exposure associated with acquiring a property that may be environmentally compromised.

Overview of Sales Statistics in Canada

The meteoric rise in distressed asset sales reflects a growing concern among developers and investors alike. According to recent reports from Colliers International, there were 137 construction and real estate receiverships in the first half of 2024 alone—an average of 23 per month! It’s evident that the landscape isn’t just shifting; it’s undergoing a fundamental transformation, largely influenced by soaring borrowing costs and mounting pressure on real estate companies to meet their financial obligations.

This significant uptick highlights a market in distress, which often paves the path for investors looking to capitalize on these properties. However, the challenge remains: buyers are often deterred by what they perceive as inflated asking prices. There seems to be a notable mismatch currently between what sellers believe their assets are worth and what buyers are willing to pay, making negotiations tough.

Factors Contributing to Increased Distressed Property Listings

Several factors can be pointed out as contributors to this rising trend in distressed property listings:

Bankruptcy and Receiverships: A growing number of developers are filing for bankruptcy protection, which has led financial institutions to ultimately assert more control over projects, often pushing them into receivership.
High Borrowing Costs: Properties that once seemed financially viable are becoming liabilities as interest rates climb. Many builders and owners are simply unable to keep up with their loan repayments.
Market Sentiment: Certain observers note that buyers are continuously looking for opportunities, akin to ‘smelling blood in the water.’ There’s a hunger for good deals, but sellers remain reluctant to accept prices that align with current market realities.

This captures the essence of the predicament. Sellers, often stuck in bygone appraisals, are left with unrealistic price expectations that serve as barriers to successful transactions.

Distress Sale Anecdotes

I am involved in distress sales of real estate acting as both a licensed insolvency trustee and in estate trustee assignments. Building defects, increasing vacancies and abandoned developments are all part of the distressed property package. Property management signs and bailiff notices dot the landscape more these days.

My conversations with industry insiders bring to light the escalating frequency of lenders reaching out for guidance amid this turmoil. Mike Czestochowski of CBRE Group, mentioned that inquiries about distressed properties have surged. This points to a market that’s rapidly changing and creating a growing demand for seasoned expertise.

Regrettably, a significant majority of these distressed properties are difficult to position or market effectively due to the previously mentioned pricing disconnect. For instance, I learned from a broker that one distressed project in Toronto was circulated among 6,217 potential buyers, yet only one formal offer materialized, drastically lower than the expected price.

The Overall Distress Sale Market Landscape

Brokers are feeling the heat as they work harder to connect with potential buyers, canvassing multiple avenues to drive interest in distressed assets. The reality is that while the market is presenting a myriad of buying opportunities, many properties fail to meet the essential criteria that savvy investors seek.

To add context, many developers, including Minto Group, are cautious about their acquisitions. They are inundated with pitches for distress sale of properties but tend to pass because they prioritize quality and clear project approvals over taking control of someone else’s incomplete vision. Options like unfinished condo projects or properties deep in the throes of receivership aren’t what they want in their pipeline unless the opportunity is extraordinarily favourable.

The current pivot in market dynamics emphasizes a need for alignment between buyer and seller expectations. With owners and lenders slow to reduce prices, many may risk letting valuable assets languish on the market as they hold out for higher valuations, further stalling transactions. The first half of 2024 has showcased the pitfalls of an out-of-sync market where both sides must adapt to traverse these choppy waters effectively.

As I continue to observe this evolving market, it’s clear the distress sale portion of the real estate market represents both a challenge and an opportunity. Whether this trend will lead to new heights or further declines remains to be seen, but it certainly sets the stage for an intriguing chapter ahead in Canada’s commercial real estate landscape.

Distress Sale: Disconnect Between Buyer and Seller Expectations

In the volatile world of real estate, I’ve personally observed a troubling trend that seems to plague negotiations: the stark disconnect between what buyers believe what current fair market value is and what sellers expect to receive for their properties. This mismatch often leads to frustration on both sides and does not allow for a true market price to be established, especially in a market that is continuously shifting.

Many buyers today are on the hunt for deep discounts. It’s almost as if they’re wearing superhero capes, eager to swoop in on properties marketed as distressed. On the flip side, asset owner sellers are often clinging to outdated evaluations of their properties, relying heavily on appraisals that may be anywhere from one to three years old – an eternity in a rapidly changing market. This disconnect can result in properties languishing unsold for extended periods, as buyers and sellers talk past each other while sitting at the negotiation table.

Reflecting on my own experiences in property negotiations during challenging market conditions drives home just how significant this disconnect can be. There was a time when I was involved in a tough sale where the owner invested significantly in a commercial property.

Despite the evident market shifts, they, and the 2nd and 3rd mortgagees who ranked after my 1st mortgagee client, were resolutely convinced that the valuation from their last appraisal two years prior was still valid.

Meanwhile, only one potential buyer surfaced, who was desperate to squeeze every dollar, and was offering an amount drastically below the asking price representing two-thirds of our appraised value 6 months earlier! It was like two trains on different tracks that weren’t going to meet anytime soon.

Thankfully, we were a court-appointed receiver. We presented our evidence as to the lengthy and well-advertised sales process we undertook and the only party who was willing to purchase the property. The 1st mortgagee supported the sale, even though it was going to suffer a shortfall.

The 2nd and 3rd mortgagees opposed, but had no evidence to offer that their position was correct. They also were not prepared to purchase the property or otherwise pay out the 1st mortgage. The court approved our application and we completed the sale of the property.

Distress Sale: The Statistics Speak Volumes

Data from reputable sources paints a clear picture of this disconnect. For instance, statistics reveal that in the first 6 months of 2024, there is an alarming average of 22 real estate receiverships each month across Canada, showcasing the number of projects being forced into financial distress due to market pressures.

Month	Number of Receiverships
January	22
February	20
March	24
April	25
May	23
June	19

What does this mean for buyers? It suggests a competitive landscape where buyers need to act quickly—but it also reveals a passive attitude from sellers who are not adapting to current realities. The bruising truth is that many of these listings may never find a buyer if the asset owner sellers maintain their lofty ideals. In some cases, it the reality of today’s real estate market may mean that the real current market value will mean owners are selling at loss, which they are trying desperately not to do.

“Sellers are still clinging on to these appraisals from five years ago with unrealistic valuations of their property.” – Jeremiah Shamess, Colliers Private Capital Investment Group

Distress Sale: Real Stories and Real Struggles

In an anecdote that stays with me, I am aware of a party who owned a struggling retail space. After investing considerably in its renovation, they insisted on a selling price from an appraisal on a post-renovation basis. Since the market had shifted, buyers were more cautious.

The property lingered on the market while potential buyers flitted away, citing inflated pricing as their reason for walking. After a few months, reality hit—the price had to drop, and a stark realization set in – without compromise, the owner would lose the opportunity to sell the property.

This disconnect doesn’t just stop at the financial implications; it also has emotional repercussions. Buyers often feel a sense of despair finding properties that pique their interest only to discover the asking price is out of reach and out of touch with today’s reality. Conversely, sellers face anxiety over their investments, fearing they must let go of something they believe is worth more. It’s a painful dance where no one wants to take the first step toward compromise.

The Bigger Distress Sale Picture

When I turn my attention to the broader landscape, I see a trend where defaults are expected to increase, leading to even more troubled properties hitting the market. The environment is ripe for change, yet if buyers seek deals while sellers persist with unrealistic expectations, we may continue to see more properties fall into this “no man’s land.”

From my perspective, the only way to foster meaningful negotiations in this climate is to cultivate a greater willingness on both sides to communicate openly about their expectations. While buyers need to come to terms with market realities, sellers must also reevaluate their prices based on current valuations rather than past appraisals.

In a nutshell, both parties must strive to meet somewhere in the middle, creating a healthier negotiating environment that acknowledges the shifting market dynamics. From personal experience, I can assert that these discussions, though challenging, often lead to more fruitful outcomes when both parties approach the table with a willingness to adjust and accommodate.

Looking Ahead: Trends and Predictions for Distress Sale Properties

As I look at the current landscape of distressed properties, it’s hard to ignore the shifting tides in the real estate market. With an increasing number of distressed commercial properties available and a rise in defaults, especially in Canada, potential buyers might be feeling a mix of excitement and uncertainty. The conversation surrounding the future trends of distressed property sales feels even more relevant now as we head into the latter half of 2024 and beyond.

During the first half of 2024 alone, sales of distressed commercial properties reached an impressive $803 million, doubling the figures from the previous year. This surge perhaps signifies that more sellers are willing to part with their troubled assets as borrowing conditions tighten and financial pressures rise. I can’t help but feel there’s an underlying opportunity here for savvy investors.

The divergence in buyer and seller expectations could lead to stagnation in transactions unless both parties converge on a mutual understanding of the property’s value. I’ve seen this play out in countless situations.

For instance, I know of one project that was marketed to over 6,000 potential buyers, but despite interest, only one valid offer materialized, significantly below the lender’s expected price. This scenario exemplifies the challenges that buyers face in securing such assets at prices that reflect current market realities.

Understanding Potential Distress Sale Opportunities

I suspect there will be an uptick in real estate receiverships as lenders increasingly lose confidence and may push projects into receivership as they tighten their grip on risk. I can only imagine how tough this transition must be for developers who suddenly find their projects in jeopardy.

What fascinates me about this situation is the potential for opportunity amidst what seems like chaos. With the number of distressed properties likely to increase, those with a keen eye for undervalued assets may find hidden gems.

I envision a hypothetical investor who sees value where others see risk. They purchase a property, perhaps a distressed condo or an unfinished building, and invest the time and resources to revitalize it. This savvy move could pay off tremendously down the line.

Keys to Success in Distressed Property Investment

For those interested in venturing into the world of distressed properties, adopting a well-informed investment strategy is crucial. Here are some elements I believe could serve as essential guidelines:

Research Extensively: Understanding current market conditions and trends is vital. Knowledge about the region’s economic health can inform decisions on whether to invest in a particular property type.
Engage with Experts: Networking with real estate professionals and restructuring experts can offer insights into what to expect as the market evolves.
Be Flexible: The ability to adapt your strategy in response to changing conditions could make a significant difference in your success.
Value Evaluation: Develop a clear understanding of realistic valuations. Investing in properties at reasonable prices, even if they require renovation or revitalization, can mitigate risk.

As the market adjusts, those willing to research, strategize, and maintain a clear vision may find themselves on the winning side. It’s an exhilarating time in the real estate world, filled with potential opportunities, if one knows where to look.

In summary, the future of distressed property sales appears robust yet challenging. Increased receiverships and shifting market dynamics promise a highly variable landscape. As a prospective investor, understanding these trends and thoughtfully navigating the market can lead to rewarding opportunities.

Distress Sale Conclusion

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The information provided in this Brandon’s Blog is intended for educational purposes only. It is not intended to constitute legal, financial, or professional advice. Readers are encouraged to seek professional advice regarding their specific situations. The content of this Brandon’s Blog should not be relied upon as a substitute for professional guidance or consultation. The author, Ira Smith Trustee & Receiver Inc. as well as any contributors to this Brandon’s Blog, do not assume any liability for any loss or damage resulting from reliance on the information provided herein.