Property & Asset Management Support
Property & Asset Management Support
Full-service property recovery and preservation for lenders, MICs, estate trustees, legal teams, and investors. Commercial and residential expertise across the Greater Toronto Area and Golden Horseshoe — backed by 38 years of brokerage experience and over $750M+ in real estate transacted.
Institutional asset oversight, enforcement support, and sale-preparation coordination. For owner-side day-to-day property management, see our Property Management service.
Request a Property Oversight ConsultationOur Clients
Who we support
Private lenders managing individual default files
Mortgage Investment Corporations (MICs) with portfolio-level exposure
Credit unions and financial institutions requiring documented, compliant field oversight
Estate trustees and executors managing properties with outstanding obligations
Law firms handling enforcement proceedings who need a property-side partner separate from legal billing
Receivers and court-appointed officers operating under formal authority
Investors and out-of-area owners managing vacant or transition-stage properties
Two Tracks
Choose Your Property Type
Our recovery and preservation services are tailored to property type. Select the track that matches your file.
Commercial Properties
Retail plazas, office buildings, mixed-use, industrial, multi-tenant
- Power of sale and enforcement support
- Tenant communication and lease documentation coordination
- Income stabilization and rent roll review
- NOI optimization and pre-listing preparation
- Disposition through Max Realty Solutions Ltd., Brokerage
Residential Properties
Single-family, condos, multi-unit residential, vacant homes
- Power of sale and enforcement support
- Vacant property securing and preservation
- Estate property coordination
- Inspection and condition reporting
- Disposition through Max Realty Solutions Ltd., Brokerage
Commercial Track
Commercial Property Recovery & Preservation
For retail plazas, office buildings, mixed-use complexes, and other commercial assets, recovery is a multi-stage operation. Securing the building is only the start — preserving income, stabilizing tenant relationships, and positioning for sale all happen in parallel. Max Realty coordinates every property-side aspect of the file, from initial occupancy verification through closing.
Legend
Brokerage-side coordination, reporting, valuation, listing, sale-preparation
Licensed trades, inspectors, locksmiths, cleaning, repairs, maintenance
Legal counsel, receivers, insurers, court-appointed officers, appraisers
Commercial Services We Coordinate
Immediate Takeover (Day 1–7)
- Secure the property (locks, access control, alarm codes)
- Confirm occupancy status (tenant vs. vacant units)
- Obtain all keys, fobs, building systems access
- Notify tenants of change in ownership/management
- Transfer utilities (hydro, gas, water) into lender/receiver name
- Arrange insurance coverage (vacant vs. tenanted as required)
- Post emergency contact information on site
Legal & Documentation
- Review:
- Leases (rent, expiry, options, arrears)
- Service contracts (HVAC, snow, cleaning, security)
- Warranties, permits, compliance records
- Issue tenant notices (rent direction, attornment)
- Coordinate with lawyer on power of sale process & timelines
- Identify litigation risks or tenant disputes
Financial Control & Stabilization
- Set up rent collection system (new bank account)
- Collect arrears / enforce lease terms where appropriate
- Prepare rent roll + income/expense snapshot
- Stop non-essential spending
- Review and renegotiate vendor contracts
- Create a stabilization budget
Property Condition & Repairs
- Full building inspection:
- Roof, HVAC, structure, electrical, plumbing
- Identify life-safety issues (priority)
- Address urgent repairs immediately
- Clean common areas and improve curb appeal
- Secure vacant units (board-up if needed)
- Obtain quotes for deferred maintenance
Tenant Management
- Meet or communicate with key tenants
- Stabilize relationships (avoid vacancies)
- Address major complaints quickly
- Review:
- Lease defaults
- Expiring leases
- Decide:
- Renew / replace / terminate tenants strategically
Reporting to Lender & Stakeholders
- Weekly updates (initial phase)
- Monthly reporting:
- Rent collected
- Arrears
- Expenses
- Vacancy
- Provide photos and condition updates
- Flag risks early (tenant leaving, major repair, etc.)
Asset Stabilization (Value Creation Phase)
- Improve occupancy (lease vacant units if time allows)
- Increase NOI where possible
- Reduce unnecessary expenses
- Clean up legal/tenant issues
- Position property as 'stable' for sale
Prepare for Sale
- Hire broker (commercial specialist)
- Prepare marketing package:
- Rent roll
- Financials
- Property condition
- Set pricing strategy with lender
- Ensure property shows well (critical)
Marketing & Showings
- Coordinate property access for agents/buyers
- Maintain property condition during listing
- Provide documents to interested buyers
- Respond quickly to offers and due diligence requests
Offer Management & Due Diligence
- Review offers with lender and lawyer
- Negotiate terms:
- Price
- Conditions
- Closing timeline
- Support buyer due diligence:
- Lease reviews
- Inspections
- Financial verification
Pre-Closing
- Ensure:
- All rents are up to date / adjusted
- Tenant estoppels (if required)
- Contracts assigned or terminated
- Final property inspection
- Confirm closing adjustments (taxes, rent, deposits)
Listing, Marketing & Sale
- Through Max Realty Solutions Ltd., Brokerage
- Pricing strategy and marketing coordination
- Showings and offer review support
- Due diligence coordination
- Closing logistics
- Final accounting package for the lender
Commercial Recovery Lifecycle
The six stages below show how each phase is handled — what Max Realty does directly, what we coordinate through qualified partners, and what stays with authorized professionals.
Stage 1
Initial File & Property Review
We help review property-side requirements, known occupancy status, property type (retail plaza, office, mixed-use, multi-tenant), condition concerns, tenant considerations, and the likely path toward stabilization, sale, lease, or recovery. Output is a documented scope of support and a recommended sequence of next steps, prepared in coordination with the file's authorized professional.
Stage 2
Occupancy & Condition Reporting
Where access is authorized, we coordinate occupancy observations across all units (commercial tenants vs. vacant), exterior and interior condition reporting, and time-stamped photo documentation to help stakeholders understand the current state of the asset. Reports are formatted for the lender's compliance and audit requirements.
Stage 3
Stabilization & Site Coordination
When property-side work is required, we help coordinate approved third-party providers for access control, board-up, alarm reset, life-safety remediation, repairs, or other commercial maintenance needs. All field labour is performed by licensed insured trades, not by Max Realty directly.
Stage 4
Tenant, Lease & Operational Documentation
For multi-tenant properties, we help organize commercial leases, rent rolls, service contracts (HVAC, security, snow, cleaning), access details, and operational records. Legal notices, rent direction, attornment, possession matters, enforcement decisions, tenant remedies, and rent collection remain with legal counsel, receivers, or other authorized professionals.
Stage 5
Pre-Listing & Market Preparation
When sale or leasing is the next step, we coordinate cleaning, deferred-maintenance remediation, valuation support, marketing-package preparation (rent roll, financials, condition report), pricing strategy, and listing-readiness so the asset can be presented professionally to the institutional market.
Stage 6
Listing, Sale & Closing Support
Where Max Realty is engaged for disposition, we support pricing strategy, marketing coordination, showings, offer review support, due diligence coordination, and closing-related property handoff through Max Realty Solutions Ltd., Brokerage. Final accounting package delivered for lender records and audit support.
Max Realty's role is property-side coordination, reporting, sale-preparation, and brokerage support. Legal notices, possession matters, enforcement decisions, court processes, insurance claims, tenant remedies, rent collection, and regulated professional services remain with the appropriate legal, insurance, court-appointed, or authorized professionals.
Residential Track
Residential Property Recovery & Preservation
For single-family homes, condos, multi-unit residential, and vacant properties, recovery centers on rapid securing, preservation against weather and unauthorized entry, and efficient preparation for sale. Max Realty coordinates every property-side aspect, from the first inspection through final closing.
Residential Services We Coordinate
Vacant Property Securing & Lock Changes
Lock changes, board-up of vulnerable entry points, winterization (where seasonal), and alarm reset through licensed insured locksmiths and security providers. Fast deployment to prevent unauthorized entry, vandalism, and damage.
Occupancy Verification
Site visit to confirm occupancy status — occupied, vacant, or abandoned. Detailed written report with photo documentation within 24-48 hours. Critical input for every enforcement decision that follows.
Property Inspection & Condition Report
Comprehensive interior and exterior inspection. Documented condition, deficiencies, code-compliance issues, and recommended scope of work. Photo-documented and audit-trail-ready.
Routine Preservation Inspections
Regularly scheduled site visits to verify the property remains secure and free of new damage. Each visit photo-documented and reported. Frequency aligned with insurance and lender requirements.
Seasonal Maintenance & Winterization
Winterization of plumbing, HVAC seasonal servicing, lawn care, snow removal, and exterior upkeep. Coordinated through licensed insured residential trades.
Vacant Property Risk Mitigation
Active monitoring for water damage, mould, vermin, vandalism, and unauthorized occupancy. Rapid response coordination when issues are identified.
Estate & Trustee Property Coordination
For estate properties, we coordinate the property-side work — inspection, securing, preservation, valuation support, and sale preparation — under the direction of the estate trustee, executor, or estate counsel.
Cleaning, Repairs & Market Preparation
Move-out cleanout, debris removal, cosmetic repairs, light renovation where required, staging support, and curb-appeal improvement. Property delivered listing-ready.
Listing, Sale & Closing
Through Max Realty Solutions Ltd., Brokerage. Comparative market analysis, listing through MLS, marketing, showings, offer review, due diligence support, and closing logistics. Final accounting package for the lender or estate.
Residential Recovery Lifecycle
The same six stages, adapted for residential context.
Stage 1
Initial File & Property Review
We help review property-side requirements, known occupancy status, property type (single-family, condo, multi-unit residential, vacant home), condition concerns, tenant considerations where applicable, and the likely path toward stabilization, sale, or recovery. Output is a documented scope of support and a recommended sequence of next steps, prepared in coordination with the file's authorized professional.
Stage 2
Occupancy & Condition Reporting
Where access is authorized, we coordinate occupancy observations (occupied, vacant, abandoned), exterior and interior condition reporting, and time-stamped photo documentation. Reports are formatted for the lender's compliance and audit requirements and delivered within 24-48 hours of inspection.
Stage 3
Stabilization & Site Coordination
When property-side work is required, we help coordinate approved third-party providers for lock changes, board-up, winterization, snow removal, plumbing protection, and urgent repair coordination. All field labour is performed by licensed insured residential trades, not by Max Realty directly.
Stage 4
Tenant, Lease & Operational Documentation
For income-producing residential properties, we help organize residential leases, rent rolls, and access details. Legal notices, possession matters, enforcement decisions, tenant remedies, and rent collection remain with legal counsel, receivers, or other authorized professionals.
Stage 5
Pre-Listing & Market Preparation
When sale is the next step, we coordinate cleanout, debris removal, cosmetic repairs, light renovation where required, staging support, and curb-appeal improvement so the property can be presented professionally to the residential market.
Stage 6
Listing, Sale & Closing Support
Where Max Realty is engaged for disposition, we support comparative market analysis, listing through MLS, marketing, showings, offer review, due diligence coordination, and closing logistics through Max Realty Solutions Ltd., Brokerage. Final accounting package delivered for lender or estate records.
Max Realty's role is property-side coordination, reporting, sale-preparation, and brokerage support. Legal notices, possession matters, enforcement decisions, court processes, insurance claims, tenant remedies, rent collection, and regulated professional services remain with the appropriate legal, insurance, court-appointed, or authorized professionals.
Reporting
How we report
Every file receives:
A dedicated point of contact at Max Realty
Time-stamped photo documentation on every visit
Written inspection summaries aligned with internal compliance and audit requirements
A complete chronological record from engagement through file closure
A final accounting package on closed files for lender records and audit support
Reporting cadence and format are aligned with each client's internal requirements.
Why Max Realty
Why Max Realty
38 years in the GTA
Brokerage of record since 1988, legal entity since 2004, fully independent since 2010. Over $750M+ in real estate transacted across residential, commercial, and investment-grade properties.
Brokerage continuity
Many files ultimately require valuation, market preparation, or disposition support — creating a natural path for Max Realty to assist through the sale process where appropriate.
One accountable team
From inspection through sale, clients deal with one principal contact and one standard of work — no coordination gaps between field, listing, and closing.
Local, focused, deployable
Headquartered in Thornhill at 8220 Bayview Avenue, Unit 200. Coverage across the Greater Toronto Area and Golden Horseshoe.
Scope of Engagement
What we do not do
Max Realty Solutions Ltd., Brokerage is not a law firm. We do not provide legal advice, legal opinions, court representation, or receivership services. We do not adjust insurance claims. We do not provide engineering opinions, environmental clearances, or remediation services for hazardous materials. Process serving is referred to a licensed paralegal partner; not performed in-house. All field labour is performed by licensed insured third-party trades coordinated by Max Realty.
Our role is to support — not replace — your legal counsel, your insurer, and your internal recovery process.
Engagement
Request a Property Oversight Consultation
Initial consultation is complimentary. We typically respond within one business day. Engagements can begin at any phase and scale to portfolio-level reporting where appropriate.
- Complimentary initial consultation
- Response within one business day
- Strict confidentiality