When capital is raised in the form of loans, the borrower can provide various securities for the loan, which is not possible when issuing shares, for example. The loans that are marketed will most often be subordinated, i.e. the lenders have collateral that is second in priority to bank loans.
The collateral for loans usually consists of a pledge of property or a guarantee of the loan. Pledging property means that the borrower transfers or mortgages the property to the lender who, if the borrower cannot repay the loan, can sell the property. The most common types of collateral used for loans marketed via the Fundbricks.com platform are mortgages, second liens, share pledges and guarantees. The list is not necessarily exhaustive and other types of collateral may be used. In each case, the investor must assess whether he considers the collateral to be satisfactory.
First we calculate how much interest you earn per day, then we calculate how many days the project has run. If the end date is known, we use that end date of course, otherwise we take an average of the maturity defined for the individual project.
(([Interest rate In Decimals] X [Investment amount]) / 365.25) * Days
Under Danish law, a digital signature has the same legal effect as an "analogue" signature. For increased security, we require that you sign with NemID. This way we can ensure that you are who you say you are when you sign agreements through Fundbricks.com. In other words, your digital signature is just as binding as the one you put on paper with pen and ink - it's also much easier and faster.
You can read more about the security of evidence for electronic signatures at our partner ContractBook https://contractbook.co/da/digital-underskrift.
If you have questions about the security of using NemID, please visit https://www.nemid.nu/dk-da/paspaaditnemid/sikkerhedeni_nemid/
No, Fundbricks.com is not the organizer or distributor of the investment offers marketed on the platform. Fundbricks.com only makes its platform, consisting of a technical tool and an electronic bulletin board, available to project owners and investors.
Fundbricks.com offers an online platform that real estate developers can use to market their business and real estate project and find potential investors.
Fundbricks.com is not obliged to find investors. Fundbricks.com does not advise on investments and does not take active measures to bring together project owners and investors. All communication regarding a potential investment takes place between the investor and the project owner with or without the technical tools offered by the Fundbricks platform.
Fundbricks.com has no direct or indirect control over or responsibility for the property developer or the investment offer. Fundbricks.com does not represent the property developer or the investor and makes only a cursory assessment of the property developer and/or the investment offer and makes no recommendations or opinions whatsoever regarding any part of the investment offer.
The Fundbricks.com platform is operated by Fundbricks.com ApS, CVR no. 40431934.
Annual interest income on loans must be reported in box 39 of the tax return. Investors are advised to consult their accountant.
Loan-based crowdfunding is considered for tax purposes as an ordinary loan relationship, where the lender provides an amount of money to the borrower in return for the payment of an interest rate. The lender has to pay tax on the interest earned on the loan and is responsible for reporting it to the tax authorities. If the borrower is unable to repay the loan, the lender can normally deduct the loss. For specific tax issues, we recommend contacting SKAT.
SKAT has published a guide on how crowdlending is treated for tax purposes.
Here you can read how you are taxed on income and what access you have to deduct any losses.
Read SKAT's guidance here: https: //skat.dk/skat.aspx?oid=2234858.- on the page we link to, click on 'Loan-based crowdfunding'.
If the (general) contractor goes bankrupt, it will not be able to complete the construction and a new (general) contractor will have to be found to complete the construction of the real estate project. There is a risk that this could lead to delays in construction and/or to construction being more expensive than budgeted if the new (general) contractor is more expensive than the original one.
According to the agreement between the property developer and Fundbricks.com, as regulated by Fundbricks.com's general terms and conditions, in the event that the (total) contractor materially defaults on its obligations under the (total) contract, the (total) contractor goes bankrupt, enters into reorganisation or similar, FundBricks.com is entitled to negotiate and enter into an agreement with a new (total) contractor, in the name of the Project Company and at its expense and risk.
Fundbricks.com has reached an agreement with DPU Entreprise ApS that they are ready to take over and complete real estate projects if the original (general) contractor goes bankrupt. DPU Entreprise ApS is a construction company that carries out both total contracting and specialist contracting. DPU Entreprise ApS has many years of experience and builds for pension funds and major Danish real estate companies. The company is part of the DPU Group. More information can be found at http://dpuentreprise.dk/
If the project company goes bankrupt, the investors' loans will be included as a receivable in the bankruptcy estate and the investors will receive dividends when the estate is liquidated. In this context, there is a risk that investors may lose all or part of the amount invested. On the other hand, the real estate project itself will be an asset of the bankruptcy estate, which the liquidator will have to realise at the highest possible price. The receiver will therefore have an interest in the completion of the real estate project, as a completed property will have a much higher value than an uncompleted real estate project. However, this requires that financing can be found to complete the construction.
However, according to Fundbricks.com, it is highly unlikely that the project company will go bankrupt. This is due to the project structure that applies to all approved real estate projects, where all deposits from investors are paid into a blocked escrow account. The deposited funds are released to the professional contractors on a rolling basis according to the construction and payment schedule agreed between the property developer and Fundbricks.com. All disbursements are subject to approval by external independent construction expert (paid by Fundbricks.com) and invoices from the professional contractors are paid directly from the escrow account. This means that payments will only be made as the project progresses according to plan.
The property developer will only have access to the proceeds once the bank and investors have repaid their loans and interest.
If the property developer goes bankrupt, it has no direct impact on the property project. This is because all real estate projects are placed in independent project companies, which are their own legal entity.
If the property developer goes bankrupt, the project company will be included as an asset in the bankruptcy estate, where a receiver has been appointed. The trustee is tasked with realising the assets of the bankruptcy estate at the highest possible price and will have to sell the project company at the highest possible price, but this does not affect the project company's sources of finance, suppliers etc. as the project company is, as mentioned, an independent legal entity.
The Trustee will therefore have an interest in the completion of the property project, as a completed property will have a much higher value than an uncompleted property project. In addition, investors (together with the bank) typically have a "share pledge" in the project company, which means that shares in the project company are pledged as security.
If a project does not reach its funding target by the deadline, deposits will be returned to investors unless Fundbricks.com, in cooperation with the project owner, decides to extend the funding period for the project.
Investing through the platform is on a "first come, first served" basis, where investors are guaranteed participation in a project only upon deposit. If a project is oversubscribed, investors who did not make their deposit in time will have their deposit returned.
Fundbricks.com's business model aims to mitigate risk by, among other things, performing a basic check on the property project and the project owner, by only marketing projects that have a budgeted over-collateralisation of at least 20% and by making all payments directly to the general contractor/contractor/tradesmen and only after Fundbricks.com's independent construction expert has approved the payments. However, it cannot be excluded that a property project may run out of money due to a "force majeure" situation, for example (not exhaustive) war, strike, natural disaster, archaeological excavations or other, which either stops the project or causes the project period to be extended or the construction costs to be higher than budgeted and the project therefore runs out of money. In such a case, Fundbricks.com will assess with the project owner what is most appropriate, which may involve, for example, refinancing the project and/or seeking additional project capital via the Fundbricks.com platform.
By subscribing for shares, the investor becomes a shareholder and can exercise share rights, such as voting rights and the right to participate in general meetings. As shares are often issued at a premium and/or there are many other shareholders in the company, the influence of each shareholder on the company may in practice be negligible.
In contrast, when issuing debt securities, the investor has no influence over the company in which the investment is made. However, the borrower is contractually obliged to take or not to take certain actions in accordance with the promissory note and its general terms. The precise terms are specified in the promissory note and its general terms.
The projects and investments marketed on the platform are only suitable for experienced real estate investors with a good ability to review, assess and understand the individual project or investment, including not least the risks associated with the project or investment in question. Investors, particularly those who do not qualify as experienced real estate investors, should always seek advice from advisors with relevant expertise, such as financial advisors, investment advisors, lawyers, accountants or the like.
Before Fundbricks.com allows the use of its platform to a project owner/property developer, a basic but not exhaustive check is made by the project owner and its representatives.
The projects and investments marketed on the Fundbricks.com platform are usually associated with risk. Usually, these are top-tier financings with no or subordinated collateral, for projects built by smaller project owners with limited financial resources. Virtually all investments marketed on the platform carry risks that banks or credit institutions will not accept.
In light of the above, the projects and investments marketed on the Platform are only suitable for experienced real estate investors with a good ability to review, assess and understand the individual project or investment, including not least the risks associated with the project or investment in question. Investors, particularly those who do not qualify as experienced real estate investors, should always seek advice from advisors with relevant expertise, such as financial advisors, investment advisors, lawyers, accountants or the like.
The level of risk in different investment projects varies. The investor should be aware that an investment always involves risks and that all or part of the investment may be lost. You can read more about risks in general here https://www.fundbricks.com/legal/risk. The more project-specific risks are set out in the investment material that the project owner markets on the platform and that investors can access once logged in to the platform.
When shares are issued, your ownership is recorded in the share register of the company concerned.
The main types of guarantee are simple guarantees and sureties. In the case of a simple guarantee, the lender can only pursue his claim against the guarantor after the lender has tried to obtain payment from the guarantor through the courts. A self-debtor guarantee is a guarantee "as for own debts" and implies that the self-debtor guarantor has the same legal position as the borrower with regard to the responsibility to repay the loan, i.e. the lender can direct his claim against the one of the borrower and the self-debtor guarantor who has money.
Pledging of shares (often called "share pledging") involves pledging shares in a company as security for a loan.
If the borrower (real estate project) defaults on the loan, the lender (investors) can take over shares in the subsidiary and thus secure the loan. However, in an insolvency situation, share pledges may have limited economic value, as lenders with a mortgage on the property (i.e. the bank) must be given priority.
Investors in projects whose collateral is share pledges will have the same priority in any distribution and will be rewarded proportionally based on their deposits.
Getting a second lien on an existing mortgage means that the mortgage is already pledged to another lender. A second mortgage can provide better security than taking out a new mortgage with a lower priority in the event that the mortgage pledged is not fully mortgaged. For example, if the first lender has a mortgage of EUR 10 million, the second lender may not be able to obtain a second mortgage. DKK and priority from 0-10 mio. In this case, there is a margin for the 5 Mio. DKK can be pledged to a new lender with the same priority.
A mortgage involves the owner of the property registering a mortgage on the property as evidence of the mortgage and then 'assigning' it to the lender as security. Each mortgage has a so-called "priority" over the part of the property to which the mortgage relates. If the loan is not repaid, the mortgage can be realised, which means that the property will be taken over by the mortgagee and sold at a forced auction.
When capital is raised in the form of loans, the borrower can provide various securities for the loan, which is not possible when issuing shares, for example. The loans that are marketed will most often be subordinated, i.e. the lenders have collateral that is second in priority to bank loans.
The collateral for loans usually consists of a pledge of property or a guarantee of the loan. Pledging property means that the borrower transfers or mortgages the property to the lender who, if the borrower cannot repay the loan, can sell the property. The most common types of collateral used for loans marketed via the Fundbricks.com platform are mortgages, second liens, share pledges and guarantees. The list is not necessarily exhaustive and other types of collateral may be used. In each case, the investor must assess whether he considers the collateral to be satisfactory.
Before a project is placed on the platform, Fundbricks.com conducts an overall review of the project in collaboration with Sino Consult in order to minimise risk, including ensuring that there is sufficient headroom in the budgets should the property and financial markets change during the construction period.
Fundbricks.com only approves projects for marketing on the platform if there is a minimum over-collateralisation of 20%, i.e. the budgeted sales price of real estate projects is at least 20% higher than the total construction and financing costs. Thus, real estate projects on Fundbricks.com are generally cyclically neutral down to minus 16% within a period of typically 12-15 months.
All lending to and investment in real estate projects mediated through the Fundbricks.com platform is legally a matter directly between the investor and the project owner/company (peer-to-peer). Therefore, it has no impact on your lending if Fundbricks.com gets into financial difficulties. However, it may affect your ability to receive ongoing communications about the investment if the Fundbricks platform becomes unavailable to the project owner/property developer during the construction period.
It is the individual project owners/property developers who have full responsibility for the success of the projects and for ensuring that investors receive the budgeted and expected return.
Before a project is published on Fundbricks.com, Fundbricks.com conducts an overall review of the project to minimise risk, including ensuring that material selection, assumptions and timing are realistic and that there is sufficient headroom in the budgets should the property and financial markets change during the construction period.
Fundbricks.com only approves projects for marketing on the platform if the project has a minimum over-collateralisation of 20% - i.e. the budgeted sales price of the real estate project is at least 20% higher than the total construction and financing costs.
Typically, properties are sold during or immediately after completion of construction. The sales process varies from project to project, but typically it will be our partner SellBricks.dk or other real estate agents who will handle the sale. The sale proceeds will be transferred directly to the project company's escrow account and will simultaneously trigger a loan repayment to investors via the escrow account. In some cases, the properties are not sold after construction, but refinanced with a bank or through another and cheaper form of financing. The refinancing will also trigger the repayment of the loan.
It is important that the investor thoroughly familiarises himself with the investment material and the loan agreement, including the general characteristics of how the loan works and what its characteristics are in relation to the company in question.
In general, however, a loan can be described as follows:
A loan has a borrower (the project company), possibly one or more guarantors and/or pledgees, and a number of lenders (the investors). The aggregate principal amount of the lenders constitutes the loan amount and all lenders have a proportionate interest in any pledge or other security attached to the loan.
A share represents an ownership interest in the specific project company. Ownership of a share gives you rights as a shareholder, such as the right to exercise your influence at general meetings, receive dividends, etc.
Unlike promissory notes, there can never be collateral in the form of a pledge, guarantee or similar for the investment. A share is not a claim and investors therefore have no recourse against the company, including no claim for distribution or redemption in court. Distribution or redemption is always subject to a prior decision of the company's board of directors and general meeting and to the existence of both liquidity and sufficient capital in the company.
Shares are subordinated to all the company's creditors and claimants in the event of an insolvency situation (bankruptcy).
Shares will often be difficult or impossible to transfer, as they will often be subject to transfer restrictions and, in addition, the shares are not listed on any stock exchange or marketplace, so it will typically be difficult to find a buyer.
Debt securities can never be transferred, as they are always subject to an express transfer prohibition.
No, investors do not pay any brokerage, transaction or administration fees for using the platform. Rather, the property developer and/or the project company (in which the investment is made) pays for the use of the platform and other costs attributable to the issue, offering, acquisition, etc.
You will receive a receipt by email, which will also be clearly displayed on your dashboard on the Fundbricks.com platform when you are logged in, with a confirmation of receipt of your deposit with reference to the project, amount received and date of deposit.
Loan amounts are transferred to escrow accounts with lawyers or banks, which handle deposits and disbursements for each project based on contractual milestones and approval from an independent construction expert. Under no circumstances does Fundbricks.com accept deposits or deposits into its own bank account and never handles capital for any party.
The property developer usually provides investors with regular (quarterly or monthly) updates on the progress of the project or investment. The information is usually relatively brief or basic - typically no financial reports or key figures are communicated.
Your investment horizon should coincide with the time horizon of the property developer. The expected time horizon ("Term") is usually set out in the investment materials available via your login to the Platform.
It is up to the individual project owner/property developer to decide what the minimum investment should be. Typically, the minimum investment will be DKK 10,000-50,000, as we want to give as many people as possible (regardless of financial means) access to invest via the platform. However, there may be certain projects where, due to amount, complexity or simple practical reasons, it may be necessary to raise the minimum investment.
The projects and investments marketed on the Fundbricks.com platform are usually associated with risks. Usually these are co-financing/construction financing of real estate projects without or with subordinated collateral, and real estate projects handled by smaller - but experienced - project owners with limited financial resources.
In light of the above, the projects and investments marketed on the Platform are only suitable for experienced real estate investors with a good ability to review, assess and understand the individual project or investment, including not least the risks associated with the project or investment in question. Investors, particularly those who do not qualify as experienced real estate investors, should always seek advice from advisors with relevant expertise, such as financial advisors, investment advisors, lawyers, accountants or the like.
Fundbricks.com makes no recommendations, advice or guarantees in relation to any investments or projects.
The investment, marketing and offer are the sole responsibility of the individual property project, the project owner and its management. Fundbricks.com only provides its platform to the project owner/property developer and has no responsibility for or insight into the investment, marketing or offer.
Investors who have questions about a specific investment have the option to contact Fundbricks.com customer service, who will then forward the questions to the project owner/property developer.
A good password is easy to remember and hard to guess. At Fundbricks.com your password doesn't have to contain a combination of special characters, upper and lower case letters or numbers, but can do so if you wish - it's entirely up to you. However, we do require that your password is at least 8 characters long and that your password is not already known in public lists of leaked passwords.
We use the HaveIBeenPwned.com service, which collects and systematizes passwords from known and published data leaks, currently consisting of over 500 million different leaked passwords.
Fundbricks.com is committed to your security and we take great care in the safe handling of your information, including your password. Therefore, only a small part of your password in encrypted form is sent to HaveIBeenPwned for verification. Without compromising the full password, we can verify if your password is leaked or not. You can read more about the security, the methodology and the HaveIBeenPwned service here.
Fundbricks Premium is a network of semi-professional investors.
As a member of Fundbricks Premium you must have invested min. 1 mio. DKK in one or more projects and as a premium investor you get access to marketed projects 24-48 hours before the projects are launched publicly on our platform.
In addition, there may be other project-specific benefits, such as higher returns.
If you are interested in Fundbricks Premium, please email us at hello@Fundbricks.com
In order to invest in projects on the Fundbricks.com platform, you must be created and validated as an investor. This is done by providing your social security number and submitting photo documentation of a health card and photo ID such as a driver's license or passport. The uploaded material is stored encrypted and inaccessible to the public, and will be kept for as long as required by applicable anti-money laundering legislation.
If you no longer wish to have your personal data registered with us, you can write an email to hello@fundbricks.com clearly stating your wish for deletion of personal data.
If you have forgotten your password, you can request that your password be reset. To do this, press "Log in" in the top right corner and then press "Forgot your password?". Enter the email address you used when you created a user. If you are logged in with Facebook, please refer to the Facebook forgot password feature.
Start by clicking on "Create user" in the top right corner. You can then either log in with your Facebook profile (via a secure channel on Facebook) or create a profile based on an email.
If you want to use Facebook, press the Facebook button and give the Fundbricks.com app access to your basic (public) profile information as well as your email address.
If you want to use your email as login instead, you will need to enter your name, email, phone number and a password. To complete the registration, you will receive an activation code by email immediately after registration which must be entered before you can access the platform.
No, creating a user allows you to read the full project description and ultimately invest, but you do not commit to making investments simply by creating a user.
No, it is completely free to register as a user on Fundbricks.com.
The investor can withdraw from the investment until the moment of signing the loan agreement, after which the agreement is binding. However, consumers always have a 14-day right of withdrawal.
Fundbricks.com receives its fee from the property developers who use the platform. The fee is essentially based on a success fee, i.e. Fundbricks.com only receives payment once a project has obtained the necessary financing. It is free for investors to use the platform.
Fundbricks.com offers the opportunity to invest in real estate projects (new build or rebuild, and primarily private residential), which means that only real estate related investment opportunities are marketed on the platform.
At present, Fundbricks.com provides access to the platform for Danish real estate projects only, offering investors to invest in construction financing for individual real estate projects.
There are a large number of solid Danish real estate projects that cannot be implemented due to lack of financing by the bank (partly due to their internal policies), while large amounts of capital are sought by private investors for attractive return opportunities. Fundbricks.com is a company/platform that matches real estate developers and investors for mutual benefit and enjoyment.
Example:
A real estate developer wants to carry out a real estate project with total construction costs of EUR 30 million. DKK. The bank grants a loan of up to DKK 15 million. DKK. The remaining DKK 15 million. This is a problem for many real estate developers and usually causes projects to remain on the drawing board. And even if the property developer had access to the full DKK 30 million, it would not be possible to finance it. DKK, he often has other parallel real estate projects that also require financing.
So it's in the range between the bank loan and the total construction costs that Fundbricks.com typically comes in. Fundbricks.com allows the property developer to find investors willing to co-finance a project, property company or property portfolio with good return potential - without high management costs, personal guarantees, complicated structures, expensive intermediaries or anonymous fund structures.
At Fundbricks.com, your assets are lent to real estate developers who have solid Danish real estate projects with high financial coverage and who need financing to complete the construction.
Crowdlending is a method where private investors lend their assets directly to the individual investment project in order to earn an interest profit (return).
The real estate developer gets the opportunity to implement his projects and secure a return. The investor gets a high return of typically 7-10% p.a. and with repayment after typically 6-18 months. Investors receive a share pledge in each project company.
Fundbricks.com enables investors to lend their assets to attractive Danish real estate projects at a high interest rate and short maturity. Fundbricks.com offers an online platform that real estate developers can use to market their solid real estate projects and find potential investors.
Historical returns are no guarantee of future returns. The money you lend to projects can therefore increase or decrease in value and there is no guarantee that you will get back the full amount lent.
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Investing in loans for real estate and energy projects can be lucrative but carries a risk of non-repayment. It's important to diversify investments to minimize this risk.
At Fundbricks, we have a set procedure for dealing with situations where borrowers don't pay on time. This process includes:
The recovery process is individual and can vary. The goal is to avoid an expensive court process. Lenders are kept up to date on the process.
About default: Late payment does not necessarily mean loss. Default interest compensates for the delay and encourages prioritization of payment to lenders.
About loss: If the debt cannot be recovered, even with collateral, the loan is considered lost. This can take time to establish and is often tax deductible.
You can track your loans and general information on the Fundbricks platform
On our"Technical Project Overview" you can get an overview of how Fundbricks has historically performed in terms of defaults and losses. In addition, you can also see Central Investor Information on the latest active projects.