Dominion Financial Services: 5 Months of Delays, Broken Commitments, and Zero Account

[Joshua Folger]

I am a real estate developer who engaged Dominion Financial Services for both a construction loan and a DSCR takeout loan on the same property. My experience with the permanent financing process was one of the worst professional ordeals I have encountered in years of development. Other investors deserve to know what they are getting into.

Here is what actually happened:

In December 2025, I began the DSCR refinance process with Dominion to retire my construction loan. On January 8, 2026, Dominion's loan officer committed in writing — not paraphrased, a direct written commitment — that the loan would close within 10 days of appraisal completion. The appraisal was ordered January 16 and finalized February 5. The committed close date was February 15, 2026.

Dominion did not close on February 15. They did not close in February. They did not close in March. As of this writing, the loan never closed — and Dominion has walked away from the transaction entirely, after five months of my time, energy, and money.

Every delay traces directly back to Dominion:

• Dominion's appraiser submitted an incomplete report. The correction process consumed 17 days.

• On January 26, Dominion was notified of an incorrect property address in their system. I provided documentation the next day without being asked. Dominion told me on January 30 the issue was resolved. It was not. When I followed up on March 16, I learned the address was still unresolved — 49 days after they first knew, 47 days after I supplied the fix. Dominion never told me. I found out only by demanding an update.

• Dominion issued document requests in at least five separate rounds over two-plus months instead of providing a complete checklist upfront. Every time I received a request, I responded same-day or next-day without exception.

• From mid-March onward, Dominion sent daily updates stating nothing was needed from my side — while the loan sat internally stalled.

• Dominion never set a closing date. Not once in five months.

The financial damage is real and ongoing. Every day since February 15, I have been paying 11.99% interest on the construction loan instead of the 6.495% permanent rate I was promised — over $100 per day. That excess cost has already exceeded $5,000 and grows daily. The delays cost me a key vendor relationship. My credit was pulled for a loan that never closed. Starting over with a new lender adds roughly 45 days, meaning total excess interest will approach $10,000–$12,000 before I am done.

When I escalated with a fully documented timeline — dates, email evidence, everything — management offered no credit, proposed a rate higher than what was committed, and ultimately sent a two-sentence email saying they would not be proceeding.

Dominion's tagline is "Fast. Focused. Simple." My experience was the precise opposite of every one of those words.

If you are considering Dominion for any loan product, I strongly recommend against it. Zero Stars.

[Robin Simon]

Quote from @Joshua Folger:

I am a real estate developer who engaged Dominion Financial Services for both a construction loan and a DSCR takeout loan on the same property. My experience with the permanent financing process was one of the worst professional ordeals I have encountered in years of development. Other investors deserve to know what they are getting into.

Here is what actually happened:

In December 2025, I began the DSCR refinance process with Dominion to retire my construction loan. On January 8, 2026, Dominion's loan officer committed in writing — not paraphrased, a direct written commitment — that the loan would close within 10 days of appraisal completion. The appraisal was ordered January 16 and finalized February 5. The committed close date was February 15, 2026.

Dominion did not close on February 15. They did not close in February. They did not close in March. As of this writing, the loan never closed — and Dominion has walked away from the transaction entirely, after five months of my time, energy, and money.

Every delay traces directly back to Dominion:

• Dominion's appraiser submitted an incomplete report. The correction process consumed 17 days.

• On January 26, Dominion was notified of an incorrect property address in their system. I provided documentation the next day without being asked. Dominion told me on January 30 the issue was resolved. It was not. When I followed up on March 16, I learned the address was still unresolved — 49 days after they first knew, 47 days after I supplied the fix. Dominion never told me. I found out only by demanding an update.

• Dominion issued document requests in at least five separate rounds over two-plus months instead of providing a complete checklist upfront. Every time I received a request, I responded same-day or next-day without exception.

• From mid-March onward, Dominion sent daily updates stating nothing was needed from my side — while the loan sat internally stalled.

• Dominion never set a closing date. Not once in five months.

The financial damage is real and ongoing. Every day since February 15, I have been paying 11.99% interest on the construction loan instead of the 6.495% permanent rate I was promised — over $100 per day. That excess cost has already exceeded $5,000 and grows daily. The delays cost me a key vendor relationship. My credit was pulled for a loan that never closed. Starting over with a new lender adds roughly 45 days, meaning total excess interest will approach $10,000–$12,000 before I am done.

When I escalated with a fully documented timeline — dates, email evidence, everything — management offered no credit, proposed a rate higher than what was committed, and ultimately sent a two-sentence email saying they would not be proceeding.

Dominion's tagline is "Fast. Focused. Simple." My experience was the precise opposite of every one of those words.

If you are considering Dominion for any loan product, I strongly recommend against it. Zero Stars.

 Sorry to hear - this can definitely happen and its valuable to provide such a breakdown for other investors - a lot of times its hard to decipher "he said she said" in these situations but you seem to have 99+ percentile documentation and it looks like you did get screwed from this vantage point.

I might be able to help, let me know if your still in need of salvaging