October 15, 2013 1 comment

Short term bond rates and long term mortgage rates are heading up.  “While the Democrats and Republicans are locked in a fool’s embrace, those who would benefit from interest rate hikes lick their fingers in anticipation,” so says Paul S. Horvitz, the President of Dominion Mortgage Corporation.

The U.S.’s largest bond holders would like nothing more than a big bump in Treasuries.  If you think the debt ceiling is a problem now, just wait till the Chinese are getting 5% on our bonds.

Yes, we need to solve our long term fiscal problem and we need a budget.  What we need the most is for our elected officials to get their heads out of the sewer of ideology and govern.  Mortgage rates will follow the increase in bond rates.  The consumer, the homeowner, and the economy at large will suffer, and, yes, Mr. President, the rich, those with cash, will be the biggest beneficiary of the “fool’s embrace.”

Categories: Dominion's Blog

Tenant Improvement Loans – 07-30-2013

July 30, 2013 Leave a comment


Yes, you probably have not heard of very many lenders offering tenant improvement loans that are secured by a trust deed or UCC filing on the real estate equity.  These “T.I.” loans are made to allow a project owner the opportunity to finance the expenses needed to build out a retail, industrial, or office space for a prospective tenant.

These can be very specialized as in medical facilities and the need for elaborate MRI, CT, and nuclear applications.

It can be a simple but sometimes a very expensive cost to re-fit an office building for a new tenant.  This can be characterized as a “clean up remodel or massive rebuild.”

Dominion Mortgage understands the need to make money available to landlords for tenant improvements and build outs to be competitive in new leasing” says Paul S. Horvitz, Dominion’s CEO.

Dominion has carved out a nice niche in a market that has embraced this need.  Once again, this T.I. product is an ongoing partnership between Dominion’s borrower’s needs and Dominion’s penchant for positive results.

Categories: Dominion's Blog

Dominion – The Mortgage Lender

July 30, 2013 Leave a comment


When does a full service mortgage company offer too many loan products?  Is it better to specialize on one aspect of lending?

Let’s take Dominion as a case study.

Dominion offers healthcare real estate loans and we call ourselves “your prescription to healthcare real estate financing”.

Dominion offers commercial real estate loans, mezzanine and equity.  Dominion offers bridge and other short term real  estate loans.

How can Dominion be successful in offering all these loan products?

Paul S. Horvitz, Dominion’s CEO, says “Our loan process is a partnership between the borrower’s needs and Dominion’s penchant for positive results.  Dominion’s concise loan delivery is often imitated by never duplicated”.

Paul S. Horvitz also says, “With every loan application there is a person who needs to be considered”.

Dominion has navigated the seas of change in the mortgage industry since 1976.  We do it because we can make a difference.


Categories: Dominion's Blog

Direct Lender Dominion Funds On Two Deals

June 19, 2013 Leave a comment

Dominion Mortgage’s affiliate, Dominion L.A. and The City of Angels Fund, closes on multiple deals.

Dominion made a credit facility available to a client for the purposes of making tenant improvements for a long-term Los Angeles County lease.  “Tenant improvement loans are few and far between,” says Paul Horvitz, Dominion’s President.

Dominion L.A. also was the lender on a preferred equity transaction on a large mult-family project in suburban Los Angeles.  “We like deals with moving parts that require Dominion to utilize its experience, as well as money,” said Keith Olson, Dominion’s Executive Vice President.

Dominion’s lending program could apply anywhere in the country.  “What we did in L.A. County is like my running. As long as I have my feet firmly on the ground, we can run anywhere.”

Categories: Dominion's Blog

Mortgage Rates – Why Are They Moving Up?

May 31, 2013 1 comment

It is not time to panic if you have already refinanced your home or commercial property.  If you haven’t, it may be time to locate the oxygen mask above your seat.

In a Freddie Mac press release this week a spokesperson blamed the upturn on the Feds changing policy on buying bonds.  The lack of government support may require the bond rates to move even higher to attack buyers.

If you’re a home buyer expect to pay higher rates in the months to come.

If you are looking to finance a commercial or multi-family loan, anticipate less of a loan.  This is the consequence of high rates against debt to income ratios.



Paul Horvitz

Dominion Mortgage Corporation

Categories: Dominion's Blog

Where is commercial real estate loan money coming from?

May 10, 2013 Leave a comment

That’s the question we hear often.  We all know some banks finance real estate.  We all know most banks love apartment deals.  We also know that FHA and Fannie Mae like apartments, but they also like healthcare loans like skilled nursing and assisted living.  There is always the SBA if you’re an owner whose business operates out of your commercial real property.  Then there is an insurance company if you have a retail commercial or industrial real estate loan with a rock solid tenant or a long term lease.

The commercial mortgage securitization market is resurging after years of bad deal work outs.  These loans are not easy to get but for $10,000,000 and up you can get traction if you have a solid piece of commercial real estate.

Oh yes, there is hard money and the opportunity funds.  Hard money is not only more expensive, as you probably know, but it’s also short term or “bridge oriented”, one to three years, at rates much higher than banks when including points.

We are often asked, “Is there a company, a lender who covers all those commercial real estate products?”  Yes, we do offer loans on healthcare and commercial real estate.  DOMINION prices its loans based on risk from cheap to hard money and we do it quickly and fair.


Paul Horvitz

Categories: Dominion's Blog

Getting a mezzanine or preferred equity investor.

April 30, 2013 Leave a comment

The essential elements to attract a mezzanine loan or preferred equity investment for your real estate project is knowledge of the market you’re in, the product you serve, and the value you have to the market.

You are, in reality, taking on a financial partner when you enter into an equity investors’ realm.

Most equity investors specialize in certain asset classes.  Therefore, you need to connect to that investor segment to which your project is most suited.  You also have to program your sponsor profile to achieve the maximum success.  Be an expert in the real estate segment you operate in.

Sometimes I am asked what the difference is from borrowing from friends and family rather than from an equity investor.  My answer is always, “You have the friend or family member to comfort you if the deal goes bad, provided you didn’t borrow from them.”

For more information about Dominion and its real estate mortgage loans, visit

Categories: Dominion's Blog