Written down.
What we're seeing in California escrow — enforcement records, fraud economics, and why the file matters.
We read 174 DFPI escrow shutdowns. Here is what actually closed offices.
Every California escrow shutdown from 2002 to 2026, read and classified by cause. Outside wire fraud closed 6 offices. Internal embezzlement closed 31. The rest is procedural — and the file rarely shows who…
The office decides. Veto records the review.
Why Veto will not say verified, approved, or safe — and what a Review Record actually is. A note on the boundary we build the product around.
A familiar voice is no longer a control
Voice used to be the check. A caller impersonating a bank fraud department talked a California escrow office into 40 wires in one afternoon. What the file shows afterward is the part the office controls.
We mapped every escrow operation in California
2,328 entries, classified by regime and ownership. The backbone of California escrow is the founder-built independent office — and it carries the wire exposure alone.