{ "topic": "cybersecurity", "generatedAt": "2026-06-03T20:12:49.069Z", "count": 5, "records": [ { "id": "dfpi-eac-002", "slug": "2024-12-17-meeting-minutes-02", "sourceId": "dfpi-escrow-advisory-committee", "title": "DFPI Escrow Advisory Committee Meeting Minutes", "agencyName": "California Department of Financial Protection and Innovation", "jurisdiction": "California", "meetingDate": "2024-12-17", "publishedDate": null, "recordType": "meeting_minutes", "recordTypeLabel": "meeting minutes", "sourceUrl": "https://dfpi.ca.gov/wp-content/uploads/2025/02/2024-12-17-EAC-Meeting-Minutes.pdf", "rawFileUrl": "https://dfpi.ca.gov/wp-content/uploads/2025/02/2024-12-17-EAC-Meeting-Minutes.pdf", "sourceSnapshotHash": "d2e46c77bbdecafa03457d1effbde8e635f242851ed53d5eb15c5e525dbd0c4e", "textHash": "0bde8b14fc15bb3edb6be429adf3dcd6d4bfc23d2ebca978e0e3d7db2bb0919a", "extractedTextStatus": "complete", "topics": [ "escrow", "title", "settlement funds", "consumer protection", "wire fraud", "business email compromise", "escrow instructions", "wire instructions", "seller proceeds", "buyer funding", "trust account", "cybersecurity", "title insurance", "complaints", "education", "training", "real estate fraud", "NMLS", "licensing", "examinations", "enforcement", "escrow accounting software" ], "entityNames": [ "DFPI", "Escrow Advisory Committee" ], "quotedTerms": [ "escrow", "title", "settlement funds", "consumer protection", "wire fraud", "business email compromise", "escrow instructions", "wire instructions", "seller proceeds", "buyer funding", "trust account", "cybersecurity", "title insurance", "complaints", "education", "training", "real estate fraud", "NMLS", "licensing", "examinations", "enforcement", "escrow accounting software" ], "summary": "meeting minutes from California Department of Financial Protection and Innovation with public discussion or agenda items touching title, settlement funds, consumer protection, wire fraud, and business email compromise.", "reviewedStatus": "machine_extracted", "createdAt": "2026-06-03T20:12:49.069Z", "updatedAt": "2026-06-03T20:12:49.069Z", "relevantPassages": [ "der attempted to reverse a funding after recording had been scheduled, creating complications due to a lack of communication between the lender, escrow practitioner, and title company. Tu and Silberberg emphasized the need for clearer protocols to prevent such situations. Discussion followed on the importance of communication and defined responsibilities in transactions. Silberberg questioned the scope of management training, asking whether it should focus on daily operations. Davis noted that escrow licenses are business licenses and that statutory requirements, rather than best practices, sh", " a number of years, during which regulatory updates, technological advancements, and compliance challenges had emerged. The DFPI aims to revamp the training, focusing on trust account reconciliation, internal controls, regulatory reporting, and client fund management. He invited input on key compliance challenges from advisory members. PJ Garcia raised concerns about industry professionals complying with inappropriate requests from lenders and brokers. Tu highlighted issues with escrow officers being asked to perform tasks beyond their role. The discussion centered on defining responsibilities", "larly representation from Northern California and specialty escrow sectors. They noted remote participation makes regional representation more feasible. Liang added that consumer advocacy representation could provide valuable perspectives. Tu encouraged broader participation, noting that even non-committee members could contribute meaningfully. Silberberg echoed this, urging outreach to fill vacancies. Watrous observed that online attendance remained high, reflecting strong interest in participation. 4. DFPI Updates Liang provides updates about the launch of the newly redesigned DFPI website o", " to perform tasks beyond their role. The discussion centered on defining responsibilities and minimizing unnecessary compliance burdens. Silberberg raised concerns about wire handling and operational processes. PJ Garcia noted inconsistencies in company policies and suggested clearer guidance, citing commission disbursements as an example. She also shared an instance where a lender attempted to reverse a funding after recording had been scheduled, creating complications due to a lack of communication between the lender, escrow practitioner, and title company. Tu and Silberberg emphasized the n", "hip to an external conservator to oversee the final stages of refund issuance and the winding down of operations. Suzuki also raised concerns about the growing threat of cyber theft. He highlighted the ongoing risk of business email compromise schemes, where cybercriminals manipulate email Page 11 of 13 communications to deceive escrow agents into misdirecting funds. He urged the industry to stay vigilant and continually educate staff on cybersecurity best practices. Suzuki shared several recent fraud schemes to underscore the importance of stringent security measures: Foreign Bank Check Scam " ] }, { "id": "dfpi-eac-006", "slug": "2024-06-18-meeting-minutes-06", "sourceId": "dfpi-escrow-advisory-committee", "title": "DFPI Escrow Advisory Committee Meeting Minutes", "agencyName": "California Department of Financial Protection and Innovation", "jurisdiction": "California", "meetingDate": "2024-06-18", "publishedDate": null, "recordType": "meeting_minutes", "recordTypeLabel": "meeting minutes", "sourceUrl": "https://dfpi.ca.gov/wp-content/uploads/sites/337/2024/07/2024-6-18-EAC-Meeting-Minutes.pdf", "rawFileUrl": "https://dfpi.ca.gov/wp-content/uploads/sites/337/2024/07/2024-6-18-EAC-Meeting-Minutes.pdf", "sourceSnapshotHash": "8ecdfccf666924fdb4b6a60aa77c8cce2061dbd92a32838e9da42284d0f2c7a9", "textHash": "7d7d47b8feaed42853ecf84361dee044325f4edbc67b4e61f5c998773d2b3c1e", "extractedTextStatus": "complete", "topics": [ "escrow", "title", "settlement funds", "consumer protection", "wire fraud", "business email compromise", "escrow instructions", "wire instructions", "seller proceeds", "buyer funding", "payoff demand", "trust account", "cybersecurity", "title insurance", "complaints", "education", "training", "real estate fraud", "NMLS", "licensing", "examinations", "enforcement" ], "entityNames": [ "DFPI", "Escrow Advisory Committee" ], "quotedTerms": [ "escrow", "title", "settlement funds", "consumer protection", "wire fraud", "business email compromise", "escrow instructions", "wire instructions", "seller proceeds", "buyer funding", "payoff demand", "trust account", "cybersecurity", "title insurance", "complaints", "education", "training", "real estate fraud", "NMLS", "licensing", "examinations", "enforcement" ], "summary": "meeting minutes from California Department of Financial Protection and Innovation with public discussion or agenda items touching title, settlement funds, consumer protection, wire fraud, and business email compromise.", "reviewedStatus": "machine_extracted", "createdAt": "2026-06-03T20:12:49.069Z", "updatedAt": "2026-06-03T20:12:49.069Z", "relevantPassages": [ " Silberberg questioned whether both escrow companies and employees need to be licensed as professionals for it to work. Additionally, escrow employees in real estate and title-controlled companies need to meet the same standards as those in independent escrow companies if exemptions are not removed. Controlled escrow operations are compartmentalized. Silberberg agreed with Davis on removing broker exemptions. Felde stated that he is in favor of a professional license for the settlement agent industry because escrow agents operate as professionals. A professional license leads to education, whi", "DFPI’s website. During the review of Fountain Valley Escrow’s annual audited report, a DFPI examiner noted a particular reconciliation item which identified a fraudulent wire out due to a wire hacking incident. A special exam was assigned to investigate the issue further. The licensee explained that their business was hacked and they basically fell victim to a phishing scheme which led to the unauthorized wires that were sent out from their trust account. The licensee claimed that the bad actor gained access to their business operation system, including phone and email. The special exam disclo", " effectively regulate the industry. Due to extremely limited resources, the escrow program’s exam team could only focus on priority examinations and cases causing direct consumer harm such as embezzlement and misappropriation of trust funds, etc. Cutting expenses did not appear to be an effective way of eliminating the deficit. So the DFPI needs to work with the industry to solve the deficit on the revenue side. This means reevaluating some of the fees and assessments that have not changed for decades or identifying new revenue sources. Greg Young shared with the committee in the last meeting ", "ails. Some policies only cover the cost of having someone investigate the Page 4 of 10 cyber incident but not the loss of trust funds. Davis commented that payoff demand fraud was also on the uptick, similar to cyber-attacks which target settlement agents. Liang informed the advisory members that the DFPI legal division is reviewing the recommendations from advisory members regarding rulemaking on audit procedures. The DFPI is also reviewing the lender vetting issue. Liang will share updates when they are available. 6. Examination Issues Suzuki stated that the exam staff have moved from conduc", "ners are working diligently to investigate and finalize their results for these possible conservatorship cases. Page 6 of 10 Two of those three cases appear to be due to cyber theft, and the other appears to be a misappropriation of funds by the owner. Nothing else could be shared publicly on these ongoing investigations. Suzuki will provide more when these investigations are completed, and appropriate actions are taken. Liang added that the examiner’s hours incurred handling in-house conservatorships are not billable to any companies, and the DFPI cannot recover the costs from doing in-house " ] }, { "id": "dfpi-eac-008", "slug": "2024-03-12-agenda-08", "sourceId": "dfpi-escrow-advisory-committee", "title": "DFPI Escrow Advisory Committee Agenda", "agencyName": "California Department of Financial Protection and Innovation", "jurisdiction": "California", "meetingDate": "2024-03-12", "publishedDate": null, "recordType": "agenda", "recordTypeLabel": "agenda", "sourceUrl": "https://dfpi.ca.gov/wp-content/uploads/sites/337/2024/03/Escrow-Advisory-Committee-Agenda-for-3-12-24-Meeting.pdf", "rawFileUrl": "https://dfpi.ca.gov/wp-content/uploads/sites/337/2024/03/Escrow-Advisory-Committee-Agenda-for-3-12-24-Meeting.pdf", "sourceSnapshotHash": "9fbf7a7ab873139a1e098b82d2798c5d5b44c2af6d85d5f494b3152319cde781", "textHash": "e00e50d52e381dea26ddc2c56dc0b98b14567eeae25cefa7a8b2411fdd9472f6", "extractedTextStatus": "complete", "topics": [ "escrow", "cybersecurity", "education", "licensing", "enforcement" ], "entityNames": [ "DFPI", "Escrow Advisory Committee" ], "quotedTerms": [ "escrow", "cybersecurity", "education", "licensing", "enforcement" ], "summary": "agenda from California Department of Financial Protection and Innovation with public discussion or agenda items touching cybersecurity, education, licensing, and enforcement.", "reviewedStatus": "machine_extracted", "createdAt": "2026-06-03T20:12:49.069Z", "updatedAt": "2026-06-03T20:12:49.069Z", "relevantPassages": [ "Opening Remarks Paul Liang 2. Review and Approval of Minutes for 12/5/23 meeting Paul Liang 3. DFPI Updates - Paul Liang/Greg Young DFPI office hours Budgetary issues 4. Cyber incident survey results Paul Liang 5. Ad Hoc Committee Reports (Annual Report) Paul Liang 6. Vetting of settlement agents Juliana Tu 7. Business continuity and succession planning Paul Liang 8. Enforcement Actions and Licensing Update Paul Liang 9. Public Comments 10. Closing Remarks Paul Liang In limited occurrences or due to unforeseen circumstances, there may be a change to the order of agenda items.) Special accommod", "ion GOVERNOR Gavin Newsom · COMMISSIONER Clothilde V. Hewlett ESCROW LAW ADVISORY COMMITTEE MEETING March 12, 2024, 10 a.m. – 12 p.m. 300 S. Spring St., 15th floor video conference room, Los Angeles, CA 90013 Or Join on your computer or mobile device https://www.microsoft.com/microsoft-teams/join-a-meeting Meeting ID: 245 248 173 037 Passcode: wRcG8b Or call in (audio only) +1 916-409-6163,,663687865# United States, Sacramento Phone Conference ID: 663 687 865# AGENDA 1. Welcome new advisory members, Opening Remarks Paul Liang 2. Review and Approval of Minutes for 12/5/23 meeting Paul Liang 3. ", "mittee Reports (Annual Report) Paul Liang 6. Vetting of settlement agents Juliana Tu 7. Business continuity and succession planning Paul Liang 8. Enforcement Actions and Licensing Update Paul Liang 9. Public Comments 10. Closing Remarks Paul Liang In limited occurrences or due to unforeseen circumstances, there may be a change to the order of agenda items.) Special accommodations for disabled persons, such as sign language interpreter services, are available. Please make requests for special accommodation services at least seven days in advance of the meeting. Requests should be directed to Pa", "Paul Liang 5. Ad Hoc Committee Reports (Annual Report) Paul Liang 6. Vetting of settlement agents Juliana Tu 7. Business continuity and succession planning Paul Liang 8. Enforcement Actions and Licensing Update Paul Liang 9. Public Comments 10. Closing Remarks Paul Liang In limited occurrences or due to unforeseen circumstances, there may be a change to the order of agenda items.) Special accommodations for disabled persons, such as sign language interpreter services, are available. Please make requests for special accommodation services at least seven days in advance of the meeting. Requests " ] }, { "id": "dfpi-eac-009", "slug": "2024-03-12-meeting-minutes-09", "sourceId": "dfpi-escrow-advisory-committee", "title": "DFPI Escrow Advisory Committee Meeting Minutes", "agencyName": "California Department of Financial Protection and Innovation", "jurisdiction": "California", "meetingDate": "2024-03-12", "publishedDate": null, "recordType": "meeting_minutes", "recordTypeLabel": "meeting minutes", "sourceUrl": "https://dfpi.ca.gov/wp-content/uploads/sites/337/2024/06/2024-3-12-EAC-Meeting-Minutes.pdf", "rawFileUrl": "https://dfpi.ca.gov/wp-content/uploads/sites/337/2024/06/2024-3-12-EAC-Meeting-Minutes.pdf", "sourceSnapshotHash": "e36e5e7f59d0dee2ddb1c9cb55fa97a43e6cccee5d1fe746e17911d314a54452", "textHash": "54c4c0e31d92a21091870cf2001eae266eb65886dd12d4e6b149de95d2ed5916", "extractedTextStatus": "complete", "topics": [ "escrow", "title", "settlement funds", "consumer protection", "payoff demand", "trust account", "cybersecurity", "title insurance", "education", "training", "licensing", "examinations", "enforcement", "escrow accounting software" ], "entityNames": [ "DFPI", "Escrow Advisory Committee" ], "quotedTerms": [ "escrow", "title", "settlement funds", "consumer protection", "payoff demand", "trust account", "cybersecurity", "title insurance", "education", "training", "licensing", "examinations", "enforcement", "escrow accounting software" ], "summary": "meeting minutes from California Department of Financial Protection and Innovation with public discussion or agenda items touching title, settlement funds, consumer protection, payoff demand, and trust account.", "reviewedStatus": "machine_extracted", "createdAt": "2026-06-03T20:12:49.069Z", "updatedAt": "2026-06-03T20:12:49.069Z", "relevantPassages": [ "sactions could not be delayed. Those licensees suffered a loss in revenue. Other licensees reported delayed payoffs for transactions which First American was used as the title company. As a result of the delay, customers asked for interest on funds due to them. One licensee reported their cyber insurance provider had notified them after the cyber incident that their cyber insurance policy would not be renewed due to recent cyber incidents in the mortgage, title and settlement industries. Liang reminded licensees to be vigilant. Licensees may refer to Commissioner’s November 30, 2018 release nu", "fected their escrow closing and they had anywhere between 1 and 75 escrow transactions being affected. 2 licensees reported the cyber incident caused a shortage in their trust account and that the shortage had been cured prior to the date of the survey 199 licensees reported they had a cyber insurance policy. Licensees who installing accounting system in their local server were not affected by the cyber incident. Licensees who used the cloud version of the system experienced service interruptions in their business. Some licensees’ transactions were cancelled by their customers because the cust", "h those actions. The acts of those licensees hindered the DFPI’s ability to collaborate effectively with the industry on matters related to the safety of trust funds and consumer protection. 5. Ad Hoc Committee Reports (Annual Report) Garcia gave a brief update for the status on Ad Hoc committee’s review of CPA auditing procedures. The Ad Hoc committee has finished its work, and it is currently with Felde and Silberberg. Felde stated the Ad Hoc committee focused on defining various terms and reports. 6. Vetting of settlement agents Page 3 of 5 Juliana Tu provided a brief summary of lender vett", " were cancelled by their customers because the customers’ transactions could not be delayed. Those licensees suffered a loss in revenue. Other licensees reported delayed payoffs for transactions which First American was used as the title company. As a result of the delay, customers asked for interest on funds due to them. One licensee reported their cyber insurance provider had notified them after the cyber incident that their cyber insurance policy would not be renewed due to recent cyber incidents in the mortgage, title and settlement industries. Liang reminded licensees to be vigilant. Lice", "fected their escrow closing and they had anywhere between 1 and 75 escrow transactions being affected. 2 licensees reported the cyber incident caused a shortage in their trust account and that the shortage had been cured prior to the date of the survey 199 licensees reported they had a cyber insurance policy. Licensees who installing accounting system in their local server were not affected by the cyber incident. Licensees who used the cloud version of the system experienced service interruptions in their business. Some licensees’ transactions were cancelled by their customers because the cust" ] }, { "id": "dfpi-eac-025", "slug": "2022-03-08-meeting-minutes-25", "sourceId": "dfpi-escrow-advisory-committee", "title": "DFPI Escrow Advisory Committee Meeting Minutes", "agencyName": "California Department of Financial Protection and Innovation", "jurisdiction": "California", "meetingDate": "2022-03-08", "publishedDate": null, "recordType": "meeting_minutes", "recordTypeLabel": "meeting minutes", "sourceUrl": "https://dfpi.ca.gov/wp-content/uploads/sites/337/2022/05/2022-3-8-EAC-Meeting-Minutes.pdf", "rawFileUrl": "https://dfpi.ca.gov/wp-content/uploads/sites/337/2022/05/2022-3-8-EAC-Meeting-Minutes.pdf", "sourceSnapshotHash": "4cdd9eae76ce4b1cde4aaface65dd74fefe0d72721538c0a12e9170918e26b9a", "textHash": "4618ea6cedfd96aebaca0b621d74abf96b2735e1cdbc432e5de24095d8d0784b", "extractedTextStatus": "complete", "topics": [ "escrow", "settlement funds", "consumer protection", "trust account", "cybersecurity", "education", "licensing", "examinations", "enforcement", "remote work" ], "entityNames": [ "DFPI", "Escrow Advisory Committee" ], "quotedTerms": [ "escrow", "settlement funds", "consumer protection", "trust account", "cybersecurity", "education", "licensing", "examinations", "enforcement", "remote work" ], "summary": "meeting minutes from California Department of Financial Protection and Innovation with public discussion or agenda items touching settlement funds, consumer protection, trust account, cybersecurity, and education.", "reviewedStatus": "machine_extracted", "createdAt": "2026-06-03T20:12:49.069Z", "updatedAt": "2026-06-03T20:12:49.069Z", "relevantPassages": [ "t provided licensees follow this guidance. If the industry believes provisions of the escrow law may be amended to allow remote work without weakening the protection for consumer funds, the industry may start a dialogue with the DFPI to find a workable path which satisfies a business need and the need for consumer protection. The two needs are not mutually exclusive. The escrow program continuously reviews escrow licensee’s remote work arrangements. It assesses the risk of cyber-attack, employee theft, and breach of consumer confidential information at a remote work location. It also assesses ", "t provided licensees follow this guidance. If the industry believes provisions of the escrow law may be amended to allow remote work without weakening the protection for consumer funds, the industry may start a dialogue with the DFPI to find a workable path which satisfies a business need and the need for consumer protection. The two needs are not mutually exclusive. The escrow program continuously reviews escrow licensee’s remote work arrangements. It assesses the risk of cyber-attack, employee theft, and breach of consumer confidential information at a remote work location. It also assesses ", "ublic places such as a coffee shop. Cassel commented the difference between a branch office and an employee remote home office may be that the branch office has a branch trust account attached to it. 8. Closing remarks Liang thanked everyone for calling-in and their participation. The next meeting is scheduled for June 7, 2022, from 10:00 a.m. to noon. Meeting announcement will be posted on the department’s website. At about 12 noon, the meeting adjourned. Page 4 of 4", "onsumer protection. The two needs are not mutually exclusive. The escrow program continuously reviews escrow licensee’s remote work arrangements. It assesses the risk of cyber-attack, employee theft, and breach of consumer confidential information at a remote work location. It also assesses whether a licensee’s bonds would cover loss at a remote-work location, and how licensee maintains its books and records remotely. It is unclear how remote work would affect current branch offices. About one-third of licensed locations are escrow branch offices. Whether some of those branch licenses would be", "tection and Innovation Represented by: Paul Liang, Special Administrator – Licensing Gary Suzuki, Special Administrator - Regulatory Committee Members Via Call-In to the Conference Line: Benjamin Griffin, Griffin, P.C. / Attorney Bill Nelson, Express Escrow, Inc. / Chairperson – EAFC** Claire Bartos, Las Brisas Escrow, Inc. / Immediate Past Chairperson EIC * Heather Siracusa, Orchard Hills Escrow, Inc. / Small Business Heidi Cassel, Solaris Escrow, Inc. / Medium Sized Escrow Company Jeff Behm, Baldwin Moffitt Behm LLP, Certified Public Accountant Juliana Tu, Viva Escrow! Inc. / Business Specia" ] } ] }