Escrow Law

The Escrow Law is contained in Division 6 (commencing with Section 17000) of the California Financial Code . The regulations are contained in Subchapter 9, Title 10, California Code of Regulations commencing with Section 1700 (10 C.C.R. § 1700, et seq.).

The Escrow Law protects members of the public who entrust their money or other assets to independent escrow agents in California. Escrow agents, joint control agents and Internet escrow agents are subject to the provisions of the Escrow Law.

Visit About Escrow Law page to know more information.

How to reach us:

Announcements

• 9/19/2023 – Notice to Potential Claimants of Redwood Escrow Services, Inc.

  The Commissioner of the Department of Financial Protection and Innovation Appoints a Conservator for Redwood Escrow Services, Inc. By an order dated September 11, 2023, the Department appointed Christy Kouch, Senior Financial Institutions Examiner in the Escrow and Mortgage Lending Office of the Division of Corporations as Conservator of Redwood Escrow Services, Inc. This action was taken as a result of the irrecoverable trust shortage in which escrow transactions could not be properly closed.

  The Department is sensitive to the needs of claimants and is working diligently to identify those that are owed trust funds in order to return funds to claimants. Those who believe that their funds are being held by the company or are holding valid, trust account checks that have not been paid should read the  claim letter (PDF) and complete the claim form (PDF).

  Please direct all future correspondence to the Conservator at:

  Department of Financial Protection and Innovation
  Christy Kouch, Conservator
  320 W. 4th Street, Suite 750
  Los Angeles, CA 90013

  E-mail address: conservator.redwoodescrow@dfpi.ca.gov

  The Department of Financial Protection and Innovation’ Consumer Services Office at 866-275-2677.

• 9/1/2023 – The next Escrow Law Advisory Committee meeting will be on Tuesday, September 12, 2023 at 10:00 a.m. PST. The meeting will be held at the Department of Financial Protection and Innovation’s Los Angeles office located at 300 S. Spring St., 15th floor video conference room, Los Angeles, CA 90013. Meeting may also be attended online at the following link: https://www.microsoft.com/microsoft-teams/join-a-meeting

  Meeting ID: 230 274 033 109Passcode: nBUVLb

  Or telephonically

  Please contact Assistant Deputy Commissioner Paul Liang in the Los Angeles office at (213) 576-7535 if you have any questions. The AGENDA for the September 12, 2023 meeting (PDF) and the MINUTES for the June 13, 2023 meeting (PDF) are available.

• 9/1/2023 – There are four openings on the Escrow Advisory Committee as follows:
  • a representative for companies that has other ownership, such as companies owned by a real estate broker or title company. This opening will fill a vacant position’s two-year term ending in August 2024
  • a representative for medium sized escrow company
  • a representative for company with a business specialization
  • an attorney

  The Committee is established in Financial Code Section 17214. The Committee’s purpose, as designated in statute, is to assist the Commissioner in the implementation of the Commissioner’s duties under the Escrow Law. The Committee is comprised of eleven members, including the Commissioner or the Commissioner’s designee. The Commissioner appoints the Committee members, other than those representing Escrow Institute of California and Escrow Agents’ Fidelity Corporation. The Committee meets quarterly at the Department’s office. The next meeting is scheduled on September 12, 2023.

  If you qualify for the above opening position, you are encouraged to apply by sending a letter of qualifications and/or resume to the attention of Paul Liang, Assistant Deputy Commissioner at 320 West 4th Street, Suite 750, Los Angeles, California 90013. These vacant positions were announced during the advisory meeting on June 13, 2023.  If you have already submitted your application and/or resume, you do not need to resubmit.  The deadline for submissions is on October 15, 2023 and it may be extended if needed. Should you have any questions, please contact Paul Liang at (213) 576-7535 or Paul.Liang@dfpi.ca.gov.

• 6/2/2023 – The next Escrow Law Advisory Committee meeting will be on Tuesday, June 13, 2023 at 10:00 a.m. PST. The meeting will be held at the Department of Financial Protection and Innovation’s Los Angeles office located at 320 West 4^th Street, 7^th floor conference room. Meeting may also be attended online at the following link: https://www.microsoft.com/microsoft-teams/join-a-meeting

  Meeting ID: 269 368 101 039

  Passcode: eKavE6

  Or telephonically

  Please contact Special Administrator Paul Liang in the Los Angeles office at (213) 576-7535 if you have any questions. The AGENDA for the June 13, 2023 meeting (PDF) and the MINUTES for the March 14, 2023 meeting (PDF) are available.

• 3/3/23 – The next Escrow Law Advisory Committee meeting will be on Tuesday, March 14, 2023 at 10:00 a.m. PST. The meeting will be held at the Department of Financial Protection and Innovation’s Los Angeles office located at 320 West 4^th Street, 7^th floor conference room. Meeting may also be attended online at the following link: https://www.microsoft.com/microsoft-teams/join-a-meeting

  Meeting ID: 262 033 233 830

  Passcode: 4kYSZS

  Please contact Special Administrator Paul Liang in the Los Angeles office at (213) 576-7535 if you have any questions. The AGENDA for the March 14, 2023 meeting (PDF) and the MINUTES for the December 20, 2022 meeting (PDF) are available.

• 3/3/2023 – There is one opening on the Escrow Advisory Committee for a representative for companies that has other ownership, such as companies owned by a real estate broker or title company. This opening will fill a vacant position’s two-year term ending in August 2024.

  The Committee is established in Financial Code Section 17214. The Committee’s purpose, as designated in statute, is to assist the Commissioner in the implementation of the Commissioner’s duties under the Escrow Law. The Committee is comprised of eleven members, including the Commissioner or the Commissioner’s designee. The Commissioner appoints the Committee members, other than those representing Escrow Institute of California and Escrow Agents’ Fidelity Corporation. The Committee meets quarterly at the Department’s office. The next meeting is scheduled on March 14, 2023.

  If you qualify for the above opening position, you are encouraged to apply by sending a letter of qualifications and/or resume to the attention of Paul Liang, Special Administrator at 320 West 4th Street, Suite 750, Los Angeles, California 90013. The deadline for submissions is on March 31, 2023. Should you have any questions, please contact Paul Liang at (213) 576-7535 or Paul.Liang@dfpi.ca.gov.

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Licensee Information

• Frequently Asked Questions about Escrow Law
• Who is required to obtain a license?
• How do I apply for a license?
• Requirements after an Escrow license has been issued

Publications and Forms

• Escrow Law Reports (2007, 2009, 2010)
  • Escrow Bulletin – June 2010 – Issue 34 (PDF)
  • Escrow Bulletin – March 2009 – Issue 33 (PDF)
  • Escrow Bulletin – January 2007 – Issue 31 (PDF)
• Escrow Law Forms

Laws and Regulations

• About the Escrow Law
• General Definitions
• Escrow Agent’s Advisory Committee Meetings
• Escrow Agents: Employee Disciplinary Actions
• Regulations, Legislation, Opinions, Releases, Notices

Service Portal DOCQNET

Escrow applicants and licensees may access the Self-Service DOCQNET Portal to submit annual escrow liability report information, and update contact information.

Other resources

• Consumer Information
• Online Escrow Companies
• California Escrow Association
• Escrow Institute of California
• Search for Enforcement Actions taken by California Department of Real Estate
• Search for Enforcement Actions taken by California Department of Insurance
• Escrow Agents’ Fidelity Corporation (EAFC)

Escrow Law Forms

Department of Financial Protection and Innovation is pleased to provide links to the following forms listed below. To find which is the proper office to file your application and or notice, please refer to Commissioner’s Release 13-G (Revised) (PDF)

Actions and Orders pursuant to Escrow Law

Actions, Orders and Administrative Hearing Decisions

List of individuals that have been censured, suspended, or barred by the California Department of Corporations pursuant to Financial Code Section 17423 of the Escrow Law from January 1, 1991 to 2012. (PDF)

To check the name of an individual who may have been disciplined by the Department of Corporations under Financial Code section 17423 prior to January 1, 1991 please contact the Consumer Services Office toll free at 1-866-275-2677.

For further information of any of the Department’s actions noted, please contact the Consumer Services Office toll free at 1-866-275-2677. Also, please visit the California Department of Insurance and California Department of Real Estate databases for additional information.