Deepfakes are a serious threat to our industry; but AI can help us fight back.
In my last blog article, I discussed how deepfake fraud is a growing threat in the real estate industry and what you can do to combat it in your workplace. This time, I thought it would be helpful to take a deeper dive into some of the latest AI tools on the market that may be able to assist in these efforts. Of course, careful consideration is warranted before implementing any new solution, and it’s important to consult with your IT and security team to ensure it aligns with your business needs and data security standards. With that said, let鈥檚 dig in!
What is deepfake fraud?
Deepfake fraud has exploded in recent years, with some reporting showing an increase of over 2,000%. Scammers are using AI-generated videos and voices to impersonate real people convincingly. To combat this technology, experts have developed cutting-edge tools and techniques to recognize and stop deepfakes.
What are people doing about it?
Here are some of the latest detection methods that your agency might consider to keep deepfake fraudsters at bay. Here鈥檚 how they work.
AI-powered detection tools are designed to analyze videos and images in real time to detect whether they have been manipulated. Just a couple promising tools include:
HONOR’s AI Deepfake Detection – Launching April 2025 HONOR鈥檚 deepfake solution can be thought of as a built-in lie detector for images and videos. The technology scans media in real time and alerts users if something seems fake. This could help businesses and individuals avoid being misled by AI-generated content.[i]
Reality Defender – Real-time Deepfake Detection for Video Calls In a world of constant video meetings, it has unfortunately become possible for someone to get on a call with you and pretend to be your boss or a family member by using deepfake technology. Reality Defender combats this type of fraud by scanning facial movements, voice patterns and subtle glitches in real time. If anything is flagged, the technology alerts the user so they don鈥檛 become victims of scams.[ii]
Lightweight AI models are another tool people are deploying to deal with the rise of deepfakes and other fraudulent activity. These AI detection tools offer unique advantages to users. For one thing, they require far less computing power than other models, but they are still capable of effectively detecting deepfakes. Let鈥檚 look at a specific example:
Tiny-LaDeDa – A mini AI model with 96% accuracy Unlike traditional AI models that suck up an inordinate amount of power, Tiny-LaDeDa can sniff out deepfakes even while running on smaller devices. Despite being lightweight, it still claims to detect 96% of deepfake videos out there by analyzing tiny details in the way faces and voices are generated.[iii]
Comprehensive benchmarking frameworks
Given that deepfake technology is always evolving, cybersecurity researchers are not resting on their laurels. The industry has been developing standardized testing platforms to improve detection tools and ensure that security solutions can keep up with even the most creative of fraudsters. Let鈥檚 take a peek at some of the most notable:
DF40 鈥� A giant deepfake training library The DF40 library can be thought of like a gym for deepfake detectors. It contains thousands of deepfake samples created using 40 different AI techniques. Researchers can train and test tools against a wide variety of fake content, which enables them to get far better at spotting new ones as they come online.[iv]听
DeepfakeBench 鈥� A fair testing ground As with many cybersecurity tools, not all deepfake detectors are created equal. Additionally, some detectors are good at spotting one type of fraud but perform poorly when dealing with another. DeepfakeBench seeks to remedy this by ensuring that every detection tool is tested under the same conditions. It is an important solution for those who want to compare different products and assess which ones are the most effective.[v]
Smarter deepfake detection techniques
Sometimes, deepfake detectors can cause more problems than they solve. For example, certain tools may focus too much on 鈥渇ake-looking鈥� elements instead of checking if a person鈥檚 identity is real by cross-referencing IDs against verified data or analyzing biometric consistency. Luckily, there are many researchers currently working hard to fix this problem:
Rebalanced Deepfake Detection Protocol (RDDP) RDDP improves deepfake detection by making sure tools don鈥檛 just look for obvious digital artifacts like weird lighting or blurry patches. This prevents hackers from bypassing detection by using better-quality deepfakes.[vi]
Government and military efforts
Governments are also stepping into the fight against deepfake fraud, especially because deepfakes can pose a considerable risk to national security and election integrity.
Defense Advanced Research Projects Agency (DARPA) DARPA is an agency within Defense Department that focuses on investigating emerging technologies. As part of that effort, it is investing in AI tools that go beyond simple detection and combat deepfakes on a forensic level. The agency sees this work as a critical piece of the puzzle in dealing with everything from misinformation and identity fraud to protecting against AI-generated impersonations.[vii]听
Tools for real estate transactions
While deepfake technology is advancing, so too are the tools designed to prevent all types of fraud in real estate transactions.
SecureMyTransaction庐 from 海角吃瓜黑料 SecureMyTransaction (SMT) leverages AI-driven facial recognition to verify identities by comparing ID photos with selfie images, helping ensure that parties involved in a transaction are legitimate. In addition, SMT helps verify bank accounts and business entities to add multiple layers of security. By integrating these advanced fraud prevention tools into the title and escrow workflow, SMT provides an important safeguard against deepfakes and other fraud tactics. Learn more at.
Final thoughts
Scammers are increasingly using AI-powered deepfakes to target real estate transaction stakeholders鈥攚hich makes them a major threat to our industry. But thankfully, new detection technologies are pushing back on these ambitious criminals. For title agencies, it is imperative to understand how these solutions work and how they may enhance your cybersecurity posture. The threat landscape is always evolving, but by staying apprised of the most cutting-edge solutions out there, you can fight fraud and keep your agency moving forward.
From Sci-Fi to Real Life: The Evolution of Deepfake Technology
Once upon a time, the idea of digitally swapping faces or creating hyper-realistic videos of people saying things they never actually said was confined to Hollywood blockbusters. Think of movies where actors were digitally de-aged or deceased celebrities made surprising cameos. However, in 2017, a new term hit the internet: “deepfake.” It was a blend of “deep learning” and “fake,” originally coined when a Reddit user used AI to swap celebrities’ faces in videos.
Since then, deepfake technology has evolved at warp speed. While some use it for harmless fun鈥攍ike making historical figures 鈥渟ing鈥� pop songs鈥攐thers have taken a more sinister route. Today, deepfakes are used in political disinformation, identity fraud, and cybercrime, including the more recent entr茅e into the fraudulent diversion of funds and properties in real estate transactions.
The Rise of Deepfake Fraud in Real Estate
Deepfake fraud has been making headlines in unexpected ways, and real estate is one of the latest industries to be hit. In the past two years, fraudsters have harnessed AI-powered deepfake technology to pose as property owners, financial executives, and even notary publics.
Take, for example, a case from 2023 where a scammer used a deepfake voice to impersonate a real estate attorney in a communication with a client. The unsuspecting buyer was convinced that he was talking to his legitimate attorney and wired a six-figure down payment鈥攕traight into the scammer’s account.
Another shocking case involved a fraudster using a deepfake video to pose as a property owner looking to sell a luxury home. The scammer managed to fool not only the buyer, but also the title company, leading to the fraudulent sale of a multimillion-dollar estate.
Of course, there was also the fraudulent attempt to force a foreclosure sale of Graceland, Elvis Presley鈥檚 home, which made headlines in 2024.
How to Combat Deepfake Fraud in Real Estate
With deepfake technology becoming more advanced, spotting fakes is harder than ever. But that doesn鈥檛 mean we’re powerless. Here are some strategies to avoid falling victim:
Double-Verify Identities Don’t rely solely on phone calls, video calls, or emails. Always confirm identities through multiple channels鈥攕uch as in-person meetings, official documentation, and voice confirmation through previously established phone numbers.
Use Multi-Factor Authentication (MFA) When transferring funds or signing critical documents, consider requiring MFA. This adds an extra layer of security beyond just visual or voice verification.
Scrutinize Video Calls and Emails If something feels off鈥攍ike unnatural blinking, delayed audio sync, or robotic speech patterns鈥攂e skeptical. Deepfake videos often have subtle imperfections that can give them away.
Conduct Due Diligence If a new client or seller suddenly appears with urgent demands, do your due diligence. Check property records, verify business affiliations, and ensure everything aligns with known facts.
Leverage AI Detection Tools Just as AI is being used to create deepfakes, it’s also being used to detect them. Some AI-driven tools analyze facial movements, voice anomalies, and inconsistencies in digital assets to help identify fraudulent activity. In the real estate sphere, 庐, developed by 海角吃瓜黑料, applies AI facial-recognition technology to verify identity documents such as driver鈥檚 licenses and passports.
The Bottom Line
Deepfake technology is no longer a futuristic concern鈥攊t鈥檚 here, and it鈥檚 changing the way fraudsters operate. By staying vigilant and implementing multi-layered verification methods, you can ensure that your next property transaction doesn鈥檛 turn into a deepfake disaster.
See 海角吃瓜黑料鈥檚 most recent , which was inspired by a real-life attempt to commit wire fraud using deepfake technology.
We鈥檙e honoring agents who played a critical role in safeguarding buyers and sellers throughout 2024.
It is famously said that 鈥渃rime doesn鈥檛 pay.鈥� Unfortunately, in the digital age, the opposite is often true. Fraud is a major problem in our industry, and a sad reality that many title agencies have to deal with. Yet a lot can be done to stem the tide and prevent financial and reputational harm. One strategy that 海角吃瓜黑料 has deployed quite successfully is its Crime Watch Program. As The Independent Underwriter for the Independent Agentsm, 海角吃瓜黑料 collaborates with its agents and incentivizes their efforts to detect, deter and prevent crime. The program has been very successful over the years, preventing millions of dollars of monetary loss. Continuing our New Year鈥檚 tradition, let鈥檚 review the 2024 program data and explore additional steps agents can take to foster a safer industry.
A persistent challenge
As we wrote last year, the problem of fraud within the title insurance industry is not going away. New digital tools are making the scammers鈥� job far easier, and victims often wind up paying a high price. Reporting from the previous year suggests Americans are defrauded out of billions of dollars every year due to wire fraud. The Senate Banking Committee recently wrote, for example, that those consumers lost approximately $10 billion in 2023 鈥� up 14% from the year before.[i]
An all-of-the-above approach
Of course, as any seasoned agent knows, there are numerous strategies that can increase transaction safety and mitigate risk. Some of these include:
Whenever possible, speak with clients directly to better confirm their identity.
Deploy cybersecurity best practices like encryption to protect the integrity of wire instructions.
Take a communicative and collaborative approach within your agency to ensure that critical details are never missed and that more people are looking out for relevant red flags.
Stay apprised of the latest cybercrime schemes that fraudsters are using to steal money and harm transaction stakeholders. Currently, one of the most common schemes is seller impersonation fraud. You can read about it in this great blog by 海角吃瓜黑料鈥檚 Chief Claims Counsel.
Continue educating yourself and your agency co-workers by taking advantage of continuing education classes offered through platforms like .
Leverage fraud prevention technology platforms. Solutions like can play a powerful role in reducing transaction risk.
Remember that if something feels off with a transaction, it probably is. Always trust your gut, your experiences and your expertise.
Underwriter + agent = A united front
In addition to the strategies outlined above, participating in 海角吃瓜黑料鈥檚 Crime Watch Program can help agents protect themselves, their businesses and their customers from fraud. The program rewards 海角吃瓜黑料 agents to the tune of $1,000 each time they successfully stop a fraudulent transaction from going forward, thereby reducing the cost of claims. It also encourages agencies to work closely with their 海角吃瓜黑料 underwriters when a suspicious transaction arises. Often, fraudsters will be less successful in pulling off a scheme if there are multiple sets of eyes on the transaction.
A crystal-clear impact
As last year鈥檚 Crime Watch data shows, this is clearly an effective approach to stopping fraudsters. In 2024, 海角吃瓜黑料 agents prevented liability exposure of $5,075,000. Title agents stopped seller impersonators, prevented illegal fund diversions and recognized cashier鈥檚 check scams. Here鈥檚 the list of agents and agencies recognized by 海角吃瓜黑料 for their fraud prevention efforts as part of the Crime Watch Program in 2024. We thank each of them for their dedication and commitment to promoting a safer industry.
Lone Star Title Company of El Paso, Inc.
Recipient: Joe Fernandez
Texas Secure Title Company, LLC
Recipients:
Gretchen Wright
Renee Hicks
Ashley Cleveland
Lizzie Angle
Professional Land Title Company
Recipient: Debbie Dicus
Manatee Title LLC
Recipient: Nikki Vantilburg
Matthews & Matthews, LLP
Recipient: Tammie Fleming
People’s Title, LLC
Recipient: Lara Burris
Alpha Title Guaranty, Inc.
Recipient: Joshua Carter Randol
Providence Title Company
Recipients:
Melissa Mutchler
Kathy Montes
Karla Allen
Cathy Bennet
McGill Escrow & Title, LLC
Recipient: Debbie Bello
Asbury Land Title, Inc.
Recipient: Jessica Taylor
Burke Law and Title LLC
Recipient: Beth Henry
Brick City Title Insurance Agency, Inc.
Recipient: Janeil Campbell
Suncoast One Title – Port Charlotte
Recipient: Jill Barberine
Select Title & Escrow, LLC
Recipient: Patricia Moore
First International Title, LLC
Recipient: Lucy Gomez
Keep fraudsters off balance in 2025
As a new year begins, now is the perfect time to recommit yourself and your agency to stopping fraud. This can seem like a tall order given the scope of the problem. Adhering closely to best practices and collaborating with your underwriter, though, are important ways to make progress toward this goal. 海角吃瓜黑料鈥檚 Crime Watch Program is a prime example. It highlights how the best path forward is the one where we all work together.
Want to learn more about 海角吃瓜黑料鈥檚 Crime Watch Program? Start here.
From eager beavers to phantom fraudsters, here are the tricks you need to watch out for.
The world of title insurance is full of highs and lows. On the positive side, title agents often get to help aspiring buyers achieve their dream of home ownership. On the other hand, doing this work, and doing it well, means having to stay vigilant for a wide variety of cyberthreats. Seller impersonation fraud is one such danger. A rising industry threat, seller impersonation fraudsters use various tactics to deceive buyers, sellers and industry professionals alike. From 鈥渆ager beavers鈥� to 鈥減hantom fakers,鈥� here are the top five seller impersonator personas you need to know.
I. The 鈥淓ager Beaver鈥�
The first seller impersonation persona is the 鈥淓ager Beaver.鈥� These fraudsters thrive on creating a false sense of urgency, pushing transaction participants to rush through the process. When deploying this tactic, a fraudster will offer a variety of reasons why the property sale must be completed as quickly as possible, including:
Financial necessity
Upcoming travel or relocation
Legal concerns or necessities
Health problems that could imperil the transaction
Alternative offers
We find that many fraudsters use this approach for one simple reason: it is often effective. Property sales can be intimidating and overwhelming to many people. Applying pressure can cause stakeholders to bypass organizational processes and procedures, which are in place for a reason, and lead to costly mistakes down the line.
II. The 鈥淢eticulous Mimic鈥�
鈥淢eticulous Mimics鈥� rely on ID forgeries to pass themselves off as property owners to carry out fraudulent transactions. Of course, these criminals aren鈥檛 using the type of fake IDs you would find tucked into the wallet of your average high schooler. In fact, they are usually equipped with nearly flawless replicas of IDs, deeds and other sensitive documents. These fraudsters often put on airs of being overly prepared and highly detail oriented. Meticulous Mimics are a formidable threat because they excel at lulling other stakeholders into a false sense of security.
III. The 鈥淪neaky Sparrow鈥�
In the animal kingdom, there are many species that target the vacant homes of other animals for their own gain. Sparrows are one example. Sparrows are infamous for invading other birds鈥� nests.Unfortunately, real estate and title agents have their own 鈥淪neaky Sparrows鈥� to deal with. These are seller impersonators who target unoccupied homes.They fabricate a claim of ownership and then sell the property before the real owner even realizes what鈥檚 happened.
IV. The 鈥淒etail Devil鈥�
Next up are the 鈥淒etail Devils,鈥� seller impersonators who are experts at targeting properties that have complex ownership histories and dense details. These bad actors know how to navigate tangled webs of property information and exploit the confusion these transactions can understandably cause. Whether it be by manipulating legal frameworks or financial records, these fraudsters excel at turning convoluted property documents into illegal paydays.
V. The 鈥淧hantom Faker鈥�
Finally,you can鈥檛 discount 鈥淧hantom Fakers,鈥� fraudsters who attempt to pass themselves off as deceased property owners. They often use a combination of forged documents to fabricate a claim of ownership on a given property. Their schemes benefit greatly from the real owner no longer being capable of defending or disputing their behavior, which makes it easier to fraudulently sell or transfer a targeted property.
Stay safe with 海角吃瓜黑料 and SecureMyTransaction
Knowing the most common seller impersonators can give you a leg up on potential fraudsters, but leveraging the right technology is key to truly securing your transactions. 海角吃瓜黑料鈥檚 SecureMyTransaction is one such solution, offering advanced tools to guard against today鈥檚 threats, including seller impersonation fraud. This new security solution also provides detailed audit trails, helping title professionals simplify compliance and protect their clients with greater confidence. Learn more about SecureMyTransaction .
Understanding the impact of co-ownership on property is crucial for avoiding costly mistakes in real estate transactions. Major life events 鈥� such as marriage, divorce, or inheritance 鈥� can all significantly affect title and how it鈥檚 conveyed. To ensure the right parties are involved and proper procedures are followed, it鈥檚 important to grasp the key distinctions between ownership types that come into play when life changes and property conveyance intersect.
Title to real property may be held by sole individuals or entities, termed as sole ownership, or by two or more parties, termed as joint ownership. How joint owners hold title may impact how they convey title when they elect to sell the property, who can convey title if a co-owner passes away, or how property is treated if there is a dissolution of marriage. Depending on your state, the implications in each situation may determine how documents are prepared. A title company may ask for more information to have title conveyed by the appropriate grantor(s) and to also have title held by the grantee(s) pursuant to their wishes based on the permitted state laws.
Understanding the terminology is helpful when considering who may need to execute a conveyance deed or execute a mortgage/deed of trust, or how joint owners may want to take title to real property.
SOLE OWNERSHIP
Sole Ownership is just as it sounds, meaning that one person or entity owns the real property and has complete control over it.
JOINT OWNERSHIP
Tenants in Common is used when co-owners can take equal or unequal shares in the property. See . Each co-owner can do what they wish with their share, but only as to their share. For example, a person with a 25% ownership interest in the property can convey their 25% interest (or less) to another person. If a co-owner passes away, their interest will pass to their estate. In this case, the heir or beneficiary of the decedent鈥檚 estate will become a tenant in common with the other owners. If the deed is silent to how the co-owners hold title, typically this joint ownership type is viewed to have been created.
Joint Tenancy with the Right of Survivorship allows co-owners to hold title jointly and equally when the four unities are present. These unities are unity of time, unity of title, unity of interest, and unity of possession. See . If the four unities are broken, then the co-ownership typically changes to a tenants in common. In states that recognizes Joint Tenancy with the Right of Survivorship, upon the death of one of the owners, that ownership is automatically transferred to the remaining surviving owner or owners.
Tenancy by the Entireties is a co-ownership only available for a married couple. In this joint ownership, each spouse owns the entire estate and on the death of one spouse, the real property remains the sole ownership of the surviving spouse. In states that recognize this joint ownership, the deed may only show that they are a married couple (i.e., husband and wife) without any particular wording. However, if the deed does not identify that they are a married couple may cause the real property to be held as tenants in common. Currently there are 25 states that recognize this joint ownership.
Community Property is property owned in common by married couples, or either, during marriage, when not acquired as their separate property. See . Each person has an undivided one-half interest in the property by reason of their marital status. Property that was acquired before the marriage, however, typically remains as their separate property. There are also cases in which certain property that is acquired during the marriage and is placed only in the name of one spouse, may be that spouse鈥檚 sole and separate property. In the latter, to assist with making it clear, the other spouse may typically execute a written consent and relinquish title, interest and any rights by executing a disclaimer deed and have the instrument recorded in the county land records. There are currently nine (9) states that are community property states: Arizona, California, Idaho, Louisiana, Nevada, New Mexico, Texas, Washington, and Wisconsin. Take a look at each state鈥檚 statutes as to how community property is treated in the state.
Let鈥檚 look at a few examples of these joint ownerships in action.
Scenario 1
The parties live in a state that recognizes Tenancy by the Entireties. Jake Smith and Vivian Smith acquired title as husband and wife. They are now selling the property, and the prepared deed may read as follows:
Jake Smith and Vivian Smith, husband and wife, as Grantors, to Monica Walker, a single person and Christopher Walker, a single person, as Joint Tenants with Right of Survivorship, as Grantees.
In this case, presuming both are still alive and are still married to each other, then to convey title, the grantors, Jake Smith and Vivian Smith, should execute the deed conveying title to Monica Walker and Christopher Walker.
As for the grantees, you may have noticed that the marital status also shows for each grantee (i.e., in this case, 鈥渁 single person鈥�) and how they are to hold title under their joint ownership is specifically identified (i.e., 鈥淛oint Tenants with Right of Survivorship鈥�).
Scenario 2
Let鈥檚 use the same parties but change the situation slightly regarding the grantors. In this case, Jake Smith and Vivian Smith previously took title to the real property without any reference to their marital status. Now they are selling the property, and the conveyance deed was prepared as follows:
Jake Smith and Vivian Smith, as Grantors, to Monica Walker, a single person and Christopher Walker, a single person, as Joint Tenants with Right of Survivorship, as Grantees.
In most states, in this situation, the grantors are found to hold title as Tenants in Common. As you may recall, if prior to the conveyance Jake Smith passed away, for example, then his interest would go to his heirs or beneficiaries of his estate, depending on the probate laws of the state.
Also, in this situation, we are missing the grantor鈥檚 marital status. As a best practice, the parties鈥� marital status should be reflected on the deed when they acquired title and when they convey title. The purpose of this is so that any marital interest in the property may be addressed. Thus, it may be required that the spouse of the grantor also executes the deed to convey their marital interest in the property to the grantees, depending on your state.
Scenario 3
In this last scenario, what happens if Jake Smith and Vivian Smith, as husband and wife, acquired title but while in title, their marriage is dissolved? Jake Smith now says he wants to sell the property.
In this situation, a complete copy of the final judgment to dissolve their marriage should be obtained from the family court records. Also, as a best practice, the final judgment should be recorded in the county land records. Recording of the final judgment provides notice that the joint ownership was severed and how the property was distributed by the court. It is important to thoroughly read the final judgment regarding who was awarded the real property. For example, the court may order that both parties will continue to hold title, which means they most likely are holding as tenants in common. Alternatively, the court may have ordered one party to execute a deed to convey title to the other party. In the claims department, on occasion, we do find that the court鈥檚 instruction to execute, and record, a deed was not completed. This may lead to extra legwork in either having to find the other party for a deed to the other spouse and to have it recorded in the county land records, or to go back to the court for it to enter an order declaring the title is in the spouse and record the new order in the county land records.
CONCLUSION
With everyday life changes, a person may take title as a single person but may be married when they are ready to convey title, for example. From sole ownership to joint ownership, and from marital property to non-marital property, understanding terminology and gathering accurate information to uncover how parties hold title and the proper parties needed to convey title, these all play an important role in real property ownership.
RESOURCES:
Community Property. The Law Dictionary,
Differences between Joint Tenants with Survivorship and Tenants in Common. Findlaw,
Difference between Joint Tenancy and Tenancy in Common. The Law Dictionary,
This blog contains general information only, not intended to be relied upon as, nor a substitute for, specific professional advice. We accept no responsibility for loss occasioned to any purpose acting on or refraining from action as a result of any material on this blog.
