Section 532f.
Cal. Penal Code - PEN § 532f.
in effect(a)
A person commits mortgage fraud if, with the intent to defraud, the person does any of the following:
(1)
Deliberately makes any misstatement, misrepresentation, or omission during the mortgage lending process with the intention that it be relied on by a mortgage lender, borrower, or any other party to the mortgage lending process.
(2)
Deliberately uses or facilitates the use of any misstatement, misrepresentation, or omission, knowing the same to contain a misstatement, misrepresentation, or omission, during the mortgage lending process with the intention that it be relied on by a mortgage lender, borrower, or any other party to the mortgage lending process.
(3)
Receives any proceeds or any other funds in connection with a mortgage loan closing that the person knew resulted from a violation of paragraph (1) or (2) of this subdivision.
(4)
Files or causes to be filed with the recorder of any county in connection with a mortgage loan transaction any document the person knows to contain a material misstatement, misrepresentation, or omission.
(b)
In addition to those offenses listed in subdivision (a), a mortgage broker or person who originates a loan commits mortgage fraud if, with the intent to defraud, the person does either of the following:
(1)
Instructs or otherwise deliberately causes a borrower to sign documents reflecting the terms of a business, commercial, or agricultural loan, with knowledge that the
borrower intends to use the loan proceeds primarily for personal, family, or household use.
(2)
Instructs or otherwise deliberately causes a borrower to sign documents reflecting the terms of a bridge loan, with knowledge that the loan proceeds will be not used to acquire or construct a new dwelling. For purposes of this subdivision, a bridge loan is any temporary loan, having a maturity of one year or less, for the purpose of acquisition or construction of a dwelling intended to become the consumer’s principal dwelling.
(c)
An offense involving mortgage fraud shall not be based solely on information lawfully disclosed pursuant to federal disclosure laws, regulations, or interpretations related to the mortgage lending process.
(d)
(1)
Notwithstanding any other provision of law, an order for the
production of any or all relevant records possessed by a real estate recordholder in whatever form and however stored may be issued by a judge upon a written ex parte application made under penalty of perjury by a peace officer stating that there are reasonable grounds to believe that the records sought are relevant and material to an ongoing investigation of a felony fraud violation.
(2)
The ex parte application shall specify with particularity the records to be produced, which shall relate to a party or parties in the criminal investigation.
(3)
Relevant records may include, but are not limited to, purchase contracts, loan applications, settlement statements, closing statements, escrow instructions, payoff demands, disbursement reports, or checks.
(4)
The ex parte application and any subsequent judicial order may
be ordered sealed by the court upon a sufficient showing that it is necessary for the effective continuation of the investigation.
(5)
The records ordered to be produced shall be provided to the peace officer applicant or their designee within a reasonable time period after service of the order upon the real estate recordholder.
(e)
(1)
Nothing in this section shall preclude the real estate recordholder from notifying a customer of the receipt of the order for production of records, unless a court orders the real estate recordholder to withhold notification to the customer upon a finding that this notice would impede the investigation.
(2)
If a court has made an order to withhold notification to the customer under this subdivision, the peace officer who or law enforcement agency that obtained
the records shall notify the customer by delivering a copy of the ex parte order to the customer within 10 days of the termination of the investigation.
(f)
(1)
Nothing in this section shall preclude the real estate recordholder from voluntarily disclosing information or providing records to law enforcement upon request.
(2)
This section shall not preclude a real estate recordholder, in its discretion, from initiating contact with, and thereafter communicating with and disclosing records to, appropriate state or local agencies concerning a suspected violation of any law.
(g)
No real estate recordholder, or any officer, employee, or agent of the real estate recordholder, shall be liable to any person for either of the following:
(1)
Disclosing information in response to an order pursuant to this section.
(2)
Complying with an order under this section not to disclose to the customer the order, or the dissemination of information pursuant to the order.
(h)
Any records required to be produced pursuant to this section shall be accompanied by an affidavit of a custodian of records of the real estate recordholder or other qualified witness which states, or includes in substance, all of the following:
(1)
The affiant is the duly authorized custodian of the records or other qualified witness and has authority to certify the records.
(2)
The identity of the records.
(3)
A description of the mode of preparation
of the records.
(4)
The records were prepared by the personnel of the business in the regular course of business at or near the time of an act, condition, or event.
(5)
Any copies of records described in the order are true copies.
(i)
A person who violates this section is guilty of a public offense punishable by imprisonment in a county jail for not more than one year or by imprisonment pursuant to subdivision (h) of Section 1170.
(j)
For the purposes of this section, the following terms shall have the following meanings:
(1)
“Person” means any individual, partnership, firm, association, corporation, limited liability company, or other legal entity.
(2)
“Mortgage lending process” means the process through which a person seeks or obtains a mortgage loan, including, but not limited to, solicitation, application, origination, negotiation of terms, third-party provider services, underwriting, signing and closing, and funding of the loan.
(3)
“Mortgage loan” means a loan or agreement to extend credit to a person that is secured by a deed of trust or other document representing a security interest or lien upon any interest in real property, including the renewal or refinancing of the loan.
(4)
“Real estate recordholder” means any person, licensed or unlicensed, that meets any of the following conditions:
(A)
Is a title insurer that engages in the “business of title insurance” as defined by Section 12340.3
of the Insurance Code, an underwritten title company, or an escrow company.
(B)
Functions as a broker or salesperson by engaging in any of the type of acts set forth in Sections 10131, 10131.1, 10131.2, 10131.3, 10131.4, and 10131.6 of the Business and Professions Code.
(C)
Engages in the making or servicing of loans secured by real property.
(k)
Fraud involving a mortgage loan may only be prosecuted under this section when the value of the alleged fraud meets the threshold for grand theft as set out in subdivision (a) of Section 487.
References
referencesCal. Insurance Code - INS § 12340.3.
referencesCal. Business and Professions Code - BPC § 10131.
referencesCal. Business and Professions Code - BPC § 10131.1.
referencesCal. Business and Professions Code - BPC § 10131.2.
referencesCal. Business and Professions Code - BPC § 10131.3.
referencesCal. Business and Professions Code - BPC § 10131.4.
referencesCal. Business and Professions Code - BPC § 10131.6.
referencesCal. Penal Code - PEN § 1170.
referencesCal. Penal Code - PEN § 487.
Source: CA Legislative Counsel Bulk DataURL: https://downloads.leginfo.legislature.ca.gov/pubinfo_2025.zipFetched: 6/27/2026