{"id":2771,"date":"2022-01-20T22:51:32","date_gmt":"2022-01-20T22:51:32","guid":{"rendered":"https:\/\/preprod.realtrends.com\/blog\/2022\/01\/20\/feds-seek-to-enlist-real-estate-agents-in-anti-corruption-push\/"},"modified":"2025-03-13T02:40:00","modified_gmt":"2025-03-13T02:40:00","slug":"feds-seek-to-enlist-real-estate-agents-in-anti-corruption-push","status":"publish","type":"post","link":"https:\/\/preprod.realtrends.com\/blog\/2022\/01\/20\/feds-seek-to-enlist-real-estate-agents-in-anti-corruption-push\/","title":{"rendered":"Feds seek to enlist real estate agents in anti-corruption push"},"content":{"rendered":"\n

The Financial Crimes Enforcement Network<\/strong>, or FinCEN, is floating a proposed anti-money laundering rule that could impose reporting mandates on a broad swath of professionals in the residential real estate market, including real estate agents, brokers, attorneys, title insurance companies and settlement agents.<\/p>\n\n\n\n

FinCEN\u2019s proposed regulation, outlined in an \u201cadvanced notice of proposed rulemaking\u201d published in the Federal Register<\/a>, seeks to create general recordkeeping and reporting mandates \u2014 now authorized under the Bank Secrecy Act \u2014 for persons involved in all-cash real estate transactions. FinCE<\/a>N<\/a> is a law enforcement arm of the U.S. Treasury Department<\/strong> charged with safeguarding the nation\u2019s financial system against illicit activities, such as money laundering.<\/p>\n\n\n\n

\u201cTo address money laundering concerns, it may be necessary to ensure that a recordkeeping and reporting requirement attaches to some entity involved in every non-financed transaction,\u201d FinCEN\u2019s proposed rulemaking notice states. \u201cFinCEN also solicits comments on whether and how to assign a reporting requirement to any or all of the following entities: Title insurance companies, title or escrow companies, real estate agents or brokers, real estate attorneys or law firms, settlement or closing agents.\u201d<\/p>\n\n\n\n

In addition, the proposed rule also envisions potentially requiring mandated reporting for trusts \u2014 defined, by FinCEN, as a legal \u201crelationship in which one person holds title to property subject to an obligation to keep or use the property for the benefit of another.\u201d <\/p>\n\n\n\n

\u201cFinCEN notes that recent high-profile Department of Justice enforcement actions \u2014including a forfeiture action to recover an alleged $3.5 million in corrupt proceeds laundered through the purchase of a Potomac, Maryland, mansion via a trust \u2014 indicate that consideration of any proposed rule should also include the risks presented by U.S. and foreign trusts,\u201d the agency\u2019s proposed rule states. <\/p>\n\n\n\n

The\u00a0National Association of Realtors<\/strong>\u00a0(NAR) said in a statement the industry group \u201cis aware that money laundering and terrorist financing in real estate remains a major challenge and threat to the real estate industry.\u201d<\/p>\n\n\n\n

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\u201cNAR also understands FinCEN\u2019s renewed focus <\/a>on this issue and will respond to FinCEN\u2019s advance notice of proposed rulemaking in the coming weeks,\u201d the group said. \u201cNAR believes that ongoing education and awareness on this topic is key, and last year NAR reissued its \u2018Anti-Money Laundering Voluntary Guidelines for Real Estate Professionals<\/a>\u2019 to help industry practitioners understand and assess key risks. <\/p>\n\n\n\n

\u201cNAR will continue to work with law enforcement, regulators, and other industry stakeholders to address this issue.\u201d<\/p>\n\n\n\n

The current proposed rule is an outgrowth of a long-running related effort to rein in criminal actors hiding behind shell companies. FinCEN has issued what are known as \u201cgeographic targeting orders\u201d (GTOs) since 2016 to help address the issue, according to a recent White House report outlining the U.S. strategy for countering corruption. Those GTOs, the White House report states, ultimately encompassed a dozen U.S. metro areas and were directed at title insurance companies \u2014 requiring them to identify the \u201cnatural persons behind legal entities [shell companies] used in all-cash purchases of residential real estate exceeding $300,000.\u201d <\/p>\n\n\n\n

Title insurance companies are required to report information about the transaction, including the price and address of the real estate purchased. In addition, the GTOs mandate reporting of information on beneficial owners of certain legal entities, or shells, involved in a property transaction \u2014 such as name, social security number, and ID number and type.<\/p>\n\n\n\n

\u201cThere have been reports regarding the success of geographical targeting orders, which imposed the requirements for title companies to report to FinCEN,\u201d said Daniella Casseres, a partner at Mitchell Sandler<\/a><\/strong>, a women-owned law firm serving the financial-services industry. \u201cThis is partially responsible for the proposal on expanded rules.\u201d<\/p>\n\n\n\n

FinCEN spokesperson Stephen Hudak said at the time the first GTOs were initially issued in January 2016 \u2014 targeting shell companies in Manhattan and Miami \u2014 that over a quarter of the transactions covered by the orders in those two metro areas involved \u201ca beneficial owner or purchaser representative\u201d that also was “the subject of a suspicious activity report.\u201d FinCEN later published an advisory in 2017 that estimated some 30% of transactions covered by the GTOs \u201chave a nexus to \u2026 suspicious activity,\u201d according to the agency\u2019s recent advanced notice of proposed rulemaking. <\/p>\n\n\n\n

The potential sweep of FinCEN\u2019s expansion of reporting requirements for all-cash real estate deals is quite broad. Using figures from NAR for 2020 and 2021, FinCEN estimates that 18.5% of all existing-home sales in the U.S. involve \u201call-cash\u201d transactions. The agency also pointed to U.S. Census Bureau estimates indicating that 4.4% of all new-home sales involve non-financed deals.<\/p>\n\n\n\n

\u201cBased on the NAR estimates of total home sales and median sale prices, this means that approximately 1.21 million residential real estate transactions, with an approximate value of $463 billion, likely proceed without any anti-money laundering reporting obligations,\u201d FinCEN states in its notice of proposed rulemaking. \u201c\u2026. Given the vulnerabilities of the U.S. real estate sector to money laundering and other illicit activities, FinCEN believes that additional regulatory steps may be needed to ensure consistent reporting on a nationwide basis.\u201d<\/p>\n\n\n\n

Casseres said implementing anti-money laundering program will be \u201ca significant hurdle for newly covered entities,\u201d such as real estate agents, brokers or settlement agents, because they \u201clikely do not have in-house expertise to lead such programs.\u201d<\/p>\n\n\n\n

\u201cThe entities would need to implement procedures to detect suspicious activity, and training would be required for the entities and staff to identify the risk,\u201d Casseres added. \u201cIn counseling lending institutions, I have seen the success of anti-money laundering programs hinge on employee training on suspicious activity detection and how to report.<\/p>\n\n\n\n

\u201cThe reporting process inherently relies on human detection, even if you have a clearly documented process and controls.\u201d<\/p>\n\n\n\n

FinCEN officials declined comment for this story. The public comment period<\/a> for FinCEN\u2019s proposed anti-money laundering regulation covering all-cash real estate transactions is open until February 2, 2022.<\/p>\n","protected":false},"excerpt":{"rendered":"

FinCEN is floating a proposed anti-money laundering rule that could impose reporting mandates on real estate agents, brokers, attorneys, title insurance companies and settlement agents.<\/p>\n","protected":false},"author":36153,"featured_media":4822,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[3255],"tags":[],"coauthors":[2376],"class_list":["post-2771","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-archive"],"acf":[],"yoast_head":"\nFeds seek to enlist real estate agents in anti-corruption push - RealTrends - Blog<\/title>\n<meta name=\"description\" content=\"FinCEN is floating a proposed anti-money laundering rule that could impose reporting mandates on real estate agents, brokers, attorneys, title insurance companies and settlement agents. 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