Author Archives: Crystal Baldwin

About Crystal Baldwin

Crystal manages the publication and distribution of the CAP Connection blog.

Homeowners and buyers can outsmart seller impersonators

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By McKenna Halvorson

Finding your dream property may feel like finding a needle in a haystack. You may be tempted to act fast. But wait! There are illegitimate property listings and fake sellers out there.

Unfortunately, seller impersonation scams, also called “deed fraud”, are on the rise. Deed fraud is when criminals attempt to sell property they do not own. The listings may steal information from properties already on the market or create a new advertisement based on real property, such as real estate listed in a city/town’s grand list. Scammers often target property of absentee owners like vacation homes, vacant lots, or residential rentals. Criminals succeed by forging deed documents.

Unfortunately, seller impersonation scams, also called “deed fraud”, are on the rise. Deed fraud is when criminals attempt to sell property they do not own. The listings may steal information from properties already on the market or create a new advertisement based on real property, such as real estate listed in a city/town’s grand list. Scammers often target property of absentee owners like vacation homes, vacant lots, or residential rentals. Criminals succeed by forging deed documents. There are few barriers, especially when the property has no lienholder and debts have been paid.

Red Flags for Spotting Fraudulent Listings:

5 Red Flags for Spotting Fraudulent Listings 1. Deals that are too good to be true 2. Sellers that only communicate by email or text 3. Sellers that are urging you to act quickly 4. Sellers that require specific payment methods 5. Sales of a vacant lot
  1. Deals that are too good to be true
    -Criminals may list property significantly below normal asking price to entice potential buyers. Trust your instincts.
  2. Sellers that only communicate through email or text
    -Criminals may claim their phone can’t call or they are unavailable to meet in person to sign documents.
    ex: It’s a for-sale-by-owner listing, but you never talk to the owner.
  3. Sellers that urge you to act quickly
    -Criminals may claim the deal is only available for a limited time or that you have to “act now,” hoping that you won’t pause to check it out.
  4. Specific payment methods
    -Criminals may claim buyers can only pay in cash or wire money to an out-of-state bank account. Never send money for unseen property.
  5. Sales of a vacant lot
    -Criminals may focus on vacant lots hoping that the owners live out of state or don’t manage the property.

Options that May Help Protect your Property from Criminals:

  1. Consider “not-for-sale” documents
    -Filing not-for-sale documents with the Town Clerk may serve as a caution flag to realtors when engaging in transactions that involve your property.
  2. Keep a close eye on property bills
    -Check your address on bills to ensure a criminal hasn’t changed the mailing address without your knowledge.
  3. Check your Property’s Deed Status
    -Research your county’s land records/deed information online to ensure criminals have not altered the status of your home to “for sale.”
  4. Monitor the property
    -Ask neighbors to notify you if there is unusual activity on the property.
    -For uninhabited properties, install motion sensors, such as a smart home security camera or device that alerts you about activity.
  5. Set up a Google Alert for your property address
    -This alert will notify you when someone posts about your property online.
  6. Check for online activity
    -Search popular real estate sites like Zillow, Redfin, and Realtor.com and review your property location to see if it is being listed.
    -Search for your address on social media platforms to see if there have been any posts about your property.
  7. Learn about title insurance policies.
    -Homeowner’s insurance policies may offer enhanced title insurance, which can alert you of deed fraud.
  8. Monitor your Credit Report
    -An unknown account can be a sign of identity theft, which could include deed fraud.
    -You can check your credit reports weekly for free at annualcreditreport.com.

For realtors being contacted by potential real estate sellers, reference this notice about seller impersonation fraud by the Vermont Association of Realtors.

If you believe you are experiencing a seller impersonation scam, reach out to local law enforcement, and file a report at ic3.gov. Report the scam to the Vermont Attorney General’s Consumer Assistance Program at 1-800-649-2424 and ago.vermont.gov/cap


Sources:

American Land Title Association: https://www.alta.org/file/Combating-Seller-Impersonation-Fraud.pdf

NH Department of Justice: Consumer Alert – Attorney General Warns Public to be Diligent Amidst Reports of Quit Claim Deed Fraud | New Hampshire Department of Justice

Vermont Realtors: https://www.vermontrealtors.com/new-scam- and https://www.vermontrealtors.com/consumer-guides/targets-land/

Nonstandard Standardized Test Calls

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As a student, the standardized test may have been one of the first times I was asked to provide personal information like my address and birthday and optional Social Security number on a form. As one of the first times my SSN was queried, I remember my heart racing a bit. I found this sudden transition into adulthood somewhat troubling. Wasn’t I supposed to keep that number a secret? Why did they ask me instead of my parents? Finally, I asked the test coordinators if I had to provide it and they said, “no.” Crisis averted.

I imagine our adolescent Vermonters having the same experience, albeit perhaps more knowledgeable than I was. Even still, standardized tests are unchartered territory. So, when employees supposedly affiliated with the PSAT, SAT or ACT call your home following signup, it may seem possible that it is them. Rest assured, it is not them. It is a scam. They don’t solicit. They won’t call you—unless of course you ask them to call you. But you probably didn’t, because there is a test coordinator at school who helps you with most of the questions you have.

Share the details of this scam with your household and school.

  •  Scammers claim to be affiliated with the PSAT, SAT, and ACT standardized tests, or the administrator, College Board.
    • The caller ID may be spoofed to appear as the College Board even though it is not.
  • Caller says a household student requested test and college prep materials at their school, which will be mailed out after obtaining payment information as collateral. 
  • The caller may state the student’s name, address, along with a date and exam location.

Know that the College Board will “only make calls to students and their families in response to student-generated inquiries and/or to provide students and families with information about a test or program for which the student registered” (collegeboard.org). The College Board does not make unsolicited calls requesting payment or personal information, such as credit card number and Social Security number. Hang up on these calls.

Always take steps to verify unknown contacts by using publicly available contact information, not information provided by the scammer. For upcoming standardized tests occurring at your school, you may also reach out to your school’s test coordinator about procedural questions and planning logistics.

Report scams to the Vermont Attorney General’s Consumer Assistance Program at ago.vermont.gov/cap or by phone at 1-800-649-2424. For more information about this scam and scam prevention resources go to the CAP Connection blog: https://blog.uvm.edu/cap

Learn more about this scam: https://www.bbb.org/article/news-releases/23883-bbb-scam-alert-watch-out-for-sat-prep-scams

Avoid Scams and Fraud During Flood Recovery

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Vermonters have become all too familiar with the difficulties of disaster flooding. We know from experience that as we seek to recover, time is of the essence. We may bypass research gathering steps to respond as quickly as possible to the most pressing needs. When encountering urgent, unexpected, or unfamiliar consumer transactions, like agreements for repair, or disaster recovery, avoid scams and fraud by slowing down and taking steps to verify. Engage trusted contacts to help consider the next steps and to help you make informed consumer decisions.

As we recover: Avoid Scams. Phony charities, government (FEMA) relief, dubious contractors. Ago.vermont.gov/cap

You can further avoid scams and fraud by looking out for the following known disaster scams:

Government imposter relief scams may claim to be the Federal government or the State of Vermont or FEMA. FEMA scams manifest as fraudulent inspectors that request fees for service, or administrative personnel that call to “verify” your information but are phishing for your personal information. Such relief help scams may even claim they can speed up your FEMA relief application for a fee.

Avoid this scam:  Connect with FEMA directly online. Seek updates regarding whether emergency declarations have been made: https://www.fema.gov/disaster/declarations and follow updates from the Vermont Emergency Management.

Phony charities that solicit funds claiming to support recovery efforts. The Vermont way is to help our neighbors. We all want to help, whether it is through volunteering or donating money. Sadly, scammers use the same contact methods as legitimate charities (phone, online, mail).

Avoid this scam:  Please only give to valid charities that you have thoroughly researched and vetted. Use tools like the Better Business Bureau’s Wise Giving Alliance and Charity Navigator to research charities before you donate.

Dubious contractors may appear with promises to restore damages immediately in exchange for immediate payment. Such contractors urge you to act fast, may offer lower prices, and do not have credentials—though they might say they are “registered and insured,” these are unverified statements.

Avoid this scam: Vermonters must be extra critical about hiring home improvement contractors. Never pay in full upfront for a home improvement project. Make sure you have a contract. Reference our Home Repair How-To Checklist for more tips on finding and hiring home improvement contractors.

Please watch out for these scams and report them to the Consumer Assistance Program by phone at 800-649-2424 or online at ago.vermont.gov/cap

More: Visit the Federal Trade Commission on spotting and avoiding post-disaster scams: https://consumer.ftc.gov/articles/how-avoid-scams-after-weather-emergencies-and-natural-disasters

Update August, 20, 2024: “FEMA announced that federal disaster assistance is available to the state of Vermont to supplement recovery efforts in the areas affected by severe storm, flooding, landslides and mudslides from July 9-11, 2024” (https://www.fema.gov/press-release/20240820/president-joseph-r-biden-jr-approves-major-disaster-declaration-vermont).

Is that toll payment request from the toll operator or a scammer?

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If you have recently traveled across New England, or maybe even to New York, or New Jersey, you may encounter a toll road. We don’t have toll roads in Vermont, so when we stumble upon them while traveling, the encounter can feel like a new occurrence. Twenty years ago, when the highway sign alerted of an upcoming toll, I would frantically dig around the car for spare coins to hopefully gather enough change to allow me to pass through the toll.

While some tolls have cash and booth payments, I experienced a new toll system a few years ago. While driving in another New England state, I was surprised to see there was no toll booth on a well-traveled toll road, but a digitized pass-through. There was no need to collect change, because the toll was now a series of cameras that would capture my car and license plate by photo and bill me later. While sparing me the unfortunate scenario of being short change, the new system offered a new convenience. The toll booths can seem so stealthy that sometimes, I must admit, I don’t notice them. It’s the not knowing that can make this new scam seem plausible. What if you did travel recently, passed through tolls, and haven’t been asked to pay anything yet?

When scammers text, posing as familiar toll operators and say things like, “Please pay your toll to avoid fines and keep your driver’s license in good standing,” how can you tell if it is the toll operator requesting payment, or a scammer?

The primary identifier is that legitimate toll operators will contact you by mail for any actual delinquent fees incurred when utilizing a toll road without paying.

Do not respond to unsolicited text, emails, or calls demanding payment. Always avoid links from unknown or unsolicited messages.

When in doubt, check it out. Always take steps to verify unknown contacts by using publicly available contact information, not information provided by the solicitor. You may also confirm any state’s toll fee assessment with their tolling agency.

Report scams to the Consumer Assistance Program at ago.vermont.gov/cap or by phone at 1-800-649-2424.

Is it a secret admirer or a scam?

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Did you know that scammers have a 40+ page “playbook” that they use to spark romantic interest? It is equipped with charming come-ons and jokes to make you laugh. Their play? Flattery and laughter can bring on your feel-good emotions, which helps make it easier to fall in love. This knowledge can help you question whether a person seeking connection online is genuine admirer, or a scammer.

Who sent that gift? Secret admirer? Scam? Watch your mailbox for unsolicited gifts. They could be from scammers.

Do you know what else brings on feel-good emotions? Gifts. Scammers have a new move: send an unexpected package addressed to you at your home from an unknown sender. With the day of love celebration around the corner, when you receive such a gift you may think you have a secret admirer. Sadly, this is another scam trying to get your information. When you open the package, a note says it is a gift, but it still doesn’t say who sent it. You really want to know if someone out there thinks you are awesome. Conveniently, there is a QR code. The QR code leads you to a website that phishes for your personal information or exposes you to malware and hackers.

QR codes are easy to scan, and they lead you straight to a website of choice. This can be useful when working with legitimate sources, but harmful when linked to the unknown.

  • Always think twice before scanning a QR code.
  • Only scan QR codes from sources you trust.
  • When using QR codes, be especially suspicious when the scan displays an unknown website address and when website addresses are hidden, such as when a URL shortener is used (Bitly, TinyURL, Ow.ly, etc.).

Did you receive a gift that did not include a QR code or any information about the sender? I am sorry to say that this is still likely not an admirer. Scammers that find your address or other personal information online might send you unsolicited products to use your name to make online reviews to support a disreputable company. This is concerning because it means your information is compromised and unsuspecting consumers will make purchasing decisions based on lies.

If your personal information has been compromised, review these helpful tips from the FTC:

  • If you scanned the QR code and entered your credentials, like your username and password, into a website, change your password right away. Create a strong password that is hard to guess and turn on two-factor authentication.
  • If you’re concerned someone has your personal information, get your free credit report at AnnualCreditReport.com. Look for signs that someone is using your information, like accounts in your name you don’t recognize.
  • Also review your credit card bills and bank account statements and look for transactions you didn’t make. And consider taking other steps to protect your identity, like freezing your credit or putting a fraud alert on your credit report.
  • If you think someone stole your identity, report it, and get a personal recovery plan at IdentityTheft.gov.
  • What else can you do to protect your personal information? Regularly update your computer software and your phone to get the latest security patches. And learn to recognize a phishing email or text message.

And what about the package? It sounds like it was a gift (ftc.gov).

Want to know more about scams? The Consumer Assistance Program is your local Vermont resource for scam prevention information: ago.vermont.gov/cap or 1-800-649-2424

References:
https://consumer.ftc.gov/consumer-alerts/2025/01/scam-alert-qr-code-unexpected-package?utm_source=govdelivery

https://consumer.ftc.gov/articles/what-do-if-youre-billed-things-you-never-got-or-you-get-unordered-products#unordered