`specs/title-escrow.md`

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# Title & Escrow — access spec  [discovery: COMPLETE 2026-07-31]

## 1. CA DFPI Escrow ✅ FEED-FIRST (ship first, $0, proven)
- Endpoint: `https://searchcloud-1-us-west-2.searchstax.com/29847/dfpiprod-1839/emselect` (Apache Solr behind the DFPI "Search Who We Regulate" tool).
- Auth: header `Authorization: Token cd1f7b503538c28008a908b324dcc2e8c60a4a3e` (the site's OWN public select-token from the page's inline `connectorConfig`; also send `Origin`/`Referer: https://dfpi.ca.gov/`). Re-extract from the regulated-entities-list page if it rotates.
- Filter: `fq=ss_content_type_s:"Regulated Entity"` + `fq=ss_industry_s:Escrow` → **1,711** escrow entities. Paginate `start`/`rows` (2k/page), `wt=json`.
- Fields (in `custom_xpath_t`, `Key: value` lines): License Number, Status, Effective Status Date, Legal Name Organization, DBA, License Type, Address1/2, City, State, Zip, Enforcement Case. **No phone/website/county** — derive county from ZIP.
- Commercial: high (independent escrow handles CRE escrow). ~700–1,000 Active SoCal of the 1,711. ToS: public token, no captcha/login; throttle ~1 req/s.
- → `dw_unified.rentv_licensed_targets` role='Escrow' source='dfpi_escrow'. **Zero browser, zero cost.**

## 2. CA DOI Title ⚠️ Oracle-APEX stateful app (Playwright harvest)
- `https://interactive.web.insurance.ca.gov/apex_extprd/f?p=144:10` → coverage type = Title. Session-token URLs, checksum-protected form → must drive the real form (Playwright). Small universe (title insurers ~30–40 + UTCs a few dozen) → SoCal subset hand-verifiable (First American, Fidelity/Chicago, Stewart, Old Republic, regional UTCs). Fields: company/rep name, license #, status, domicile, lines. Sanctioned bulk alt = DOI LIC DE-4 paid extract.

## 3. Arizona Title & Escrow ⚠️ WAF-walled (403 to scripts) — browser/paid, do last
- Title → NAIC SBS (`sbs.naic.org/solar-external-lookup/?jurisdiction=AZ`) — interactive lookup or paid CSV report; backend 403s scripts.
- Escrow → DIFI (`difi.az.gov/license-search`) — whole site behind CDN/WAF (403 scripts); needs real browser or a public-records request. Maricopa/Scottsdale, low hundreds.

## Build order: DFPI escrow (now) → DOI title (Playwright) → AZ (Playwright/paid). County derived from City/ZIP everywhere; enrich phone/website post-load (Google Places / advertising-signals).