We’re Basically Superheroes (But With Less Spandex): What Title Agents Really Do

“So… what exactly do you do?”

Have you ever asked a title agent what we actually do? Maybe you've even caught us mid-coffee and gotten a half-smile and something like, "We make sure you own what you think you own.” It sounds simple, but the truth is—we’re behind-the-scenes heroes doing a whole lot more than you might think.

Recently, I came across a great article by the American Land Title Association (ALTA) called “Title Professionals Spend Significant Time, Resources to Protect Property Rights”—and let me tell you, it nailed it. So, I thought I’d put my own spin on it and share what we do with a little flair (cape not included).

First Things First: We Do the Work Before the Work

Before a home closes, we’re already hard at work researching the property’s history like detectives on a mission. According to a study from ndp analytics, it takes title professionals about 22 hours to close a standard transaction, and up to 45 hours for a more difficult one. That’s a lot of sleuthing!

And guess what? These “difficult” transactions, they are not rare. Nearly 36% of all transactions fall into this category – where we have to track down missing documents, fix old errors, or solve mysteries buried deep in the courthouse records. BUT…… WE LOVE IT!

Behind the Scenes: Fixing the “Uh-ohs” Before They Happen

Every property has a past—and sometimes that past is messy. That’s where we come in.

Title professionals don’t just spot problems—we fix them, often before you even know they were there. Whether it's an old lien, a missing signature, or a long-lost heir who suddenly resurfaces, we work our magic.

This type of work is called curative action, and it’s more common than you’d think. In fact, 62% of title companies say they handle at least four curative issues on a typical file. That’s four potential deal-breakers, solved quietly behind the curtain. And here’s the kicker—it’s only getting trickier. More compliance rules, more complicated transactions, and higher costs mean that today’s title pros are juggling more challenges than ever to keep deals on track and protect your ownership.

Technology Helps—But It’s No Magic Wand

While technology has made things easier, we’re still not in “one-click-and-done” territory. ALTA’s CEO, Diane Tomb, reminds us that only about 70% of county records are digitized, and often only the 10-20 years or so.  It takes experience and real human judgment to know what’s right, what’s missing, and what needs fixing. Someone recently asked me, “do you actually go to courthouses?” Yes, we still go digging through archives, reading legal descriptions line by line, and verifying every detail. Because a missed lien or a faulty signature can cost someone their home.

It’s Not About Profit—It’s About Protection

Let’s talk numbers for a second. According to the National Association of Insurance Commissioners, the title industry’s expense ratio has averaged 95% over the past decade. Translation? We’re not just collecting premiums—we’re pouring the vast majority of revenue right back into doing the job right.

In fact, about 70 cents of every dollar goes directly toward paying skilled staff and digging into public real estate records—verifying, analyzing, and double-checking every detail. The rest? It’s mostly eaten up by compliance, office expenses, and taxes. Glamorous, right?

Title Agents: Your Homeownership Allies

When you close on your home, you might not see the 45+ hours we put in. But we see it as our job—no, our mission—to make sure that when you get those keys, you can rest easy knowing your title is clear, clean, and fully protected.

So, the next time someone asks what title agents do, you can tell them:

"They're the quiet superheroes of real estate."

Big Thanks to the American Land Title Association (ALTA) for the original article that inspired this one and for always advocating for the work title professionals do every day. You can read their full piece, “Title Professionals Spend Significant Time, Resources to Protect Property Rights,” on their website.  https://www.youtube.com/watch?v=YJVs4rAQJhc