Robert,

Excellent article.  We have been in a good wave for several years and I agree that a lot of folks don't realize what can happen.

I remember the late seventies and early eighties quite well.  I became an independent in '76 and it was not a pretty time.  I did have the advantage at the time of getting work from title companies that were laying off staff or just not hiring.  Still, it was a time that having proven abilities to do a complex search was important.

As you mentioned, the standards, for residential work in particular, has really fallen in the last several years.   I really feel bad for the homebuyers today that are getting such an inferior product.  It is not near the affirmative insurance that was out there just five-ten years ago.

My guess is that a large share of the refinance work and a good portion of the sales work will go overseas in the next few years.  We are seeing this in central Ohio now.

It is a shame to lose, but not that big a deal.  When I started, I doubt that more that 10%  of my work was for refinances.  Most of the agencies I work with will not lower their standards for owner's policies.

I think you are correct, we will see a lot more folks leave the industry in the next couple of years.  Some will be those that have been around awhile and a lot of newer ones.   It is a story we have faced before, but the challenges have changed.

Anyway, thanks for a great read.