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If you’re building a home, renovating a property or applying for planning permission, there’s a new scam you need to watch out for. The Federal Bureau of Investigation says criminals are impersonating city and county planning officials in a phishing campaign designed to trick victims into paying fake permit fees.
The messages usually seem very convincing. A typical scam email might look like the one below. In many cases, the fraudsters already know the details about the property or the permit application. That makes the email feel real and urgent.
Unfortunately, when victims send a payment, the money is often gone.
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BEWARE OF SCAM EMAILS THAT CLAIM YOUR DATA HAS BEEN STOLEN
A new planning permission scam is targeting people applying for building approvals, often using fake invoices, urgent deadlines and official-sounding language. (Elijah Nouvelage/Bloomberg via Getty Images)
How a property theft scam works
According to the FBI, criminals start by collecting publicly available information about zoning applications and development permits. Most of this information is available on city and state government websites. Once the scammers find their target, they send an email pretending to be from the local planning or zoning department. Email may include:
- Local address
- Zoning application number or permit
- Guidelines for structured listening
- Permit fee invoice
The message is usually that payment should be made immediately to avoid delays in the approval process. Victims are then instructed to send money using wire transfer, peer-to-peer payment apps or cryptocurrency. Those payment methods are difficult to track and even more difficult to recover.
Why scam emails look so convincing
This scam works because it taps into a real process that many homeowners and businesses already face. Planning permits, zoning permits and building applications often involve fees and formal correspondence. When a message comes in that mentions your property or project, it sounds legitimate. Criminals also carefully plan their messages. Some phishing emails arrive immediately after applicants receive the original communication from the local planning department.
The FBI says another warning sign is an email address. Many messages come from domains that look legitimate but are not government domains. For example, scammers may use addresses ending in @usa.com or other non-government domains.
IF SOMEONE ACCESSES YOUR EMAIL, THEY OWN EVERY ACCOUNT YOU HAVE. THESE 3 YEARS COVER WITHOUT GOOD
The FBI is warning home builders, realtors and landlords about a phishing scam that uses fake real estate and money laundering emails to steal money. (Rawf8/Getty Images)
Red flags indicate a zoning permit scam
The FBI says several warning signs often appear in these phishing messages.
- First, the sender’s email address may not end in a valid .gov domain.
- Second, the message may include an attachment asking you to request additional information in response to the email.
- Third, the message may create urgency by claiming your approval will be delayed unless payment is made immediately.
- Finally, the email may require payment through non-traditional methods such as wire transfers, peer-to-peer applications or cryptocurrency.
Official government offices rarely ask for permits to be paid in this way.
This type of government simulation is on the rise
Impersonating government officials has become a common strategy for fraudsters. In recent years, the FBI has warned of criminals impersonating law enforcement officials, government officials and Internet Crime Complaint Center (IC3) employees.
In one reported case, fraudsters contacted fraud victims and said they could help recover lost money. Criminals pretend to work for the FBI. The bureau also warned of criminals using it Audio deepfakes generated by AI impersonating government officials in a phishing attack. These programs show how quickly fraudsters change their tactics.
How to stay safe from phishing scams
The FBI has shared several warnings about this scam. Here are some practical steps you can take to protect yourself.
1) Verify the sender
Check the email address carefully. Official government communications usually come from a .gov background.
2) Confirm funds directly
Contact your city or county planning department using the phone number listed on the official website.
3) Never rush payments
Scammers often create urgency. Take the time to verify any money request.
4) Avoid unusual payment methods
Government agencies rarely ask for payment through wire transfers, peer-to-peer applications or cryptocurrency.
FBI EMAIL HACK SHOWS WHY YOU SHOULD LOCK DOWN YOUR TECHNOLOGY
The FBI says fake planning department emails trick property owners into sending permit payments through wire transfers, apps and crypto. (David Paul Morris/Bloomberg via Getty Images)
5) Reduce the exposure of your public data
Scammers often gather information from public records, real estate listings and data broker sites to make their messages look legitimate. Using a data removal service can help remove your personal information from many of these websites and reduce the chances that criminals will target you with more personalized scams.
Check out my top picks for data removal services and get a free scan to find out if your personal information is already out there on the web by visiting Cyberguy.com
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6) Be careful with attachments and links
Unexpected files or payment instructions can indicate phishing. Do not click on any links or download attachments until you confirm that the message is legitimate.
7) Use strong antivirus protection
Strong antivirus software can detect phishing links, malicious downloads and suspicious websites before they damage your device. Good security software can also warn you if you try to visit a known scam page. Find my picks for the best antivirus 2026 winners for your Windows, Mac, Android & iOS devices at Cyberguy.com
8) Report suspicious messages
If you receive a fraudulent email, report it to the FBI’s Internet Crime Complaint Center (IC3). Providing information such as the email address used, the date of the message and the payment amount requested can help investigators track down criminals.
Kurt’s priority is taking
Building permits and zoning approvals already involve paperwork, deadlines and fees. Scammers know this. They use process to create messages that look authentic. A quick moment of validation can make the difference between moving your project forward and losing thousands of dollars to criminals. The more property owners, developers and businesses understand how these criminals work, the harder it is for criminals to succeed. So the next time an email asks for permission, pause before paying.
When a message about your property arrives asking for an immediate payment, would you be able to tell if it’s from your local government or a scammer? Let us know by writing to us at Cyberguy.com
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