Quitclaim Deed Fraud: How It Works and How to Protect Your Property

Quitclaim deed fraud is a type of real estate crime where a scammer forges a property owner’s signature on a quitclaim deed, files it with the county recorder, and effectively steals the property’s title. Because quitclaim deeds lack the warranties of a traditional sale, they can be exploited to transfer ownership quickly and quietly — often without the true owner’s knowledge until it’s too late.

What Is a Quitclaim Deed?

A quitclaim deed is a legal instrument used to transfer interest in real property. Unlike a warranty deed, a quitclaim deed offers no guarantee that the title is clear of other claims or liens. The person transferring the property (the grantor) is simply passing whatever ownership interest they have — if any — to the recipient (the grantee). While they are useful for legitimate purposes like transferring property between family members or into a trust, their simplicity makes them a vehicle for fraud.

How Quitclaim Deed Fraud Works

The scam is alarmingly straightforward. A fraudster identifies a target property, forges the owner’s signature on a blank quitclaim deed, and has the signature notarized — sometimes using a fraudulent notary stamp. They then file the forged deed with the county recorder’s office. Once recorded, the fraudulent deed creates a public record that the scammer now owns the property. They can then attempt to sell the home to an unsuspecting buyer or take out loans against its equity.

This creates two sets of victims: the original homeowner who has lost their title, and the new buyer who has paid for a property from a criminal. The Federal Bureau of Investigation (FBI) has issued warnings about this rising crime, noting that fraudsters are becoming more sophisticated in their methods.¹

Who Is Most at Risk for Deed Fraud?

While any homeowner can be a target, certain properties are more vulnerable. These often include:

• Vacant Properties: Homes that are unoccupied, such as second homes, rental properties, or lots, are prime targets because the owner is not physically present to notice suspicious activity.
• Mortgage-Free Homes: Properties with no mortgage have significant equity, making them lucrative targets for scammers looking to secure a large loan against the home.
• Homes Owned by Seniors: Older adults are often targeted due to perceived vulnerability or lack of familiarity with digital record-keeping.

A recent survey from the National Association of REALTORS® found that 63% of its members reported awareness of deed fraud in their markets, indicating this is a widespread national issue.²

What to Do If You Are a Victim of Deed Fraud

Discovering you are a victim of deed fraud can be devastating, but you must act quickly. Taking immediate, decisive steps can help you reclaim your property and prevent further financial damage.

1. File a Police Report: Contact your local police or sheriff’s department immediately to report the crime. A formal police report is essential for documenting the fraud and for all subsequent legal actions.
2. Contact the County Clerk or Recorder’s Office: Inform the office where the fraudulent deed was recorded. Provide them with a copy of your police report. While they cannot simply remove the deed, they can flag the property and provide you with certified copies of the fraudulent documents.
3. Consult a Real Estate Attorney: You will likely need to file a “quiet title” lawsuit to have a court legally declare the fraudulent deed void and restore your ownership. An attorney can guide you through this process and help you place a lis pendens (notice of pending action) on the property to prevent it from being sold again while the case is ongoing.
4. Report the Fraud to Authorities: File a complaint with the FBI’s Internet Crime Complaint Center (IC3) and the Federal Trade Commission (FTC).

How to Protect Your Property From Deed Fraud

Proactive monitoring is the best defense against house title theft. While no single method is foolproof, a layered approach provides the strongest protection.

Many counties offer free property fraud alert services that notify you when a document is recorded in your name. However, these alerts are reactive — they tell you about a filing after it has already happened. For more robust security, homeowners should consider a continuous monitoring service. HomeLock™ by DomiDocs provides 24/7 monitoring of your property’s title and alerts you to any changes, giving you the earliest possible warning of potential fraud. You can learn more about how to know if someone has filed a deed on your property and take preventative steps today.

Frequently Asked Questions

Sources

1. FBI Boston Warns Quit Claim Deed Fraud is on the Rise. (2025, April 1). Federal Bureau of Investigation. https://www.fbi.gov/contact-us/field-offices/boston/news/fbi-boston-warns-quit-claim-deed-fraud-is-on-the-rise-
2. Deed and Title Fraud Survey. (n.d.). National Association of REALTORS®. https://www.nar.realtor/research-and-statistics/research-reports/deed-and-title-fraud-survey
3. Deed Theft. (n.d.). New York State Attorney General. https://ag.ny.gov/publications/deed-theft