Beware of Quitclaim Deed Scams: What Homeowners Need to Know

In Northeast Ohio, Tangie Harris learned that her mother had suddenly sold their family home — even though her mother had been dead for 11 years. Harris and her family became the victims of a growing number of quitclaim deed scams happening across the country.

In these schemes, fraudsters known as “title pirates” forge property transfer documents and quietly file them with a county recorder’s office, stealing homes from under their rightful owners. The FBI and state attorneys general warn that quitclaim deed fraud is on the rise, targeting unsuspecting homeowners.

In this post, we’ll explain what a quitclaim deed is, how scammers exploit it, and the steps you can take to protect your property title from being stolen or misused.

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What is a quitclaim deed, and why it’s risky

A quitclaim deed is a simple legal document used to transfer ownership of a property from one person to another. Unlike a traditional warranty deed, it doesn’t include guarantees that the title is clear or free of liens. Essentially, the person transferring the property (called the grantor) is saying, “I’m giving you whatever ownership I have, if any.”

Quitclaim deeds are perfectly legitimate in certain situations. You might use one to add a spouse to your home’s title, transfer property to a family member, or handle ownership changes after a divorce. Because they’re fast and straightforward, they’re also inexpensive to prepare and record.

That simplicity, though, is exactly what makes them risky. Since quitclaim deeds skip many of the checks and title assurances involved in a traditional real estate transaction, scammers can abuse the process.

In some counties, it’s as easy as forging a signature and submitting the document with a small recording fee, which can nearly instantly change a property’s apparent ownership in public records.

How quitclaim deed scams work

In a quitclaim deed scam, the fraudster typically forges the signatures and files a fake deed with your county recorder’s office, transferring your home’s ownership to themselves or someone working with them. Once that false deed is recorded, it can look completely legitimate on paper.

In most cases, the scammers then quickly sell the homes — often at under market value — to turn a quick profit.

“[The scammers] want to get [the property] in their name and then they find a ‘buyer’ to give them well under market value,” Brian O’Malley, Cuyahoga County Director of Real Estate Services, told News 5 Cleveland.

He explained that a quitclaim deed scam creates two victims: “You have the victim who really owns the property and doesn’t know any of this went on, and the victim who just gave up their life savings, thinking they’re now a homeowner.”

Fake deeds, notaries, and signatures

In the case involving the Harris family home in Ohio, even the notary’s signature and stamp on the deed documents appear to have been forged. Notary stamps can be easily purchased online, making forgery simpler than many realize.

Tens of thousands of property transfers come into county recorders’ offices each year, and staff members typically aren’t able to verify the authenticity of signatures or ownership before accepting filings. The fraud can go unnoticed until serious problems surface.

Homeowners often discover the issue only when they receive a notice about unpaid taxes, find strangers living in their property, or learn from a lender that the home has been refinanced or sold without their consent.

Who’s most at risk

Anyone can fall victim, but certain properties are more vulnerable. Homes that are owned free and clear, vacant houses, rental properties, or homes belonging to older adults are frequent targets.

If you live out of state or don’t regularly check your local property records, your home could be especially at risk because you may not notice fraudulent filings right away.

The FBI’s Internet Crime Complaint Center (IC3) doesn’t have specific statistics for quitclaim deed fraud, but the scheme falls into the real estate crime category. Nationwide, from 2019 through 2023, 58,141 victims reported $1.3 billion in losses relating to real estate fraud.

All property owners are potential victims

Because of widespread risk, the Boston Division of the FBI recently published a warning urging landowners and real estate agents to take action to protect themselves.

“Folks across the region are having their roots literally pulled out from under them and are being left with no place to call home,” FBI Special Agent Jodi Cohen said in the press release. “They’re suffering deeply personal losses that have inflicted a significant financial and emotional toll, including shock, anger, and even embarrassment.”

These scams prey on the assumption that “it could never happen to me.” But the FBI alert warned that even family members, often the elderly, are being targeted by their own relatives and close associates who convince them to transfer the home into their name for their own financial gain.

Common red flags of a house deed scam

Fraud involving quitclaim deeds can be difficult to detect early, but there are warning signs that something isn’t right. Law enforcement and the FBI are telling homeowners to stay alert for these red flags:

• Unexpected mail or notices: You receive mortgage, tax, or utility bills for a property you didn’t sell, or your usual bills stop arriving.
• Changes to ownership records: Your property tax statement lists a new name, or online records show a recent transfer you didn’t authorize.
• New liens or loans: Unknown loans or liens appear on your property, often tied to fraudulent refinancing.
• Pressure to sign something quickly: Someone urges you to sign a document claiming to “protect your home” or “transfer it temporarily.”
• Suspicious communication methods: The person insists on using encrypted apps or avoids in-person meetings.
  Unfamiliar activity at your property: Neighbors notice new locks, renovations, or occupants at a home you still own.

If any of these sound familiar, verify your property records immediately through your county recorder’s website. Early detection is key to minimizing the damage and grief that can be caused by quitclaim deed scams.

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How to protect yourself from deed fraud

The FBI and local law enforcement recommend several steps to prevent scammers from stealing your property on paper.

For homeowners and landowners:

• Monitor public records: Regularly check your property’s online deed and title records.
• Set up title alerts: Many county clerks or recorders offer free notifications for any filings related to your parcel through opt-in property fraud alert systems such as Trieshield and Neumo (formerly GovOS).
• Create online search alerts: Set a Google Alert for your name and property address to catch unexpected mentions.
• Check on the property: Periodically drive by (if local) or ask a trusted neighbor or management company to watch for any suspicious activity.
• Track your bills: Act quickly if you stop receiving property tax, water, or utility bills, or if usage spikes on vacant properties.
• Be cautious with transactions: Never sign documents or transfer ownership through encrypted apps or unfamiliar platforms.

For real estate professionals:

• Avoid remote closings: Whenever possible, avoid fully online transactions and verify all parties in person.
• Ask for proof of ownership: Request tax bills, utility bills, or original closing documents that only a true owner would have.
• Verify identities: Confirm notaries by contacting them through verified directory services and check IDs carefully.
• Send certified letters: Mail documentation to the address listed on the property’s tax record to confirm legitimacy.
• Cross-check phone numbers: Use reverse searches or carrier verification before calling or texting parties involved.

If your county doesn’t yet offer title alerts, mark your calendar to check ownership records every few months, especially if the property is paid off or located out of state. Prevention is far easier than recovery.

Working with reputable professionals can also help you avoid risks. If you’re planning to sell or transfer your home, HomeLight can connect you with trusted agents who manage every step of the process securely and transparently.

What to do if you suspect quitclaim deed fraud

If you believe your property has been targeted for a quitclaim deed scam, act quickly. The sooner you report it, the better your chances of reversing the fraud and limiting financial harm.

Your first step should be to contact your county recorder’s office. Ask for a copy of any recent filings connected to your property. If a fraudulent deed has been recorded, request their guidance on your next steps. Some counties have established fraud response procedures.

Next, file a report with local law enforcement and the FBI’s Internet Crime Complaint Center at www.ic3.gov. It’s also smart to alert your mortgage lender and title insurance company, as they may have resources or investigators who can assist.

You’ll likely need to consult a real estate attorney experienced in title issues. They can help you file what’s called a quiet title action, which is a legal process to restore ownership to the rightful owner and nullify forged documents.

Even if you haven’t lost possession of your home, taking these steps ensures there’s an official record of your report. This is an important layer of protection if the scammer attempts future filings or claims.

Bottom line: Be on the alert for deed scams

Quitclaim deed scams may sound far-fetched, but they’re real, and they’re becoming more common across the country. Criminals are exploiting easy-to-file property documents to steal titles, drain equity, or sell homes they don’t actually own.

“We are urging the public to heed this warning and to take proactive steps to avoid losing your property,” FBI Agent Cohen said.

If you’re preparing to sell or transfer ownership and want added peace of mind, connect with a top local real estate agent through HomeLight’s free Agent Match tool. A verified agent can ensure your documents and title transfers are handled securely.

Header Image Source: (Venrick Azcueta/ Unsplash)