Consumer Corner
Deed fraud can cause vulnerable Detroiters to lose their homes – here’s why it’s hard to catch the thieves
Deed fraud is rising in Detroit, where forged deeds can strip vulnerable homeowners of their property. Here’s how title theft works, why it’s hard to catch, and what reforms could help.
Donovan McCarty, Michigan State University
Buying her first home on Detroit’s far east side in 2021 was the moment when a lifelong dream finally came within reach for Kim Page.
“I accomplished something that I always wanted to do,” said Page, who grew up in the city. “I always wanted to buy my own home since I was like 18. I never wanted to rent from anyone.”
Page said she had saved US$15,000 and used $3,800 in cash to buy the single-family brick house on Britain Street. The house, owned by a friend planning to move out of Detroit, was “damaged pretty bad,” Page recalls. But the house was hers to care for, and she was determined to fix what was broken.
For the next several years, Page poured her sweat and paychecks into the property. Working first as a welder at automotive supplier Fisher Dynamics, and later as a phlebotomist, she paid for a dumpster, windows, a door, ceiling repair and an awning above her front porch. Page invested $27,000 in needed repairs and, in 2022, happily moved in.
But in August 2023, a storm damaged her roof. By March 2024, mold had grown inside the property, which made Page struggle to breathe; she moved in with family. She returned to the home in April 2024 for an appointment with a representative from the Federal Emergency Management Agency. That’s when Page noticed the locks had been changed. Perplexed but undeterred, she broke down the back door to get inside and purchased new locks, which she installed.
Then on a hot, summer day in July 2024, Page came home to discover all her locks had been changed again.
Searching for answers, Page called the Wayne County Register of Deeds’ Mortgage and Deed Fraud Unit. The staff confirmed she was a victim of deed fraud – a crime where scammers forge signatures to record a phony transfer of property ownership. Once criminals hijack the title, they can sell the property, rent it out or drain its equity with mortgages, potentially leaving the rightful owner to face the legal and financial fallout.
“I just was in shock,” Page said. “I can’t believe somebody really did this to me.”
A nationwide problem that’s hard to nail down
Page reached out to me for help in March 2025. I’m a housing attorney, assistant professor at Michigan State University College of Law and director of the Housing Justice Clinic. I have represented dozens of victims of deed fraud.
I have also studied how property recording systems respond – or, more accurately, fail to respond – to fraud. My work examines how procedural gaps in title systems disproportionately harm elderly, low-income and minority homeowners.
Nationwide, deed fraud – also called quit claim deed fraud or home title theft – is a growing problem, including in New York, Boston, Miami and Philadelphia.
Exactly how big a problem it is, is hard to know. The FBI does not track deed fraud specifically, instead grouping it into a larger category of real estate crimes.
From 2019 through 2023, 58,141 victims in the U.S. reported $1.3 billion in losses relating to real estate crime, the FBI says. However, that number is likely undercounted because many people don’t know where to report it, are embarrassed they were victims or don’t know yet they have been targeted.
In Detroit, deed fraud may be particularly prevalent because so many housing deals are made in cash and many properties owe back taxes. The Wayne County Mortgage and Deed Fraud Unit has tracked more than 13,000 inquiries regarding deed fraud and has opened over 2,300 cases throughout Wayne County since 2005.
Without oversight, the crime often goes undetected
Committing deed fraud is remarkably simple.
A deed is the legal document that transfers ownership of a home or other real property from one person to another. When a home is bought or sold, a deed is legally drawn up to reflect the transfer of ownership. That deed is then recorded with a county register of deeds, providing public notice of who legally owns the property.
A fraudster can forge the signature of the real owner – sometimes someone who is deceased. They can file a deed that appears valid on its face but isn’t.
They then record that false deed with a county register of deeds, the local government office that keeps public land records and other documents showing ownership, claiming title to property they do not actually own.
Fraudsters often target vulnerable people and properties, including elderly owners, families dealing with inherited homes, and houses that appear vacant or neglected, such as those behind on property taxes.
The incentive is clear: Once a fraudster appears to hold title, they can try to sell the property to an investor or an unsuspecting buyer looking for stable housing. I have seen fraudsters secure as much as $50,000 from one deal when they obtained a mortgage based on a fraudulent deed. One notable case of fraud targeted Elvis Presley’s former estate, Graceland.
In Michigan and most other states, recording offices do not have authority to substantively review a deed to determine whether it is fraudulent. If the document complies with technical formatting requirements, such as margin and font size, it must be recorded. Once stamped and indexed, the deed appears legitimate and can easily trick desperate buyers, investors, financial institutions and even police officers, lawyers and judges.
In other words, the recording process is largely administrative, not investigative. The government office accepts and files the document without first verifying that the person signing it actually had the legal right to transfer the property.
That means a fraudulent deed can enter the public record, look valid to the outside world and remain undiscovered for months or even years.
Detroit is vulnerable
The housing market helps explain why Detroiters are more vulnerable to deed fraud.
Homes in Black neighborhoods nationwide are systematically undervalued compared with similar homes in white neighborhoods. Black borrowers are also more likely to be denied conventional mortgage loans. Detroit is about 73% Black, with a median household income of roughly $39,000 and a poverty rate exceeding 30%.
In a market where access to traditional financing is uneven and home prices are relatively low, cash sales accounted for 4 in 10 sales in February 2024.
Lenders, brokers and title companies act as informal gatekeepers when people purchase a home using a mortgage. In cash sales, those actors are absent, and there are fewer opportunities to detect irregularities in the documented history showing how title passed from one owner to the next over time.
Illegal tax practices led to thousands of foreclosed homes
Property tax distress attracts fraudsters. Fraudsters seem to rely on publicly available tax foreclosure lists to identify properties that appear abandoned. They then pay the past-due taxes to remove the property from foreclosure and attempt to sell or mortgage the property using their fraudulent deed.
The fraudsters may also assume that the owner lacks the resources to wage a prolonged legal fight to recover title if they do uncover their scheme. In many cases, that assumption proves correct.
Michigan’s Constitution caps assessments at 50% of market value, but researchers have found that from 2009 to 2015, a majority of Detroit homes were assessed above that limit. Once those inflated bills went unpaid, interest, penalties and fees accumulated, often ending in tax foreclosure.
More than 100,000 Detroit residents lost homes in that crisis, and homeowners were overtaxed by at least $600 million between 2010 and 2016.
In a city already destabilized by unlawful tax foreclosure, fraudsters found opportunity in homes burdened by vacancy and broken chains of ownership.
The burdens that deed fraud victims face
My first encounter with deed fraud came in July 2023. I received a request for legal assistance from a man who said he had been evicted from a home he claimed to own. Honestly, I didn’t believe him.
But when I pulled the court records and deeds, I learned he was right.
A fraudulent deed had been filed on his property, stripping him of title. The fraudsters then filed an eviction case against him.
The owner had no phone and no internet access to attend the virtual hearings. The court entered a judgment to evict him. A bailiff came, broke down his door and threw his belongings into a dumpster.
It took six months and two separate court cases before he was finally able to return to his home. He never recovered his belongings – and we never found the fraudster.
There are many other hardships for a legitimate owner. A fraudulent deed can prevent homeowners from selling their property, refinancing or accessing financial assistance programs.
To clear title, owners must file a quiet title lawsuit – a court action used to resolve disputes over who legally owns a property.
But quiet title cases are complex legal proceedings.
They require multiple filings, hearings and strict compliance with procedural rules. Even when fraud is obvious – for example, when a deed was signed by someone who was already deceased – courts generally require formal litigation to remove the cloud from the title.
Likewise, the legal process of notifying the defendant can be especially burdensome. Fraudsters often use fictitious names and addresses, making them difficult or impossible to locate. Even uncontested cases typically take months. If a defendant appears and disputes ownership, litigation can stretch for years.
Filing fees, service costs and other litigation expenses accumulate quickly. Hiring an attorney can cost several thousand dollars, and some victims have reported spending tens of thousands clearing title to their homes.
As for Kim Page, her case is still ongoing. After being locked out of her home, she had to move in with relatives for over a year, putting a strain on their relationship. She was eventually able to return to her home, but the legal dispute over ownership has not been resolved.
On top of that, she is facing a counter-lawsuit from the company that filed the fraudulent deed, requesting $50,000 for repairs the company made to the home while Page was locked out, along with property taxes and utility bills that the company says it paid to the county and utility companies on her behalf. The county opened an investigation, but it remains unresolved. As a result, she still has no idea who orchestrated the scheme.
While there are free legal services organizations to help, they have limited capacity, and income thresholds exclude some homeowners who still cannot afford private counsel.
Legal reforms likely won’t resolve systemic issues
Across the country, state legislatures have begun responding. Twenty-one have enacted deed fraud legislation, and 15 more have proposed it.
Another common intervention is fraud alert systems, which notify owners when any documents that impact the title of their property are recorded.
Other reforms increase notarial requirements or enhance criminal penalties.
These measures may deter some misconduct, but they do little to reduce the burden on victims once a fraudulent deed has been recorded.
In my assessment, meaningful reforms focus on empowering registers of deeds to substantively review suspicious documents before recording them; simplifying and expediting quiet title proceedings; and expanding civil remedies so victims can recover the costs associated with clearing their title.
Some jurisdictions like Texas and Florida have adopted streamlined procedures that allow victims to initiate quiet title actions using standardized forms with reduced fees. Others permit recorders, prosecutors or judges to act when fraud has already been established.
In Michigan, I am working with lawmakers and stakeholders to develop comprehensive legislation addressing these issues. Bills are expected to be introduced later this year.
At the same time, my clinic has begun exploring how technology can help identify fraudulent deeds already in the record. We are working with computer scientists to evaluate whether artificial intelligence tools could flag suspicious filings and potentially prevent fraudulent documents from being accepted in the future.
No property system can eliminate fraud entirely. Preventive and punitive measures may limit fraud, but they cannot eliminate the incentive to commit it. For fraudsters, the payoff can be substantial.
Conversations about the issue often begin and end with the mechanics of the crime or the procedural burdens victims face afterward. Far less attention is paid to the housing market conditions that make some communities especially vulnerable in the first place.
Page, now 42 and working as a transporter for Sinai-Grace Hospital, has been coping with the stress of legal proceedings for the past two years and living with a heart condition so serious that she got a defibrillator.
The longtime Detroiter is fed up – with the lack of police help to find the fraudster, as well as the court system. All she wants is to be the rightful owner of the home.
“Give me my house back,” Page said.
Detroit editor Eleanore Catolico contributed reporting.
Donovan McCarty, Director, Housing Justice Clinic at Michigan State University College of Law, Michigan State University
This article is republished from The Conversation under a Creative Commons license. Read the original article.
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Health
5 Babyproofing Tips for Baby Safety Month
Babyproofing is about anticipating those discoveries before little ones make them. In honor of National Baby Safety Month, consider these tips you can use to make your home safer all year round.
5 Babyproofing Tips for Baby Safety Month
(Feature Impact) Outsmarting a baby can be harder than it sounds – especially when it comes to transforming your home into a safe place for them to explore. Through their eyes, a coffee table becomes a climbing opportunity, a dangling phone charger looks like a teething toy and a cabinet of cleaning supplies could be an exciting travel destination.
Babyproofing is about anticipating those discoveries before little ones make them. In honor of National Baby Safety Month, consider these tips to make your home safer all year round.
Install Gates and Doorknob Covers
Crawling babies and stairs are a bad combination. Make sure the two never have the chance to meet by securely installing safety gates at the top and bottom of staircases to thwart young explorers. Gates or doorknob covers can also block access to other rooms and areas you’d prefer to keep off limits, like kitchens, bathrooms and laundry areas.
Use Safety Latches Wisely
Cabinets and drawers can contain a myriad of dangerous items, from cleaning products to sharp objects and medications. Even if you have rooms gated off, treat safety latches and locked storage receptacles as a second line of defense to make sure babies and toddlers can’t rummage where they shouldn’t.
Stress-Test Furniture
As babies and toddlers transition from crawling to walking, they often try using furniture to pull themselves up. Tall or unstable objects like TV stands, small tables and bookshelves can tip over if they aren’t properly secured. Try giving these objects a shake to see whether they’re easily moveable or wobbly; if so, anchor them to the floor or wall when possible. While you’re at it, check for sharp corners at the right height to bonk little heads and cover them with softer edge protectors.
Cover Outlets and Stow Cords
Electrical outlets can be tempting targets for curious fingers. Outfit them with covers or plastic safety caps, especially if you don’t already have tamper-resistant receptacles with built-in mechanisms to block foreign objects from entering the slots. As you’re going about your outlet audit, pay attention to cords as well. When possible, tuck them away or secure them with cord organizing systems, and block access to objects like lamps where cords can be used for tugging and toppling.
See the World at Their Level
Although it might feel silly, one of the best ways to spot hazards around your home is to scout for them from a baby’s perspective. Try getting as close to the floor as you can then look around each room for anything that could interest a young child and pose potential danger. In particular, keep an eye out for small objects that could become choking hazards, like dropped coins, batteries or loose toy pieces.
As children grow, so do the needs of your space. Visit eLivingtoday.com for more ideas on designing your home to fit your family.
Photo courtesy of Unsplash
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Economy
U.S. Consumer Confidence Slips as Americans Grow More Cautious About the Future
U.S. consumer confidence edged lower in August as Americans became more pessimistic about jobs, income and business conditions over the next six months, despite improved views of the current economy.
NEW YORK — U.S. consumer confidence edged lower in August as Americans expressed greater concern about future business conditions, jobs and household income, even as their assessment of the current economy improved.
The Conference Board reported that its Consumer Confidence Index fell 0.8 points to 89.4 in August, down from 90.2 in July.
The relatively small decline, however, masks a widening gap between how consumers view conditions today and what they expect in the months ahead.
The Present Situation Index, which measures consumers’ assessment of current business and labor market conditions, climbed 6.8 points to 121.2, reversing three consecutive months of declines.
Meanwhile, the Expectations Index, which measures the short-term outlook for income, business and employment conditions, dropped 5.8 points to 68.2.
“Consumer confidence moderated slightly in August for a second consecutive month,” Dana M. Peterson, chief economist at The Conference Board, said in the organization’s Aug. 25 release.
Jobs Look Better Today — But Consumers Worry About Tomorrow
Americans’ perceptions of the current labor market improved considerably during August. About 27% said jobs were plentiful, up from 24.4% in July, while 19.5% said jobs were hard to get, down from 21.7%.
The outlook for the next six months was considerably weaker.
Only 14.6% expected more jobs to become available, compared with 16.4% in July. At the same time, 26.1% expected fewer jobs.
Consumers were also less optimistic about their incomes. About 17.6% expected their income to increase, down from 19.5% in July, while 13.8% expected their income to decline.
Prices Remain on Consumers’ Minds
Inflation continues to influence how Americans feel about the economy. According to The Conference Board, consumers’ written responses frequently mentioned prices, oil and gasoline, food and groceries, trade, jobs, and war or conflict.
Average and median expectations for inflation over the next 12 months also increased slightly.
Interest rates remain another concern. More than six in 10 consumers — 61.3% — expected interest rates to rise over the next year, although that was slightly lower than the 62% recorded in July.
Consumers Are Still Planning to Spend
The softer outlook hasn’t eliminated Americans’ willingness to make purchases.
Auto-buying expectations remained strong on a six-month moving-average basis, while homebuying expectations declined slightly in August but remained on a longer-term upward trend after hitting decade lows in early 2024.
Restaurants, bars and takeout; utilities; and streaming, internet and mobile services ranked among consumers’ leading planned service expenses.
Consumers were less enthusiastic about discretionary activities including movies, personal-travel hotels, airfare, amusement parks, museums and historical sites.
Why It Matters
The August numbers paint a mixed picture of the American consumer.
People are seeing some improvement in the economy they are experiencing today, particularly in the labor market. But their expectations for the next six months are becoming noticeably more cautious.
That divide matters because consumer spending represents a major part of U.S. economic activity. If concerns about employment, inflation and household income begin translating into reduced spending, weakening confidence could eventually become more significant for the broader economy.
For now, the August survey suggests Americans haven’t stopped spending — but they’re increasingly keeping an eye on what may be coming next.
The preliminary August Consumer Confidence Survey was conducted online for The Conference Board by Toluna. The survey period was Aug. 3–16, 2026.
Source: The Conference Board, August 2026 Consumer Confidence Survey®, released Aug. 25, 2026.
STM Daily News Economy News Brief
Sources
- The Conference Board — U.S. Consumer Confidence, August 2026 — Primary source for the August Consumer Confidence Index, Present Situation Index and Expectations Index.
- The Conference Board — Consumer Confidence Survey & Data — Consumer confidence survey information, methodology and release schedule.
Related Economic Data
- Bureau of Economic Analysis — Consumer Spending — Official U.S. data tracking personal consumption expenditures. Consumer spending increased 0.2% in July 2026.
- BEA — Personal Income and Outlays, July 2026 — Tracks household income, disposable income, consumer spending and saving.
- Bureau of Labor Statistics — Consumer Price Index — Official inflation data. The July 2026 CPI was up 3.4% from a year earlier; August CPI is scheduled for release September 11.
- Federal Reserve — Consumer Credit — Federal Reserve data covering revolving and nonrevolving consumer credit.
Automotive
Avoiding a Costly Lockout: 4 Reasons to Duplicate Your Car Key
Duplicate Your Car Key: Losing your keys may be frustrating, but realizing you’re locked out of your car – without a spare key – can be truly panic-inducing. Consider these four common reasons drivers make duplicate keys, and how planning ahead can help prevent a lockout from becoming a costly problem.
Avoiding a Costly Lockout: 4 Reasons to Duplicate Your Car Key
(Feature Impact) Losing your keys may be frustrating, but realizing you’re locked out of your car – without a spare key – can be truly panic-inducing. The price of getting back on the road can depend on several factors, including your vehicle make and model, the type of key that needs replacing and whether the situation calls for emergency roadside assistance.
Avoiding a potentially pricey and stressful lockout, which occurs for nearly 4 million Americans each year, starts by planning ahead. According to KeyMe Locksmiths, a service that makes it easy to duplicate car keys at up to 70% off dealership prices, creating a spare before the original is lost, addressing worn keys before they break and keeping backups in secure locations can reduce the need for emergency locksmith services.
“A good rule of thumb is to have at least two working keys for your vehicle,” said Samantha Jahnke, chief experience officer for KeyMe Locksmiths. “If you’re down to one, make a spare while you still have a working key. It can save you stress and expense if you’re ever locked out.”
Consider these four common reasons drivers make duplicate keys, and how planning ahead can help prevent a lockout from becoming a costly problem.
Have a Backup for Lost or Damaged Keys
One car key isn’t enough, because all it takes is one accident or memory lapse to disrupt your day. Maybe you already had a spare key, but it’s been a while since you’ve seen it. Or perhaps you have a habit of locking your key inside your vehicle, so you’d feel better with an extra. Having a spare – or a spare for the spare – gives you peace of mind you have another way to get back on the road without additional hassle.
Give Another Driver Convenient Access
If you share a vehicle with another member of your household, it makes life more convenient for each driver to have their own keys. Instead of passing the primary set back and forth, or arguing over who saw them last, both of you will have reliable access to the car when you need it. Plus, a spare set of keys makes a nice surprise when it’s time to give a new driver in the house access to the car.
Keep a Spare Set for Travel
When you’re far from home, it can be especially risky to only have one set of keys with you. If they happen to fall out of your pocket or get misplaced at the hotel, you could wind up stranded hundreds of miles away, facing the stress of finding a replacement service in an unfamiliar area. Bring a spare to keep in a secure location, like a purse or backpack that always stays on you, so you can focus on enjoying your vacation. If you realize before a trip you don’t have a spare, plan ahead and get a duplicate made before you hit the road.
Make an Extra for a Used Vehicle
Sometimes buying a used vehicle means the previous owner has already done the work of losing the spare key. If your car only comes with one key, make a backup as soon as possible. Having two working keys can also pay off when it’s time to sell or trade in your vehicle, as a missing spare may reduce its value or give a buyer another reason to negotiate.
Learn more about duplicating keys for more than 40,000 different vehicle makes, models and years at CopyKeys.com.
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