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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Consumer Corner
Getting Your Wood-Burning Fireplace Ready for Winter
As cold temperatures creep in, you might be dreaming about cozy fall and winter evenings in front of a glowing, crackling fireplace. Before you (literally) fire it up for the first time, consider these steps to make sure your wood-burning fireplace is ready to heat your home cleanly, safely and efficiently.
Getting Your Wood-Burning Fireplace Ready for Winter
(Feature Impact) As cold temperatures creep in, you might be dreaming about cozy fall and winter evenings in front of a glowing, crackling fireplace. Before you (literally) fire it up for the first time, consider these steps to make sure your wood-burning fireplace is ready to heat your home cleanly, safely and efficiently.
Clear Out Old Ash and Debris
When you haven’t used your fireplace for a while, it can build up dust, soot and debris. As the first step of your annual checkup, clean out last season’s leftovers but leave about a 1-inch layer of ash at the bottom of the firebox to provide insulation and make it easier to get wood burning.
Schedule Professional Maintenance
Chimney sweeps still exist, although they don’t look like the soot-smudged lads from old movies anymore – and these days they come with a collection of high-powered modern tools to remove buildup from chimneys and flue systems. Experts can also look for ventilation issues, cracks in the masonry and other potential hazards. The National Fire Protection Association recommends getting your chimney inspected once a year and cleaned or maintained as needed.
Consider Efficiency Upgrades
To keep your fireplace working better for longer or improve its energy efficiency, explore your options for upgrades suited to your fireplace type. Glass fireplace doors, new dampers or a high-efficiency fireplace insert can all help reduce energy loss and improve heating performance. Adding or replacing a chimney cap and applying waterproof sealant to the bricks every five years can help protect your chimney from moisture damage over time.
Burn the Right Kind of Wood
Not all wood burns alike, so you can improve the warmth and efficiency of your fires simply by choosing the right kinds of logs. Stock up on seasoned hardwood dried for 6-12 months and store it in a dry, well-ventilated area away from your home so it doesn’t attract pests like mice who may want to take up residence. Avoid burning painted or treated lumber, wet wood or household trash, which can produce excess smoke and harmful pollutants.
Use Safe Fireplace Equipment
Beyond the fireplace itself, check your setup and tools to make sure you have everything you need to safely start and maintain your fires. If you have an open fireplace, make sure to use a sturdy fireplace screen to contain any stray sparks. A good-quality poker, tongs, shovel and brush can also help you control logs and embers, manage ash and keep your fireplace clean throughout the season.
Discover more home maintenance and upgrade ideas at eLivingtoday.com.
Photo courtesy of Unsplash
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Automotive
Slate Truck Gets Real: First Experience Center Opens Ahead of Planned Deliveries
Slate Auto’s first permanent Experience Center gives consumers an up-close look at its customizable electric truck ahead of planned customer deliveries.
Slate Auto’s new Chicago location gives prospective buyers a permanent place to see the minimalist electric pickup, explore customization options and learn about demo opportunities—but it is not yet proof that customer deliveries have begun.
CHICAGO — October 20, 2026 — The Slate Truck is moving out of computer renderings and temporary roadshow stops and into a permanent retail setting. Slate Auto opened its first Experience Center on October 15 at 1053 W. Grand Avenue in Chicago, giving consumers a year-round location to get an up-close look at the company’s highly anticipated electric pickup.
The Near West Side facility occupies a former Tesla location and includes showroom, retail and garage space, along with electric-vehicle charging infrastructure. For Slate, the opening represents an important step in turning strong online interest into a more tangible buying experience as the startup works toward launching its first vehicle.
Visitors can examine the truck’s compact dimensions, deliberately simple cabin and accessory-driven design in person. The center also showcases Slate’s personalization strategy, including exterior wraps, add-on accessories and digital design tools intended to let owners configure the truck around their needs.
Slate has also promoted demonstration opportunities connected with the location, although availability may be limited or appointment-based as the company continues to prepare its fleet. Early media access included passenger rides rather than unrestricted customer test drives, so prospective visitors should confirm current availability before making a special trip.
Why the Chicago opening matters
Until now, most consumers have encountered the Slate Truck through online reservations, media coverage or temporary appearances. A permanent showroom gives buyers a chance to judge details that are difficult to evaluate on a screen, including seating position, bed access, cabin materials and the overall size of the vehicle.
That is especially important for a product built around an unconventional value proposition. Slate is promoting a basic two-seat, two-door electric truck with manual crank windows and no factory-installed infotainment screen or stereo. The company’s strategy is to keep the starting price low and let buyers add features later through accessories and conversion kits.
The physical location also gives Slate a place to explain that approach directly. Rather than presenting the truck as an unfinished vehicle, the company can demonstrate how its modular accessories, wraps and planned SUV-style conversion components are meant to expand the vehicle’s usefulness over time.
Chicago is a logical first market for that effort. The city offers access to a large Midwestern customer base and is within the broader region of Slate’s planned manufacturing operation in Warsaw, Indiana. Reusing a former Tesla store also gives the startup a space already suited to displaying and servicing electric vehicles.
The roadshow continues beyond Chicago
The Experience Center is opening as Slate expands its public demonstration schedule. The company’s events calendar lists a Boston-area demo ride event from October 21 through October 25 at The Shops at Chestnut Hill, followed by an appearance at RADwood in Alameda, California, on October 24 and a New Jersey demo ride event in Freehold from October 28 through October 31.
Slate also lists future stops in Washington, D.C., Raleigh, Atlanta, Miami and Orlando. Together, the permanent Chicago center and the traveling events suggest the company is moving into a broader customer-education phase ahead of planned deliveries.
What has—and has not—changed
The showroom opening does not change Slate’s headline pricing or range claims. The truck is still advertised with a base price of $24,950 before taxes, registration and destination charges. With the currently listed $1,450 destination fee, the entry price would be approximately $26,400 before other costs or optional equipment.
Slate also continues to advertise an estimated range of up to 205 miles. That figure remains an estimate rather than a final EPA-certified rating.
Most importantly, Slate has not publicly confirmed that regular customer production has started or that the first retail deliveries have occurred. Limited deliveries have been reported as possible before the end of December 2026, while many reservation holders may receive later delivery windows in 2027. The Chicago opening is therefore a commercialization milestone, not a manufacturing milestone.
For customers and industry observers, the next major signals will be the start of production at the Warsaw factory, final specifications and EPA range ratings, and confirmed handoffs to paying buyers.
The bottom line
Slate Auto now has a permanent place where consumers can see and evaluate its unusually simple electric truck. That makes the product feel more real and gives the company a platform to explain a customization-heavy business model that may be unfamiliar to traditional truck buyers.
Still, the biggest questions remain unanswered. Opening a showroom demonstrates progress in marketing and customer engagement; producing vehicles at scale, holding the promised price and delivering a 205-mile truck to reservation holders will determine whether Slate can convert enthusiasm into a viable automotive business.
Sources and more information
- Slate Auto events and demo schedule
- Electrek: Slate opens its first Experience Center in Chicago
- Autoblog: Slate opens its first U.S. showroom
- Slate Auto
Category: Consumer Corner / Automotive
Automotive
The New Tire-Buying Playbook: AI Insights Meet Human Advice
New Tire-Buying Playbook: A tire purchase can start with a familiar moment: a dashboard warning light, a repair shop visit, worn tread or realizing the current set is nearing a mileage milestone. When it’s time to replace tires, drivers have more ways than ever to research options, including classic search engines and AI chatbots.
The New Tire-Buying Playbook: AI Insights Meet Human Advice
(Feature Impact) A tire purchase can start with a familiar moment: a dashboard warning light, a repair shop visit, worn tread or realizing the current set is nearing a mileage milestone. When it’s time to replace tires, drivers have more ways than ever to research options.
New research from Hankook Tire’s Gauge Index Survey found drivers are utilizing multiple methods for research, from search engines and AI assistants to asking someone they trust for advice. Two-thirds of respondents said they always or often research multiple sources before buying tires, suggesting many shoppers want to weigh several opinions before deciding to buy a new set, including turning to fellow drivers.
As tools like classic search engines and AI chatbots continue to evolve, the most useful strategy for tire shopping may be less about choosing between technology and human expertise, and more about knowing how each fits into the research process. Here are a few ways drivers can confidently conduct tire research.
Start broad then narrow the search.
For many drivers, the process begins online. One-quarter of respondents said they typically begin their tire research with a search engine, the most common starting point reported in the survey. Retailer or dealer websites are the next at 16%, followed by recommendations from a mechanic at 15%.
That range of starting points reflects how personal a tire purchase can be. A search engine can help a driver organize initial questions and identify the types of information they want to compare. Retailer and dealer sites offer another place to review available options – and reviews from other drivers. A mechanic can help put the vehicle and driver’s specific needs into context.
Drivers can also use their initial search to create a short list of requirements, such as tire size, type and available warranties.
Use AI as one research tool – but not the only one.
AI is a growing part of any research. About 4 in 10 drivers (42%) said they have used an AI tool to research or compare tires more than once. Another 11% said they have not used one yet but plan to the next time they buy tires.
Conversely, just 5% of respondents said an AI assistant or chatbot would be their typical first stop when researching tires, suggesting many drivers may add AI later in the process to help sort through information or frame comparisons.
AI can help turn a general concern into a clearer list of questions. A driver might use it to identify terms to research, compare categories of information or prepare for a conversation with a retailer, dealer or repair professional.
Keep trusted people in the research loop.
Despite drivers’ increased reliance on digital tools, trusted advice is still important. More than one-quarter of drivers said they would typically begin tire research with a recommendation from a mechanic (15%) or from friends or family (12%).
Friends and family may share firsthand experiences, while a mechanic may help a driver better understand the questions that matter for their vehicle. More than 1 in 5 respondents (21%) list advice from a repair shop among the top three reasons that would prompt them to buy new tires, showing the role professional guidance can play when a purchase becomes necessary.
Find the full survey and approach your next tire research process with clearer questions, more confidence and a better sense of what matters most for the road ahead at HankookTire.com.
Photo courtesy of Shutterstock
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