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.
📰 Enjoying STM Daily News? Join the conversation!
💬 Leave a comment, share your thoughts, and subscribe to our newsletter for the latest stories, updates, and “News You Can Use This Moment!” delivered to your inbox.
Stay connected with STM Daily News!
Consumer Corner
Cold cities are the most ready for winter, with one exception. See where your city ranks
Cold cities? Every neighborhood has a mix of homeowners who approach seasonal home maintenance differently – there are the people who stay on schedule, and on the other end, the procrastinators. There are the dedicated DIYers, and those who have their favorite maintenance pro saved as a favorite contact in their phone. As it turns out, cities are no different. Some metropolitan areas keep their neighborhoods in tip-top shape, while others are a little more slow-going.
Cold cities are the most ready for winter, with one exception. See where your city ranks
(Sheeka Sanahori) Every neighborhood has a mix of homeowners who approach seasonal home maintenance differently – there are the people who stay on schedule, and on the other end, the procrastinators. There are the dedicated DIYers, and those who have their favorite maintenance pro saved as a favorite contact in their phone. As it turns out, cities are no different. Some metropolitan areas keep their neighborhoods in tip-top shape, while others are a little more slow-going.
New data from home services company Angi, covering fall maintenance activity in August, reveals which U.S. metropolitan areas are the most proactive with fall maintenance. Washington, D.C., tops the ranking with the strongest demand for fall maintenance in the country, followed by Columbus, Ohio, and Milwaukee, Wisconsin. Northern cities dominate the rest of the list.
Cleveland, Ohio, and Albany-Schenectady-Troy, New York, round out the top five. Cold-weather markets dominate the ranking, accounting for eight of the 10 most-prepared metros. Rochester, New York; Charlotte, North Carolina; Chicago; Indianapolis; and Pittsburgh complete the top 10.
Least fall-ready metros
Fewer than 1 in 5 American cities is prepping for fall at an above-average rate. Among the 66 metros that recorded at least 100 fall maintenance service requests during the analysis period, Los Angeles had the lowest level of per-capita activity, followed by Oklahoma City and Riverside, California. California accounts for four of the bottom 10 markets, with Los Angeles, Riverside, San Diego and San Francisco all appearing on the list. These metros historically don’t experience the colder winter climates of the Northeast and Midwest, making fall maintenance less of an imperative.
Grand Rapids, Michigan, stands out as the only clearly cold-weather metro among the 10 least-prepared large metros. The New York City metro, which includes Newark and Jersey City, ranked just outside the 10 least-prepared large metros, coming in at number 11. Other New York state metros, including Syracuse, Rochester and the Albany metro area, were on the most prepared list.
Homeowners are choosing upkeep over upgrades
Sixty-three percent of homeowners who have recently hired a professional completed maintenance work, and 58% completed repairs. Although they may be waiting to do that dream kitchen or bath renovation, they’re focusing for now on the maintenance that keeps their homes in order.
The most common fall maintenance projects focus on outdoor upkeep. Nationally, tree trimming was the most popular, followed by lawn and yard waste cleanup and shrub care.
What homeowners should do now
When tackling a home maintenance list, start at the top of the home by inspecting the roof and gutters. Look for loose or damaged shingles, and make sure gutters are debris-free. It’s also a good idea to ensure downspouts direct water far away from the foundation. Homeowners should inspect these areas from the ground or hire a professional if the work requires climbing or feels unsafe.
Next, check for drafts around the windows and doors. Replacing worn weatherstripping and damaged caulk in the fall can prevent warm air from escaping once the heat comes back on. Homeowners should also inspect their HVAC filters and have the heating system checked before the temperatures drop.
Every home’s maintenance needs will vary, depending on the age and condition of the house and where it’s located. Whether homeowners hire a professional or safely address small issues, making the fixes can prevent larger and more expensive problems later.
The ranking: Metros from most to least prepared
America’s 10 Most Fall-Prepared Metros
1. Washington, D.C.
2. Columbus, Ohio
3. Milwaukee, Wisconsin
4. Cleveland, Ohio
5. Albany-Schenectady-Troy, New York
6. Rochester, New York
7. Charlotte, North Carolina
8. Chicago, Illinois
9. Indianapolis, Indiana
10. Pittsburgh, Pennsylvania
10 Metros With the Most Opportunity to Get Fall-Ready
1. Los Angeles, California
2. Oklahoma City, Oklahoma
3. Riverside, California
4. Miami, Florida
5. San Diego, California
6. Houston, Texas
7. Grand Rapids, Michigan
8. San Francisco, California
9. Austin, Texas
10. Memphis, Tennessee
Methodology
The rankings are based on fall maintenance activity recorded on Angi during August 2026. Projects included yard cleanup, winterization, roofing and gutters, heating systems, water and drainage, outdoor plumbing, fireplaces and chimneys, pest prevention, and snow and storm preparation. U.S. metropolitan areas were ranked by activity per 100,000 residents using 2020 U.S. Census population data. To qualify for the least-prepared ranking, metros were required to have at least five service requests or jobs during the analysis period. The rankings reflect activity on Angi’s platform and are not a complete measure of all home-maintenance activity within each metro. These rankings reflect activity observed on Angi’s platform and should not be interpreted as a complete measure of all home-maintenance behavior within a metro area.
Photo courtesy of Shutterstock
SOURCE:
Angi
Consumer Corner
5 Hidden Ways to Save on Home Insurance Costs
Lowering Home Insurance Costs? Many home improvements offer an added bonus of unlocking insurance discounts, but these savings opportunities can easily fly under the radar when you aren’t actively on the lookout for them.
5 Hidden Ways to Save on Home Insurance Costs
(Feature Impact) When you’re planning home improvements, you’re often thinking about improving the comfort, safety, aesthetic or value of your home. Many changes and renovations have the added bonus of unlocking insurance discounts, but these savings opportunities can easily fly under the radar when you aren’t actively on the lookout for them.
“Homeowners tend to think about their insurance when they buy the house or when they have a claim, but a lot can change in between,” said Larry Anderson, director of underwriting operations at Mercury Insurance. “Something as simple as reviewing your policy with your agent once a year can help make sure your coverage still reflects your home today and identify improvements or other factors that may qualify you for additional savings.”
The experts at Mercury Insurance, a multiple-line insurance carrier emphasizing competitive rates and excellent customer service, encourage homeowners to consider these five ways to save on home insurance costs.
Updating Older Parts of the Home
As a home ages, it’s wise to look at what parts and systems may be deteriorating and need upgrades for modernity or safety reasons. Replacing older electrical, plumbing or other major systems can protect your home from emergencies and loss risks. Depending on the state you live in, your specific policy and the improvements you made, it can also qualify your property for an updated-home insurance discount.
Keep records of major improvements – including receipts, work permits and information about when the work was completed – and plan to discuss the upgrades during your next insurance review.
Adding Protective Technology
Beyond replacing the batteries in your smoke detectors, you can outfit your home with a variety of protective devices that make a difference to insurers. Consider options like monitored burglar and fire alarms, smart water sensors and automatic water shutoff systems designed to detect problems before they become major losses. Remember, while security upgrades can make your home less risky to insure, they won’t save you money if your insurer doesn’t know you’ve installed them.
Improving Resilience to Damage
If you live in an area prone to extreme weather or other hazards, resilience upgrades could both safeguard your home and access insurance savings. Depending on your location, qualifying improvements could include a stronger roof, wildfire mitigation measures or flood defense options. Local insurance agents can provide more specific guidance on ways to make your home less vulnerable to damage – or whether you’re eligible for discounts because of work you’ve already completed.
Qualifying for Community Programs
Even if you haven’t personally made renovations to your home, certain changes in your community could help you save on insurance. That could include local wildfire mitigation measures, membership in a qualifying homeowners association or other neighborhood characteristics that affect coverage options, but specific programs vary by location.
Reviewing Insurance Products and Discounts
Whether something significant has changed in your home or community or not, it’s always valuable to review your insurance coverage on a regular basis. For instance, there may be new products or discounts that simply didn’t exist when you originally purchased your policy. Beyond savings considerations alone, ask your agent questions to make sure your coverage still reflects your circumstances and goals.
“Finding savings is always welcome, but the bigger goal of a policy review is making sure your insurance keeps pace with your life and your home,” Anderson said. “A house isn’t static. We improve it, maintain it and protect it in new ways over time. Your insurance should keep up with those changes.”
For more information on homeowner coverage and discount eligibility, visit MercuryInsurance.com.
Questions to Consider During Your Annual Insurance Checkup
An annual insurance review is an opportunity to look for savings and update coverage. Use these questions as a jumping-off point for discussions with your agent:
- What has changed about my home?
- What has changed about my property or community?
- Have my circumstances changed?
- Are discounts available today that weren’t when I purchased my policy?
- Does my coverage still reflect what it would cost to repair or rebuild my home today?
Photos courtesy of Shuttersotck
SOURCE:
📰 Enjoying STM Daily News? Join the conversation!
💬 Leave a comment, share your thoughts, and subscribe to our newsletter for the latest stories, updates, and “News You Can Use This Moment!” delivered to your inbox.
Stay connected with STM Daily News!
Consumer Corner
5 Smart Ways to Prepare Your Home to Weather Storm Season
By readying your home for storm season in advance, you can prevent minor problems from turning into major damage. Consider these five tips to batten down the hatches when the skies are getting dark.
(Feature Impact) Whether your area is prone to thunderstorms, hurricanes, tornadoes or other forms of severe weather, the best time to prepare is before the first raindrop hits. By readying your home for storm season in advance, you can prevent minor problems from turning into major damage.
Consider these five tips to batten down the hatches when the skies are getting dark.
Check Your Roof and Gutters
Your roof has one job – to be a shield against the elements. Don’t wait for a storm to discover you have loose shingles that could fly off in high winds, cracked seals where the roof meets the walls or sagging gutters that aren’t capable of funneling water away from the house. Stay up to date on roof maintenance and clear leaves, twigs and other debris from gutters to prevent clogging.
Trim Trees and Landscaping
Dead trees or weak branches can break and turn into projectiles during storms, potentially causing damage to your house, car or nearby power lines. Next time you have yardwork on the agenda, factor storm preparation into your landscaping plans. Keep trees and bushes trimmed and consider bringing in a professional to assess the health of any trees near your home that could be at risk of toppling.
Strengthen Your Home’s Weak Spots
Windows and doors are some of the most vulnerable places during storms, so pay extra attention to weatherproofing there. Look for any cracks in the glass, check for worn seals or drafty areas and make sure doors close securely and don’t rattle. If you live in an area prone to strong winds or hurricanes, consider upgrading your home with storm shutters for extra peace of mind when debris starts flying.
Turn Your Yard Into a No-Fly Zone
When there’s bad weather in the forecast, you probably aren’t planning to go out and lounge on patio furniture as the skies open up – so pack it up. Secure any items that are too large to bring inside and check around the yard for lightweight items like gardening tools, toys and anything else that could become airborne during strong gusts.
Make a Power Outage Plan
During a storm, nobody wants to fumble around in the dark trying to find batteries for a dead flashlight. Save yourself the trouble by assembling an emergency kit to help your household get by without power if the lines go down. Know where to find flashlights, fresh batteries, power banks to charge your phones, nonperishable food and first-aid supplies or essential medications. If you plan to use a generator, test it and make sure you know how to use it before you need it.
Discover more tips to protect your home at eLivingtoday.com.
Photo courtesy of Unsplash
SOURCE:
🏡 Planning your next home project? Explore expert tips, DIY ideas, product reviews, and the latest home improvement news in Consumer Corner. Share your experiences in the comments and subscribe to the STM Daily News newsletter for practical advice and fresh inspiration delivered straight to your inbox.
