Keeping Ahead of the Deed Snatchers, From Albany to Honolulu

Your deed is precious. Just ask anyone who may have lost theirs to criminals.

We’ve recently seen multiple governments responding to deed crimes. Actions span the country, from Albany to Honolulu — and places in between.

Here’s what’s new, and what might keep a frightening fate from befalling your deed.

Albany County, New York Holds First-Ever Deed Theft Trials

In December 2025, New York’s capital region experienced a novel legal spectacle. A suspect from Guilderland, in Albany County, was found guilty of taking someone else’s deed. After a three-day trial, a jury quickly found Jorge M. guilty of committing grand larceny using a forged instrument. The perpetrator forged a deed in an attempt to take ownership of a home he was renting. He used false identifying details that actually belonged to his stepfather. He faces up to 10 years imprisonment at the sentencing, which is scheduled for February 19, 2026.

Under New York state’s previous law, deed theft was not categorized as larceny; now, the penal code names deed theft as a form of grand larceny.

Just a few months earlier, a court sentenced Roalynda L. to a five-year probation period and demanded restitution for the damage caused in the theft of three deeds in Cohoes, also in Albany County. The Albany County District Attorney’s office called that the “first deed theft case in the office’s modern era.”

The indictment had also charged the suspect with grand larceny, filing a false Instrument, and criminal possession of a forged instrument, as well as identity theft. Roalynda and similarly convicted people could face up to 30 years in state prison under the new law.

These crimes are being addressed in collaboration with the state’s deed theft task force. In 2023, New York established that task force and announced the insertion of deed theft into the criminal code.

Hawaii Lawmaker Proposes a “Simple Fix”

Often, false notarizations turn up in cases of deed fraud. The notary’s identity could be misused, along with the identifying information of the targeted deed holder.

And beautiful Hawaii is not immune to the impacts of notary forgery. Numerous households have lost thousands of dollars trying to correct forged deeds.

Even amateur criminals can set up a signing, and record a deed, reporters found. Yet reclaiming ownership of a wrongly transferred deed tends to take years in local court systems, if it happens at all. In one recent case, the family struggled with the legal process while the property was sold and the house burned down.

After a news outlet ran an investigation into loopholes in Hawaii’s deed recording system, one lawmaker proposed a solution to derail the deed bandits. State Representative Scot Matayoshi, who chairs the House Consumer Protection Committee, wants the Bureau of Conveyances to have power to revoke any home’s deed if the notary confirms they did not, in fact, witness the signing. It would be an easy fix, Matayoshi believes. Granted, this won’t end all deed theft in the state. But in cases of notarization forgery, “it’ll allow the Bureau a quick way to eliminate that document” and clear the title.

Matayoshi also wants to grant deed holders the ability to freeze their titles. This is interesting. It would build deed holder confidence, and reduce the power of deed theft prevention businesses (the so-called “title lock” companies) to stimulate fear to sell a product.

Appreciation goes out to Hawaii News Now reporters for their work leading up to the proposals.

A quitclaim deed is a good tool when appropriately used, but dangerous in the wrong hands. And deed forgery can even involve warranty deeds.

Other States We’re Watching

In Georgia, lawmakers have acted. The revised Georgia law:

• Requires people who file deeds with the county to pass an ID check.
• Applies steep penalties for deed forgery.
• Offers a civil court process to address deed fraud, allowing for recovery of attorney’s fees and court costs for certain quiet title cases.
• Expects notaries to take courses and adopt best practices to avert deed fraud.
• Uses electronic recording as the default for individuals who file deeds with county recorders.

Appreciation goes out to the Atlanta News First investigation which exposed a growing trend in sneaky relatives and organized swindlers preying on older adults and their heirs.

Last time we looked, Texas lawmakers were hearing disturbing testimony from people who had lost their titles to swindlers. Since then, they too have acted. Texas has established:

• Senate Bill 16. The law strengthens prosecutors’ ability to pursue deed fraud cases, by putting new provisions in the criminal code to name and confront real estate theft and fraud.  

• Senate Bill 647. Under the new law, county clerks have to alert the most recently named deed holder and the parties named on the deed if a claim on the title appears suspicious. County clerks can now turn away a suspicious filing. Texas law already required notaries to verify signatures. This is now being strictly enforced.

• Senate Bill 693. This provision sets out penalties for notarization without a signer’s presence and requires notaries to take fraud prevention courses.  

• Senate Bill 1734. A swindled deed holder may file an owner’s affidavit to declare that a recorded transfer wasn’t authorized. This preserves the right to request an expedited review of the transfer at the district court.

In North Carolina, a multi-million-dollar Raleigh home was transferred into someone’s trust with a falsified deed. Wake County recorded it. An ABC11 Troubleshooter report publicized the story. A suspect was apprehended and charged. Since then, a flurry of bills have been proposed. One would require a photo ID from an individual recording a deed in any North Carolina County. That simple rule, lawmakers say, could have protected the Raleigh deed. The proposed bill would also expedite deed recoveries and the removal of squatters. Recently, Moore County, North Carolina issued an alert that a particular Texas notary’s seal was being misused in the area.

Michigan has also made some moves. Our readers know that deed fraud has long plagued Detroit. But in late 2024, lawmakers enacted a law to confront it. So, it’s now a felony for anyone to falsify a property deed in Michigan. A convicted suspect could get up to 10 years in prison, and/or a fine up to $5,000. Deed recorders can prompt prosecutions under this law.

Simplest Step to Take to Protect Your Deed Now

Ask your representatives to take action as you see fit. This article offers just a few examples of the actions some states are taking.

And for a simple but helpful move to protect your property now, visit the website of your county Recorder of Deeds. Many counties now let residents sign up for free “fraud alert” or “property watch” emails. It’s good to be alerted to activity on your deed. You could get help confronting a bad actor before your deed is laundered to yet another buyer.