Arizona Fights Back Against Rising Quitclaim Deed Fraud as Criminals Target Vulnerable Homeowners
State Implements New Protections After 65 Cases Reported Since 2021
PHOENIX — Arizona homeowners are facing an escalating threat from sophisticated criminals who exploit quitclaim deeds to steal properties, prompting state officials to implement new safeguards and educational requirements to combat what one attorney general called theft of “life savings.”
Since January of 2021, the Attorney General’s Office (AGO) has received 65 complaints from homeowners, claiming their home was no longer in their name after someone fraudulently forged their signature on a warranty deed and filed it with the county recorder. In many cases, the criminal quickly sold the home and took off with the money, according to the Arizona Attorney General’s Office.
A Growing Criminal Enterprise
The fraud typically follows a disturbing pattern: criminals target vulnerable properties — particularly vacant homes, out-of-state rentals, or properties of recently deceased owners — then forge ownership documents to transfer titles illegally.
One shocking case involved Vicente Anzu, a 30-year-old California resident who was charged with theft, forgery, and identity theft after impersonating an 84-year-old deceased homeowner in Scottsdale, according to Arizona’s Family investigations.
The victim’s daughter, Debi Gotlieb, discovered the fraud when she couldn’t find her late father’s Scottsdale home on the county assessor’s webpage. “So I put in his address, and it said that it belonged to Zillow. And it showed that it was on the market,” said Gotlieb, a real estate agent herself.
How the Scam Works
Real estate attorney Jesi Wolnik, who studies deed fraud cases, explains the criminals’ methods: “They’re creating fake documents. They’re recording them. They’re obviously very successful, or they would not be doing this,” she told Arizona’s Family.
The process exploits a fundamental weakness in the property recording system. It is not difficult for a fraudster to go into a county courthouse and file a quitclaim deed behind the rightful owner’s back. Typically, under state law, a recorder of deeds lacks authority to review or deny recordation—even if something looks suspicious.
Gotlieb highlighted the system’s vulnerability: “I, today, could get a fake ID and go record a deed and own your house,” said Gotlieb. “You would think that there was something in place to protect an owner.”
State Responds with New Protections
Recognizing the severity of the threat, Arizona has implemented multiple defensive measures:
Title Alert Systems: Arizona legislation now requires all Arizona counties to have a recorded document alert system in place by 2025. Currently, Pinal, Yavapai and Maricopa counties have operational title alert registries. The Maricopa County Recorder’s Office launched “Maricopa Title Alert,” a new alert system in 2023.
Educational Requirements: The Arizona Department of Real Estate has mandated new training for real estate professionals. Beginning January 1, 2025, individuals applying to renew their real estate license must complete one hour of continuing education specifically on deed fraud, among other topics.
Who’s at Risk?
Criminal investigators with the AGO say homeowners who live in their homes and carry a mortgage are less likely to experience deed fraud. The crime is most common in houses that are empty, rentals owned by corporations or people who live out of state, or homes where someone has recently passed away.
Homeowners with significant home equity, or who own more than one property (vacation home, rental property, unoccupied real estate) are more likely to be targeted for home title theft but anyone who owns real property can become a victim.
The Financial Stakes
“For many Arizonans, stealing their house is the same as their life savings,” said former Attorney General Mark Brnovich. The national scope of the problem is staggering: According to the FBI, in 2021, there were 11,578 reported cases of real estate fraud, totaling more than $350 million in damages.
Legal Remedies and Challenges
When fraud occurs, victims face an uphill battle. Provident Law attorneys note that the title alert system is only marginally helpful because it only alerts property owners after the title to their property has been converted, and the property owner must then go to court to quiet title to their property.
For victims, immediate action is crucial: First, provide written notice to the title insurance company. Second, a Lis Pendens should be recorded with the County Recorder’s Office and a lawsuit for quiet title and fraud should be immediately filed.
Protection Strategies
Experts recommend several protective measures:
- Register for county title alerts in counties where available
- Monitor property records regularly through county assessor websites
- Use reputable real estate professionals who verify identities and check records
- Consider title insurance for additional protection
- Be cautious with quitclaim deeds, especially outside family transfers
Looking Forward
As Arizona continues to combat this growing threat, the collaboration between law enforcement, real estate professionals, and county officials represents a comprehensive approach to protecting homeowners’ most valuable assets.
“Homeowners should regularly monitor the status of their property with the county to quickly detect any fraudulent or unlawful activity,” Brnovich advised.
The state’s proactive measures — from mandatory education to alert systems — signal a recognition that protecting Arizona’s property owners requires constant vigilance in an era of increasingly sophisticated fraud schemes.
For homeowners concerned about deed fraud, contact your county recorder’s office to register for title alerts or consult with a real estate attorney about protective measures.
