The Silent Threat: Title and Deed Fraud Is on the Rise and Everyone Is at Risk

Sponsored By – EquityProtect

In an era where data breaches and cybercrime dominate headlines, a quieter but equally devastating form of fraud is gaining ground: title and deed fraud. Once considered rare and confined to high-value or absentee-owned properties, this type of crime is now impacting property owners across the country, from everyday homeowners to sophisticated investors.

At its core, title fraud involves a criminal unlawfully transferring ownership of a property by forging documents and filing them with the county recorder. The consequences can be severe: mortgages taken out in your name, attempts to sell or rent your property, or legal disputes that can cost tens of thousands to unwind.

And the truth is, no one is immune.

Many assume that placing a home into a trust or holding it under an LLC provides protection. While these structures offer estate planning and liability benefits, they do not prevent fraudulent filings against the property title. In fact, properties held in trusts or under business entities are often targeted more aggressively, especially when the true owner is not physically present or there’s no regular oversight.

As title and deed fraud continues to surge across the United States, homeowners are being warned that holding property in an LLC or trust does not protect against this fast-growing crime. Despite common belief, fraudsters are increasingly targeting all forms of property ownership — including those held in legal entities or estate planning vehicles — with devastating consequences.

According to recent data compiled from county recorders, title and deed fraud complaints have risen by over 40% in the past two years. These crimes often involve forged signatures and fraudulent deed recordings that transfer ownership without the knowledge or consent of the rightful owner. In many cases, victims discover the crime only after receiving a foreclosure notice or finding their home listed for rent or sale online.

“Homeowners are under the impression that placing their property in an LLC or trust insulates them from title fraud. Unfortunately, that is simply not the case,” says Ryan Marshall, a title fraud prevention expert and co-founder of EquityProtect, a company specializing in monitoring and securing property titles. “The county recorder’s office is a public system. Anyone can file a document — even a fraudulent one — if it looks legitimate. These filings don’t require approval from the current owner or a court.”

Trusts Are Not Immune — And the Numbers Prove It

In California alone, there are 1,468,480 properties currently held in trusts. While trusts offer estate planning benefits, they don’t offer any protection against title fraud.

Even more alarming: 671,544 of those trust-held properties in California are layered with multiple risk vulnerabilities—such as:

• No mortgage (making them more attractive targets)
• Classified as vacation, rental, or non-owner-occupied homes
• Owned by out-of-state trusts
• Vacant land

These characteristics make it easier for scammers to impersonate the trustee and initiate fraudulent transactions.

Why LLCs Are a Prime Target for Title Fraud

The public nature of LLC records and the ease of amending them make properties owned by an LLC especially vulnerable. Many fraud schemes now start at the Secretary of State’s office, where malicious actors can:

1. Reinstate suspended LLCs by paying overdue fees
2. Amend ownership or managing member records with falsified identities
3. Obtain a Certificate of Good Standing — legally
4. Record fraudulent deeds using updated credentials
5. List or lease the property before the true owner even realizes what happened

This pattern is playing out repeatedly across the U.S., particularly with vacant homes, rental properties, and mortgage-free parcels.

What Can I Do?  

There are many so-called options for at-risk property owners. Historically, the most common recommendation has been to subscribe to a notification service. The premise behind a notification system is exactly as it sounds: it offers the property owner knowledge of a change in title, but only after it has been recorded. The notification of change does not actually stop the financial crime from occurring; it simply notifies the rightful owner that they need to take swift legal action. The homeowner continues to be at risk until they are able to regain their title through the legal system. Unfortunately, it is with drawn-out legal processes, and as criminals often have a sale or loan already in process, it is truly a race against the clock. While notification and monitoring systems may be beneficial for low-risk properties, these companies do absolutely nothing to prevent the financial crime of moderate to high-risk properties. So, what is the answer? How do homeowners and landowners prevent home title theft? One word: EquityProtect. 

EquityProtect is a preventative fraud system specifically designed to prevent the financial portion of home title theft. Through EquityProtect’s patented two-factor authentication technology, akin to the major financial institutions, coupled with its copyrighted documents, EquityProtect locks down a homeowner’s title in unprecedented fashion. It is the only company of its kind and is the only company that can truly protect your equity. If you would like to have your property evaluated for risk of home title theft, visit equityprotect.com for their free risk evaluation tool, or contact their office at (888)213-2959. Mention you’re a member of AMAC or use promo code AMAC20 to save 20% off on the setup fee.    

Bottom line, owning your home through an LLC or trust may help with liability or estate planning, but it won’t stop a determined criminal from filing a fake deed. Vigilance, monitoring, and timely action are the only real safeguards against deed theft in today’s digital age.