Recently, one of our clients asked a question about property fraud in Massachusetts. They had heard something about it on the radio and weren’t sure if it was a real issue or not.
If you own property in Massachusetts, you should be aware of quitclaim deed fraud. It sounds boring and technical but trust me—this is the kind of scam that can completely ruin your life. We’re talking about criminals who steal your house right out from under you, and you might not even know it’s happening until it’s too late.
What is Quitclaim Deed Fraud?
Picture this: Someone walks into your local Registry of Deeds office with fake paperwork that says you’re giving them your house. They file the documents, and boom—according to the official records, they now own your property. Then they can sell it, take out loans against it, or rent it out to make money. Meanwhile, you’re at home, completely clueless that some stranger just became your new “landlord.”
The FBI’s Boston office has been tracking this issue, and the numbers are quite alarming. From 2019 to 2023, just in New England alone, over 2,300 people got scammed out of more than $61 million. And that’s probably way lower than the real number because lots of people don’t even realize that this has occurred or are embarrassed to report.
Who Is Being Targeted?
These scammers aren’t just picking random houses. They’re strategic about it:
- Empty lots or vacation homes (because you’re not checking on them every day)
- Properties without mortgages (less paperwork to deal with)
- Out-of-state owners (again, you’re not watching as closely)
- Elderly folks (unfortunately, they’re often seen as easier targets)
- Properties where the owner died and the family hasn’t sorted out the paperwork yet
- People having money troubles (when you’re stressed about finances, you might not notice other red flags)
The sneaky part? These criminals love remote closings because nobody must meet face-to-face. They can use fake IDs and nobody’s the wiser.
Red Flags That Should Make You Go “Hmm…”
Your “Spidey” senses should start tingling if:
- Your property tax bill suddenly stops showing up in your mailbox
- The water bill for your vacant property jumps way up for no reason
- You’re scrolling through Zillow and—surprise!—your house is for sale
- You get random paperwork about loans you definitely didn’t take out
- Your neighbors mention weird people hanging around your property
- Someone’s posting about your property on Facebook (and it’s not you)
Massachusetts Has Your Back: Free Fraud Alerts
Here’s the cool part: Massachusetts has established safeguards to help homeowners protect themselves. Counties across the state offer free “Consumer Notification Services” that essentially act as watchdogs for your property.
How These Services Work
Think of it like a Google Alert, but for your house. The system watches your county’s property records 24/7. The second someone files paperwork with your name or address on it, you get an email saying, “Hey, someone just recorded a document about your property. You might want to check this out.”
Now, these alerts can’t stop someone from initially filing fake paperwork (the clerks must accept documents that appear legitimate), but they’ll tip you off quickly so you can take action.
What Each County Offers
Norfolk County: You can monitor up to 2 names in any of their 28 towns. Register William O’Donnell set this up specifically because he knows property fraud is getting out of hand.
Suffolk County: Covers Boston, Chelsea, Revere, and Winthrop. You can monitor up to 3 different properties, which is generous.
Middlesex County: Both the North and South registries have their own systems. You can track 3 properties, and they’ll alert you about any documents that mention your name, address, or even specific book and page numbers.
Essex County: The Southern Essex Registry lets you watch up to 5 properties. Five! That’s great if you’ve got investment properties or family land.
Setting Up Your Early Warning System
Getting signed up is actually quite easy:
- Hit up your county’s Registry of Deeds website (just Google “[your county] Massachusetts Registry of Deeds”)
- Look for something like “Consumer Notification Service” or “Property Fraud Alert”
- Make a free account (all you need is an email)
- Add your property info (name, address, whatever they ask for)
- Confirm through email and you’re good to go
You can also go to the Secretary of State’s office for the Commonwealth of Massachusetts at cns.masslandrecords.com and create an account.
Fair warning: Since these systems search by name, you might get alerts for other people who have the same name as you. Don’t panic, just check the actual document to see if it’s really about your property.
Other Ways to Keep the Bad Guys Away
The notification service is a great first step, but don’t stop there. Here’s how to make yourself a difficult target for this fraud:
Be a Detective About Your Own Property
- Set up Google Alerts for your address (seriously, do this right now)
- Check Zillow, Redfin, and other real estate sites every month or so
- Search Facebook and Instagram for your address occasionally
- Log into your county’s property records website and poke around
Stay Connected
- Make sure all your bills come to the right address
- If you’ve got a vacant property, have neighbors keep an eye on it
- Visit your properties in person occasionally
- Keep everything maintained so it doesn’t look abandoned
Don’t Make It Easy for Scammers
- Never sign anything you don’t understand
- Avoid remote closings if you can help it
- If someone wants to do business with you, make them prove who they are in person
- Keep important documents somewhere safe
- Tell your Registry of Deeds if you move
Trust But Verify
- Look up phone numbers independently instead of just calling the number someone gives you
- Make sure notaries are licensed
- Ask for recent bills or documents that only the real owner would have
- Only work with licensed real estate people (and verify their license too!)
What to Do If Something Fishy is Going On
If you get one of those notification emails or something just feels wrong:
- Check out the document immediately on your county’s Registry website
- Call your Registry of Deeds if the document looks sketchy (they know what normal paperwork should look like)
- Call the police if you think someone’s trying to steal your property
- Contact the Massachusetts consumer hotline at (617) 727-8400 (Attorney General) or 617-973-8787 (Secretary of State)
- Get a lawyer if things are getting serious
- Move fast—the FBI says if you catch it within 72 hours, you’ve got a much better shot at stopping wire transfers and getting money back
Why This Matters More Than You Think
Property fraud isn’t just some rare thing that happens to other people. The FBI calls it “one of the fastest growing white collar crimes in America.” These scammers are becoming increasingly sophisticated, targeting regular people like you and me.
The beautiful thing about these Consumer Notification Services is that they level the playing field. You don’t need to be a legal expert or hire expensive monitoring services—your county government has got your back for free.
Stop Reading and Start Protecting
Seriously! Stop scrolling and go sign up for your county’s notification service right now. It takes about 5 minutes, it’s free, and it could save you from a nightmare scenario where you’re fighting in court to get your own house back.
Here’s your to-do list for today:
- Sign up for your county’s Consumer Notification Service (yes, right now!)
- Check your property records online to make sure everything looks right
- Set up those Google Alerts for your address
- Tell your neighbors to let you know if they see anything weird
- Update your contact info with the Registry if you’ve moved recently
Nobody wants to think about this happening to them because it’s scary. But you know what’s scarier? Having someone steal your house and then finding out about it when you get evicted from your own property!
These notification services aren’t magic; they can’t stop bad guys from trying to pull a fast one. However, they can ensure that you find out about it quickly enough to fight back. And in the world of property fraud, finding out quickly is almost everything.
Your house is probably the most expensive thing you’ll ever own. Isn’t it worth spending 5 minutes to protect it?
Founded by a nurse attorney and with offices in Acton, Andover, and Sudbury, Massachusetts, Generations Law Group helps families navigate the complex areas of estate planning and elder law to inform and protect loved ones of every generation.
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