A deed is the signed paper that hands a property from a seller to a buyer. In Washington, DC, deeds are recorded at one office, the Recorder of Deeds. Those records are the public proof of your title, which is your legal right to own your home.
The office's fees page says it "does not check if a document is legally valid"1. That question usually goes to the DC Superior Court1. So it pays to know DC's laws, how to check your own records and what to do if something looks wrong.
New to the topic? Our deed theft guide explains how these schemes usually unfold.
What DC laws and cases cover forged deeds?
Forging a deed can bring up to 10 years in prison in DC, and a 1902 law targets deeds recorded to extort an owner. The Attorney General has also gone to court to protect older owners' titles.
- 1881 to 1886Frederick Douglass serves as DC's Recorder of Deeds2.
- 1901A DC law opens property records "to the public for inspection free of charge"3.
- 1902Recording a deed on land you have no claim to, in order to extort the owner, becomes a crime. The penalty is a fine of at least $1,000, up to 180 days in jail, or both4.
- 1982Forging a deed or a public record can bring up to 10 years in prison5.
- March 2013DC allows transfer on death deeds, which pass a home to someone you name when you die6.
- Nov. 2021The Attorney General wins its case against a son it said had moved his mother's home into his name without her consent. He used a power of attorney, a legal right to act for her. A court returned her title in her own case, and he must pay a $5,000 civil fine7.
- Aug. 2023The Attorney General warns owners about scams that ask you to "temporarily" hand over your deed8.
- Nov. 2023 to Sept. 2024The Attorney General sues renovation company Curbio, saying it clouded the titles of over 100 DC properties with liens and deeds of trust. Those are claims and loans tied to a home. Curbio settles for $7.5 million and agrees to stop using deeds of trust in its contracts9,10.
- Feb. 2025Bill B26-0134 would let deeds recorded from 1994 to 2022 stand despite harmless errors, such as "a smudged notary seal." A notary is the official who confirms who signed. The bill is still under Council review11.
Have forged deeds been recorded in DC?
Yes, but public cases are uncommon. We found two since 2015, and both began with a paid-off home owned by older people13,14. In DC, the U.S. Attorney's Office is "both the local and the federal prosecutor," so these cases show up as federal press releases12.
Prosecutors said those owners "have faced difficult and lengthy proceedings" to get the homes back in their own names14. For how often this happens nationwide, read our guide on whether home title theft is a real problem.
How do I search and get copies from the DC Recorder of Deeds?
Register for free on the Official Records Search, look up your name, then buy a download or order a copy if you need one. Online images go back to August 192115.
- SSL
- Square, suffix and lot. It is DC's ID for each piece of land, like a parcel number elsewhere.
- Instrument number
- The number the Recorder gives each recorded document.
- Certified copy
- A copy the office marks as a true copy of its record.
- Find your SSL. Type your address into the MyTax.DC.gov Real Property Search. The result shows the SSL, the owner name on file and the assessed value16.
- Register for the records search. Go to washington.dc.publicsearch.us and sign up with your name, email and a password of at least 10 characters. Searching and viewing images is then free17.
- Search your own name. The Recorder suggests this to "review any documents, liens or releases recorded in your name"18. Look for any deed or deed of trust you don't know about.
- Download or order a copy. A download costs $4.00 a document plus $1.50 per transaction. Copies from the office cost $2.25 a page, plus $2.25 a document to certify17,18.
- Order by mail if you can't go in. Send the instrument number and a check payable to "DC Treasurer" to 1101 4th Street SW, Suite 500, Washington, DC 2002418.
The search site is run by a private company, not the DC government, as the Recorder's own page points out19. To go in person, the office is open 8:30 am to 4 pm for copies and other services, and 9 am to 3 pm for recording. You can book an appointment online18,19.
Staff can't give legal advice, help fill out forms or do title searches for a purchase18.
| What you want | Where | Cost |
|---|---|---|
| Search and view images | Official Records Search, after free sign-up | Free |
| Download a document | Official Records Search | $4.00, plus $1.50 per transaction |
| Copy from the office | 1101 4th Street SW, Suite 500, or by mail | $2.25 a page, plus $2.25 a document to certify |
| Record a deed, including a transfer on death deed | Recorder of Deeds | $30.00 |
| See the owner on the tax roll | MyTax.DC.gov | Free |
Sources: Recorder of Deeds FAQs18, Official Records Search17, form ROD 3920, MyTax.DC.gov16, checked October 25, 2026.
How does a DC transfer on death deed work?
A transfer on death (TOD) deed names who gets your DC home when you die, so the home skips probate, the court process that settles an estate. It costs $30.00 to record and only works if it is recorded before you die.
DC has allowed TOD deeds since March 19, 20136. The Recorder's fill-in form is ROD 39, revised in October 202620.
The deed has no effect until you die. While you live, you can sell the home, borrow against it or cancel the deed6,20.
Why DC owners use one
- No probate for the home.
- You stay in charge. You can still sell, refinance or change your mind.
- No sign-off needed. The person you name doesn't have to know or agree.
- A backup name. You can name an alternate beneficiary, who inherits if your first choice dies before you.
What to weigh first
- Timing. It has no effect unless it is notarized and recorded before you die.
- Canceling takes paperwork. Tearing up a recorded deed doesn't cancel it, and neither does a will.
- Debts come along. The home passes with any mortgage or lien still on it.
- Estate bills. The person you name can be held liable for some of your estate's debts.
To cancel a recorded TOD deed, you record a revocation form, a new TOD deed, or a deed that transfers the home and says it cancels the TOD deed20. The form is also blunt about pressure:
"Do not complete this form under pressure. Seek help from a trusted family member, friend, or lawyer."
Is there a free property fraud alert in DC?
We found none. The Recorder of Deeds' pages list no free alert service, as of October 25, 2026.
Many counties do offer one, and our county-by-county alert list shows where. In DC, these free checks take a few minutes:
- Search your name on the Official Records Search two or three times a year.
- Check that MyTax.DC.gov still lists you as the owner.
- Open every property tax bill. A bill in a new name is a warning sign.
- Never "temporarily" sign over your deed so someone will pay off your mortgage or taxes. The Attorney General calls this a scam8.
- Have someone you trust read any "refinance" papers. In some DC scams, they were "actually deed transfer documents"8.
What should I do if a forged deed is recorded on my DC home?
Get a copy, report it and get legal help soon. Whether a recorded deed is valid is usually decided by the DC Superior Court, not the Recorder1.
- Get a copy of the deed. Download it, or order a certified copy from the Recorder's office. Write down the instrument number.
- Report it. Call the police. If an older person was targeted, also call the Attorney General's Elder Justice line.
- Get free legal help if you qualify. DC residents 60 and older can call Legal Counsel for the Elderly. Anyone can call the DC Bar's recorded legal information line.
- Ask a lawyer about a court case. A lawyer can ask the DC Superior Court to cancel the deed. Our guide on what to do if a fraudulent deed is filed walks through each step.
| Who | For | Contact |
|---|---|---|
| Recorder of Deeds | Copies and record questions | (202) 727-5374, RODSupport@dc.gov |
| Metropolitan Police Department | A police report | (202) 727-9099, or 911 in an emergency |
| Attorney General, Elder Justice | Scams against older residents | 202-727-3807, ElderJustice@dc.gov |
| Attorney General, Consumer and Tenant Response | Scams and problems with a business | 202-442-9828, consumer.protection@dc.gov |
| Legal Counsel for the Elderly | Free legal help, age 60 and up | 202-434-2120, by appointment |
| DC Bar Legal Information Help Line | Recorded legal information, 24 hours a day | 202-626-3499 |
Sources: Recorder of Deeds18,19, Metropolitan Police Department21, Office of the Attorney General22,23, Legal Counsel for the Elderly24, DC Bar Pro Bono Center25, checked October 25, 2026.
Frequently asked questions
Does DC have a transfer on death deed?
Yes. DC has allowed transfer on death deeds since March 19, 2013. You fill in form ROD 39, sign it before a notary and record it with the Recorder of Deeds for $30.00 before you die.
How to look up property owners in DC?
Type the address into the MyTax.DC.gov Real Property Search. It shows the owner name on the tax roll and the square, suffix and lot. To see the recorded deed itself, register for the free Official Records Search.
Are DC property records public?
Yes, a DC law from 1901 says property records "shall be open to the public for inspection free of charge." Online, you register for free to search and view images. Downloads and certified copies cost extra.
Where can I find a copy of my deed in DC?
Search your name on the Official Records Search and download the deed for $4.00 plus a $1.50 fee per transaction. You can also order a copy from the Recorder's office in person or by mail with the instrument number. If you just recorded a deed, the original comes back by mail in 4 to 6 weeks.
What are the negatives of a transfer on death deed?
In DC, it has no effect unless it is recorded before you die, and a will can't cancel it. The home passes with any mortgage or lien still on it. The form also warns that keeping it secret "might make it easier for others to commit fraud."
Can you do a transfer of deed without a lawyer?
Often, yes. DC's TOD form tells owners to "Complete this form" and have it notarized, and it only suggests that you "consider consulting a real estate attorney or title company." The Recorder's staff can't give legal advice or help fill out forms.
Start with a free search of your own name
Register for the Official Records Search and look up your name. It takes a few minutes and costs nothing. Then see what a recorded notice adds.
Search DC land recordsSee how Still My Home worksFees, phone numbers and links on this page were checked on October 25, 2026.
Sources
- General Recording Requirements and Fees, DC Office of Tax and Revenue, Recorder of Deeds, checked October 25, 2026
- Frederick Douglass, National Park Service, Frederick Douglass National Historic Site, checked October 25, 2026
- D.C. Code § 42-1206, Public inspection of records, Council of the District of Columbia, checked October 25, 2026
- D.C. Code § 22-1402, Recording deed to land without color of title, Council of the District of Columbia, checked October 25, 2026
- D.C. Code § 22-3242, Penalties for forgery, Council of the District of Columbia, checked October 25, 2026
- D.C. Code §§ 19-604.01 to 19-604.19, Uniform Real Property Transfers on Death, Council of the District of Columbia, in effect since March 19, 2013
- AG Racine Announces Wins in Two Lawsuits to Protect District Seniors, Office of the Attorney General for DC, December 22, 2021
- Consumer Alert: Do You Own a Home in DC? Avoid Scams Targeting Homeowners, Office of the Attorney General for DC, August 29, 2023
- Attorney General Schwalb Sues Home Renovation Company Curbio, Office of the Attorney General for DC, November 20, 2023
- Curbio settlement announcement, Office of the Attorney General for DC, September 12, 2024
- B26-0134, Defective Deed Recordation Clarification Amendment Act of 2025, Council of the District of Columbia, introduced February 20, 2025, checked October 25, 2026
- U.S. Attorney's Office for the District of Columbia, U.S. Department of Justice, checked October 25, 2026
- District Man Sentenced to 11.5 Years in Scheme to Steal Residential Real Estate Using Fraudulent Deeds, U.S. Attorney's Office for DC, July 21, 2025
- South Carolina Man Sentenced to 18 Months in Prison for Using Forged Deeds to Steal Homes, U.S. Attorney's Office for DC, October 19, 2018
- Recorder of Deeds Document Images, DC Office of Tax and Revenue, checked October 25, 2026
- Real Property Search, MyTax.DC.gov, DC Office of Tax and Revenue, checked October 25, 2026
- Official Records Search, District of Columbia Recorder of Deeds (run by a private vendor), checked October 25, 2026
- ROD FAQs, DC Office of Tax and Revenue, Recorder of Deeds, checked October 25, 2026
- Recorder of Deeds, DC Office of Tax and Revenue, checked October 25, 2026
- ROD 39, Revocable Transfer-on-Death Deed (form), DC Office of Tax and Revenue, Recorder of Deeds, revised October 2026
- Metropolitan Police Department, Government of the District of Columbia, checked October 25, 2026
- Elder Justice, Office of the Attorney General for DC, checked October 25, 2026
- Consumer Protection, Office of the Attorney General for DC, checked October 25, 2026
- Legal Counsel for the Elderly, AARP, checked October 25, 2026
- Legal Information Help Line, DC Bar Pro Bono Center, checked October 25, 2026
