Philadelphia's deed books survive without a break from the county's start in 1682, and the City still keeps them1,2. The Recorder of Deeds, the office that records and keeps them, is no longer separate. In 1953 it merged into the City's Department of Records1.
The same office now takes deed fraud reports: 159 in 2025, and 152 more by Oct. 12, 20263. In a city of more than 580,000 properties, that is still rare4. This playbook uses the City's own tools, in three parts.
Who is the Philadelphia recorder of deeds now?
The Department of Records. Its commissioner, James Leonard, "serves as the Recorder of Deeds for Philadelphia." He has led the Department since April 20165.
The Department records deeds and mortgages and keeps them as public records6. A deed is the document an owner signs to hand a home over, from the grantor (the person giving it) to the grantee (the person receiving it). Together, recorded deeds show who holds title, meaning legal ownership.
You will deal with two rooms in City Hall, 1400 John F. Kennedy Blvd.:
- Room 111, recording: by appointment only (email appointments.records@phila.gov), weekdays 8 a.m. to 3:30 p.m.6
- Room 154, copies and fraud reports: weekdays 8:30 a.m. to 3:30 p.m. Fraud reports need no appointment2,7.
The office's history, and its newer fraud tools, in brief:
- 1682William Penn's "Great Law" requires deeds to be "enrolled or registered within Six months"1.
- 1715A Recorder of Deeds office is created, and each county keeps its own deed books1.
- 1953Philadelphia's Recorder of Deeds merges into the Department of Records1.
- 2008City Council Bill No. 080424-A adds a name check on deeds8.
- 2019Fraud Guard email alerts launch9.
- 2025Deeds get a check that the signer was alive10.
- 2026Bill No. 250574 lets fraud victims seek a transfer tax refund11,12.
Search: where can I see a Philadelphia deed for free?
Use Atlas, the City's free property map. Type your address and open the Deeds section to see the documents recorded on your property since December 199913.
- Go to atlas.phila.gov. Search by address or by OPA account number, the number the Office of Property Assessment gives each property13.
- Open Deeds. Each document shows an ID, date, type, grantor and grantee.
- Click a document to see "a view-only, watermarked unofficial copy" at no cost13.
- Read the newest entries first. A deed or loan you don't recognize is your cue for Part 3.
- Give new filings time. After a purchase or refinance, it takes two to four weeks before new documents show up in searches2.
Atlas has limits. The City says its list "may not be a complete history of title for the parcel" (the piece of land)13. For older records or clean prints, the Department has other tools.
Which Philadelphia property records show what?
Atlas and Property Search are free. Clean prints and the oldest deed books cost money.
| Tool | What it shows | Cost |
|---|---|---|
| Atlas | Documents recorded since December 1999, by address, with watermarked copies | Free |
| Property Search (property.phila.gov) | Assessed value, building details and sales history | Free |
| Philadox (Department of Records) | Deeds and other records from 1974 on, with watermarked copies online | Printing needs a pass: $15 a day, $60 a week, $125 a month or $750 a year |
| Historical deeds site | Images of deed books from 1683 to 1974 | Paid subscription |
| City Hall, Room 154 | Copies of recorded documents, in person or by mail | $2 a page, plus $2 to certify a copy |
Sources: Atlas13, Find property information14, Get a copy of a deed2, historical records site15, Department of Records fees16.
Searching Philadox by name? The City's portal advises you to "search all possible spelling variations of names"8.
Watch: how does Philadelphia's free Fraud Guard alert work?
Fraud Guard is a free email alert from the Department of Records. Register your name, and it emails you when the Department records a document that names you17.
At its 2019 launch, the City said the email comes about 30 days after a document is recorded. It also said any member of the public can ask for an alert when "a specified name appears" in a recorded document9. So a grown child can watch a parent's name too.
- Open the City's Fraud Guard sign-up page. Its "Deed Fraud Guard website" link opens the Records Public Access Web17.
- Read the notice, tick "I'm not a robot" and click "I Accept"8.
- Give your name and email. "You just need to provide your name and email," the City says18. Use your name the way it is written on your deed.
- Open the linked copy of the document when an alert comes. If you didn't sign it, go to Part 3.
Notaries, the officials who check a signer's ID and stamp the document, can sign up too. A notary whose stamp was forged can record a notary affidavit, a sworn statement, for free17.
Many counties run free alerts like this one. Our map of free county alerts compares them, state by state.
Do Philadelphia owners also get letters in the mail?
Yes. The Department mails a letter to the current owner each time a new deed or mortgage is filed on the property19. The District Attorney's Office calls this the Document Notice Program and asks owners to keep their mailing address current20.
The letter is slow, though. In 2019 the City said the paper notice "can at times take up to a few months to receive"9.
What does the City check before it records a deed?
Since 2008, it matches names. Since late August 2025, it also checks whether the signer was alive8,21.
- Name match. The seller's name on a new deed is checked against the buyer's name on the deed before it. Estates, trustees, companies and people signing for someone else under a power of attorney must add papers. Lawyers and title companies may skip these rules by filing an affidavit8.
- Death check. The Department checks "if the person signing over a property was alive when they signed the papers," for deeds brought in person or sent by mail10. The check uses the Death Master File, a Social Security Administration list of people who have died. The City calls the system "the first of its kind in the country"22.
These tools have limits.
- Fraud Guard can't stop a filing. It emails you only once a document is already on record.
- It watches a name, not an address. The alert follows the name you register.
- The death check can't spot a living owner's forged signature. It asks only whether the signer had died.
- The Department doesn't investigate. "The department doesn't carry out investigations," its FAQ says19.
- None of these removes a fake deed. That takes a court order19.
Act: what do I do if someone steals my deed in Philadelphia?
Report it to the Department of Records, the police and the DA's Office. Then get legal help with a quiet title action, because only a judge can undo the deed19.
A quiet title action is a court case in which a judge decides who owns a property. Our quiet title guide explains it, and the steps below are the Philadelphia parts.
- Save the proof: the Fraud Guard email or City letter, and the document ID shown in Atlas.
- Report it to the Department of Records through its online form, at (215) 686-2290 or records.info@phila.gov, or in City Hall, Room 1547.
- File a police report at any police station19.
- Call the DA's Economic and Cyber Crime Unit at (215) 686-990219.
- File a quiet title case in Philadelphia's Court of Common Pleas. The courts post a fill-in "Fraudulent Conveyance Quiet Title Package"23. Free legal aid is listed below.
- Get the order's wording right. For the Records Commissioner to sign a new deed, the order must specifically direct it. The Department warns: "A general court order about the property won't be enough." If the order says recording is "without payment of fees and taxes," you won't owe either19.
- Ask for the transfer tax back. Realty transfer tax is the tax paid when a property changes hands. If the thief paid the City's share, the order must direct the Department of Revenue to refund you, and you must petition within three years of the order11.
The Department processes court-ordered deeds within 10 business days19. WHYY reported that the average cost to get a home back could reach $10,000 or more. Community Legal Services estimates the average refund at $3,000 to $5,00024.
What do Philadelphia deed theft cases look like?
One of the most persistent forms is forging the signature of an owner who has died, Records Commissioner Jim Leonard said in 202525. In the experience of Community Legal Services, victims are "seniors, people with tax delinquencies, people with mortgage delinquencies, and especially homes where the record owner is dead"24. For how these schemes work in any county, see our deed theft guide.
Deed fraud reports by mid-October 2026 nearly matched all of 2025
Reports to the Department of Records in selected years. A report is a claim, not a proven case. The 2026 count runs to October 12.
Show the numbers
| 2018 | 136 |
|---|---|
| 2023 | About 130 |
| 2024 | 111 |
| 2025 | 159 |
| 2026 so far | 152 |
Sources: WHYY26 (2018), The Philadelphia Inquirer27 (2023), PhillyVoice25 (2024), NBC103 (2025 and 2026).
Reports are up, but Leonard cautioned that this does not necessarily mean more fraud is happening. He said the numbers could reflect easier reporting, now possible from a phone or tablet3. District Attorney Larry Krasner believes more fraud happens than gets caught3.
Who can help with deed fraud in Philadelphia?
Start with the Department of Records and the DA's fraud line. For the court case, use free legal aid or the court's help center in City Hall.
| Who | What for | How to reach them |
|---|---|---|
| Department of Records | Fraud reports, Fraud Guard, copies | (215) 686-2290, records.info@phila.gov, City Hall Room 154 |
| Philadelphia Police | A police report | Any police station, or call 911 to file a report with your district |
| DA's Economic and Cyber Crime Unit | A criminal referral | (215) 686-9902 |
| Pennsylvania Attorney General, consumer protection | A consumer complaint | (800) 441-2555 |
| Register of Wills, Title Clearance Unit | A home still in a late relative's name | (215) 686-6262, TCU@phila.gov, City Hall Room 183 |
| Elder Justice and Civil Resource Center | Court process help and referrals, with a focus on people 60 and older | City Hall Room 278, (215) 686-7027 |
| Community Legal Services, Philadelphia Legal Assistance, Philadelphia VIP | Free legal help for low-income Philadelphians | CLS 215-981-3700, PLA (215) 981-3800, VIP (215) 523-9550 |
| Philadelphia Bar Association Lawyer Referral | Finding a private real estate lawyer | (215) 238-6333 |
Sources: Department of Records7,19, District Attorney's Office20, Title Clearance Unit28, Elder Justice and Civil Resource Center29, CLS30, PLA31, VIP32.
We checked every phone number, room and link above on October 25, 2026. Homes stuck in a late owner's name need extra care: the City says these "tangled titles" are "vulnerable to foreclosure and deed fraud"28.
Frequently asked questions
How much does it cost to record a deed in Philadelphia?
How do I record a deed in Philadelphia?
Email appointments.records@phila.gov for an appointment, then bring the notarized deed to City Hall, Room 111. Businesses can record online through e-recording vendors such as Simplifile. The City advises against preparing a deed yourself and lists Community Legal Services, SeniorLAW Center, Philadelphia Legal Assistance and the Philadelphia Bar Association for help6.
How do I get a copy of my deed in Philadelphia?
How can I find out who owns a property in Philadelphia?
Is deed theft illegal in Pennsylvania?
Check your deed on Atlas today
Look up your address and open Deeds. Then sign up for Fraud Guard. If a parent owns a home in the city, their name can be watched too.
Open AtlasHow Still My Home worksSources
- Tracing Philadelphia Property Deeds, J.M. Duffin, Philadelphia Department of Records (PDF), 2010, file updated December 26, 2013
- Get a copy of a deed or other recorded document, City of Philadelphia, checked October 25, 2026
- Philadelphia deed fraud reports surge as homeowners fight to protect property, Valeria Aponte Feliciano, NBC10 Philadelphia, October 12, 2026
- City of Philadelphia to mail 2027 property assessments and launch expanded outreach to connect homeowners to tax relief, City of Philadelphia, June 30, 2026
- Department of Records (Commissioner James P. Leonard's biography), City of Philadelphia, checked October 25, 2026
- Record a deed or other document, City of Philadelphia, Department of Records, checked October 25, 2026
- Report suspected deed or mortgage fraud, City of Philadelphia, checked October 25, 2026
- Records Public Access Web: disclaimer and 2008 recording notice, Philadelphia Department of Records, checked October 25, 2026
- City releases free online Fraud Guard tool and website for deed fraud, City of Philadelphia, October 30, 2019
- Protecting your home: New system stops deed fraud before it happens, Philadelphia Department of Records, September 4, 2025
- Request a deed fraud Realty Transfer Tax refund, City of Philadelphia, Departments of Records and Revenue, checked October 25, 2026
- Mayor Cherelle L. Parker's public schedule for Tuesday, February 10, 2026 (Bill No. 250574), City of Philadelphia, February 9, 2026
- Atlas, Deeds section, City of Philadelphia (read for City Hall, 1400 John F. Kennedy Blvd.), checked October 25, 2026
- Find property information, City of Philadelphia, checked October 25, 2026
- Historical Land and Vital Records search site, Philadelphia Department of Records, checked October 25, 2026
- Document recording and service fees, Philadelphia Department of Records, checked October 25, 2026
- Sign up for deed fraud protection, City of Philadelphia, checked October 25, 2026
- Own property in Philadelphia? Get free deed fraud protection with Fraud Guard, Philadelphia Department of Records, September 6, 2022
- Frequently asked questions, Philadelphia Department of Records, checked October 25, 2026
- Economic and Property Crimes, Philadelphia District Attorney's Office, checked October 25, 2026
- Philadelphia created an automated system that checks whether home sellers are dead, Michaelle Bond, The Philadelphia Inquirer, September 5, 2025
- Philadelphia launches new tool to stop deed fraud, Philadelphia Department of Revenue, November 10, 2025
- Fraudulent Conveyance Quiet Title Package, First Judicial District of Pennsylvania, Court of Common Pleas of Philadelphia (PDF), file updated November 28, 2023
- New bill helps cover costs associated with fraudulent home theft in Philadelphia, Tom MacDonald, WHYY, February 10, 2026
- Philly implements new system to target deed fraud involving forgeries of dead owners, Molly McVety, PhillyVoice, September 4, 2025
- Philly steps up fight against deed fraud with new tools, Ryan Briggs, WHYY, October 30, 2019
- Philadelphia officials try to close tax loophole that allows refunds for people who steal homes, The Philadelphia Inquirer, republished by CPA Practice Advisor, December 4, 2025
- Get help with clearing your home's title, City of Philadelphia, Register of Wills Title Clearance Unit, checked October 25, 2026
- Elder Justice and Civil Resource Center, First Judicial District of Pennsylvania, checked October 25, 2026
- Community Legal Services of Philadelphia, checked October 25, 2026
- Philadelphia Legal Assistance, checked October 25, 2026
- Contact Philadelphia VIP, checked October 25, 2026
- Realty Transfer Tax, City of Philadelphia, checked October 25, 2026
- District Attorney Larry Krasner announces charges against notary public for 21 house thefts, Philadelphia District Attorney's Office, April 30, 2025
- House Bill 1406, 2025-2026 Regular Session, Pennsylvania General Assembly, checked October 25, 2026
- House unanimously passes Rabb bill to crack down on deed fraud, Pennsylvania House Democratic Caucus, June 24, 2025
- City man who fraudulently obtained titles to multiple Philadelphia properties sentenced to six years in prison, U.S. Attorney's Office, Eastern District of Pennsylvania, July 10, 2025
