From dream to deception: The shocking reality of home theft by ‘deed scheme’
Uncovering how easily total strangers can steal your American dream (See definition of “Deed theft”* at the end of this article.)
ATLANTA GA—Melissa Sannes and her husband purchased their metro Atlanta home in 2021. But three years ago, the name of Angela Spradley showed up as a “grantee” on a deed transfer, thus making Spradley a co-owner of the house.
Sannes has never heard of Angela Spradley, who is now serving a five-year prison sentence on charges of theft by deception, forgery and filing false documents related to five Bibb County, Georgia, properties. Prosecutors called her efforts a “deed scheme.”
A deed transfer shows the LLC transferred ownership of the Sannes’ house to Spradley. Sannes said the document is fraudulent; what’s more, an LLC never owned the Sannes’ house in the first place.
“It’s absolutely shocking,” Sannes said. “We are trained to think we’ve got to hold our purses close when we’re walking through a parking lot or not leave keys in our car.
“But you never think someone’s going to come in and not just rob you of the things inside your home, but try to steal your actual home.”
The document was filed and recorded in the Fulton County Clerk’s Office in 2022. Around that time, multiple other deeds transferred various Atlanta homes to Spradley.
Other metro Atlanta families are now accusing Spradley of forging ownership records for their homes.
Up until 2025, Georgia had a loophole in state law that was exposed by past investigations.
Previously, Georgia law did not require identification when filing or transferring a deed; thus, the state did not require anyone to actually prove they own the property for the paperwork that they’re filing.
Spradley’s conviction comes as families have been forced to pursue their own deed fraud cases through civil, instead of criminal, processes.
“If you do this in our community, you’re going to be held accountable,” said Macon Judicial Circuit District Attorney Anita Howard, who credited Assistant District Attorney Jeremy Johnson.
“It was my first case like this in the office,” Johnson said. “That’s one of the reasons why I dove so deep into it. It was interesting to me.
“I didn’t realize it was so easy in that situation for something like this to happen.”
Spradley’s indictment outlined how she forged deed transfers on at least five Macon properties, one involving a couple that left their residence for an extended period of time, only to see it boarded up when they returned. The home was even put up for sale on Realtor.com.
“[Spradley] actually took the deeds into the clerk’s office and filed them on the same day,” Johnson said, adding Spradley - who pled guilty in the case - sold at least three properties for $7,500 each.
“Your home is your safe haven,” Sannes said. “You never think someone’s going to come along and try to take your actual home away from you.”
Our investigators contacted the Fulton District Attorney’s office about Spradley’s alleged local forgeries, but have not heard back.
Georgia offers a property fraud registry where you can sign up your home. It doesn’t stop fraud, but alerts you anytime paperwork is filed on your home.
Image: Malwarebytes Labs.
* Deed theft is a form of property fraud where criminals illegally transfer a property`s title to themselves by forging documents or tricking the owner, often targeting vacant, vacant, or distressed properties. Once ownership is fraudulently transferred, the criminals can sell the property, take out a mortgage, or rent it out.
How deed theft happens
- Forgery: A criminal forges the homeowner`s signature on a deed to transfer ownership to themselves.
- Fraud: A homeowner is tricked into signing their deed over to a fraudster without understanding what they are signing.
- Filing: The perpetrator files the fraudulent deed with the county recorder`s office, sometimes using a fake ID or working with an unethical notary.
- Exploiting gaps: The scheme exploits legal loopholes, with criminals often targeting vacant homes, vacation properties, or properties with liens.
The consequences of deed theft
- Loss of equity: Once the property is sold or mortgaged, the original owner loses their equity.
- Foreclosure: If a fraudulent mortgage is taken out, the owner could face foreclosure when the loan is not paid.
- Difficulty selling or refinancing: The fraudulent deed can create significant legal obstacles to selling or refinancing the property.
How to protect yourself
- Monitor property records: Regularly check your property`s title for any unauthorized transfers.
- Sign up for USPS Informed Delivery: This service can alert you to mail that is scheduled to be delivered, so you can identify if something is missing.
- Be wary of scams: Be cautious of unsolicited offers to buy your property, especially if you have a vacant property or one in a remote location.
- Review credit reports: Check your credit reports regularly for any new accounts or lines of credit opened in your name, as deed fraud can be a part of a larger identity theft scheme.
- Use title protection services: Some services can monitor your title and alert you to any changes or suspicious activity.
| Themes |
| • Dispossession • Forced evictions • Homeless • Land rights • Legal frameworks • National • Property rights • Security of tenure |
