ACRIS (Automated City Register Information System) is NYC's repository for recorded property documents. Knowing how to read a deed is a fundamental skill for anyone in NYC real estate. Here is a practical guide.
Types of NYC Deeds
- Bargain and Sale Deed (DEED): The most common type for residential sales. Warrants that the grantor has not encumbered the property but makes no warranty against prior claims.
- Bargain and Sale Deed with Covenants (DEEDO): Includes a covenant that the grantor will defend against claims arising from their ownership period.
- Warranty Deed: Provides the strongest protection, warranting clear title back through the chain of ownership. Less common in NYC.
- Quitclaim Deed: Transfers whatever interest the grantor has, with no warranties. Common for transfers between family members or to LLCs.
- Executor's Deed / Administrator's Deed: Used when property transfers from an estate.
Key Fields on a Deed
- Grantor: The party transferring the property (seller)
- Grantee: The party receiving the property (buyer)
- Block and Lot: The tax lot identifier used by NYC
- Consideration: The stated price. Note: this may not reflect the actual purchase price, as NYC allows $1 consideration for certain transfers
- Recording date: When the deed was recorded with the City Register
- Document ID (CRFN): The unique City Register File Number
What to Look For
- Transfer tax stamps: NYC and NYS transfer taxes are based on consideration. If consideration is $1 but transfer tax was paid on a higher amount, that reveals the actual sale price.
- Restrictions and covenants: Some deeds include restrictions on use, development, or transfer
- Easements: Referenced in the property description section
- Subject to clauses: May reference existing mortgages, liens, or other encumbrances the buyer is accepting
Common Red Flags
- Quitclaim deeds in a sales chain (may indicate title defects)
- $0 or $1 consideration (may indicate non-arm's-length transfer)
- Frequent transfers in short periods (could indicate fraud or flipping)
- Correction deeds filed after the original
Using RegWatch for Title Research
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