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
While ACRIS provides the raw documents, RegWatch's free title search gives you the current owner instantly. The full ownership chain, mortgage records, and title abstracts — ACRIS data organized into an actionable format — unlock with a Full Analysis report or a RegWatch Pro subscription.