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A squatter’s forged lease should be a forgery, not a tenancy dispute.
When police reach the door of your empty house, the person inside hands them a lease. The officer can’t tell a real tenant from a forger, so it becomes a civil matter — and you lose months in housing court.
DeedProof verifies you actually own the property, structures the sworn statement youmake under oath before a notary, and files it where an officer can find it in under a minute. We remove the officer’s uncertainty.
The decision always belongs to law enforcement and the courts. Our job is to make it an easy one.
Protected — sworn record on file
Property
1847 W 58th St
The owner swore, under penalty of perjury
“I own this property. It is vacant. It is subject to no lease.”
Declarant
Westside Holdings LLC
Notarized
June 28, 2026
Illustrative example. Fictional address and owner.
How it works
Five steps, in this order, and the order matters.
Each link is what makes the next one mean something. Skip one and the whole record is just paperwork an officer has no reason to trust.
01
We verify you're a real person
Government ID and a liveness check, through the same identity provider banks use. Nobody files anything anonymously.
02
We tie you to your LLC
Secretary of State good-standing check, plus your operating agreement. The state doesn't publish LLC membership — so your own document, plus a sworn statement, is what closes that gap.
03
We tie your LLC to the deed
County parcel and deed records confirm the entity on the deed is the entity you just proved you control.
04
You swear it, before a notary
Under oath
You state under penalty of perjury: I own this, it's vacant, there is no lease, and only these named people may enter. Online, about ten minutes. This is the step that makes lying a crime — and it only counts because steps 01–03 already happened.
05
We file it, and keep it current
Into the government records an officer can reach. Then it expires on a schedule and we make you re-swear it — because a record that isn't current is worse than no record at all.
Note what DeedProof never does here: assert anything. You make the statements, under oath. The notary witnesses them. We verify who you are, put your words in the right form, file them in the right place, and make sure they stay true.
What police see
One address. Sixty seconds. No account required.
An officer at a door at 2am is not going to create a login. So the lookup is public, works on a phone, and answers exactly one question.
Protected — sworn record on file
Verified 6 days ago
Property
1847 W 58th St
The owner swore, under penalty of perjury
“I own this property. It is vacant. It is subject to no lease. Only the individuals named below are permitted to enter.”
Declarant
Westside Holdings LLC
Notarized
June 28, 2026
Notary seal ref
RON-4471-22908
Record expires
Sept 26, 2026
Only these people may lawfully be inside
Marcus Reed
General contractor
Dana Whitfield
Property manager
Filed with
City Division of Police, 2nd District
Confirmation
VAC-2026-03318
Philadelphia Code § 10-840
A criminal or defiant trespasser is not a tenant and has none of a tenant’s rights. An owner’s sworn affidavit that no landlord-tenant relationship exists, and that no permission to occupy was given, supports an arrest for criminal trespass.
It flips the question
Without a record, the officer has to work out whether you're telling the truth. With one, the person inside has to explain why they have a lease from someone who swore under oath there is no lease.
Every line is attributed
The owner swore it. A notary witnessed it. The city holds the filing. DeedProof asserts nothing and interprets nothing — we're not asking anyone to take our word for it.
It shows its own expiry date
An officer can see how fresh the statement is and weigh it accordingly. A record that can't go stale is a record nobody should trust.
And it says nothing when we can't vouch
If a property isn't protected, the lookup reveals nothing at all — not vacancy, not ownership, not even whether we've heard of the address. Otherwise we'd be building a target list for the exact people we defend against.
Illustrative example. Fictional address and owner.
Freshness
Your record expires on purpose.
A statement that your building is empty is true on the day you swear it. It is not true forever — and a system that pretends otherwise is one that eventually helps evict somebody's real tenant.
Protected
Sworn under ten weeks ago, on file, and current. This is the only state an officer sees as a live record.
Expiring soon
Inside the renewal window. Still relied upon, but you're being asked to re-swear that it's still vacant.
Not protected
You leased it, sold it, or the window closed without a re-confirmation. We stop vouching. Silence is never treated as a yes.
Tell us you leased it, and we’ll drop the protection instantly. Free. No penalty. One tap.
We never put friction in front of the truth. If we made it costly or annoying to report a new tenant, some owners wouldn’t — and a sworn “this property is vacant” sitting on a house that now has a paying tenant is the worst thing this product could possibly do. You can always re-protect the property later.
The notary makes lying a crime. The ID check makes lying hard. Expiry is what keeps the truth true.
Kept current
The law moves. Your file moves with it.
Squatter and vacant-property law is being actively rewritten — new statutes, amended ordinances, revised county forms. A protection record is only as good as the paperwork it was filed on, and keeping up with that is our job, not yours.
Forms
Filed on the form that's current today
County recorders and police districts revise their forms without announcing it. A filing made on last year's version gets bounced by a clerk — or quietly accepted and then not found by the officer who goes looking for it at 2am. We track the current version and generate yours on it.
Statutes
We watch the ordinance and the bills behind it
The city ordinance that puts the burden on the occupant can be amended, and there are bills in the statehouse right now that would change how removal works. When something moves, you get a plain note saying what changed and a link to the text itself. We cite the law. We don't tell you what it means for your property — that's a lawyer, and we'll help you find one.
Re-filing
When a change touches your file, we redo the file
Not a link to a PDF and good luck. We regenerate the document on the current form, put it back through attorney review, route you back to the notary if the new version needs a fresh oath, and re-file it. Included — you're already paying for it.
And if the law makes part of this free, we’ll be the ones to tell you.
There are bills pending that would let a sheriff act on an owner’s affidavit alone. If one passes and it covers your situation, some of what you pay us for becomes a form you could file yourself for nothing. We will say so, in writing, to every customer it affects — and then help you file it. A monitoring service that hides a change in the law because the change is inconvenient for its own pricing is not one you should trust with a statement you swear to under penalty of perjury.
We monitor the law. We quote the law. We never interpret it for you.
What else is in the box
A record nobody can find at 2am is a record that did nothing.
The filing is the core of it. The rest of this exists so the filing actually reaches the person standing at your front door.
Posting kit for the door
A printable notice for the window and the lockbox: the property is under a filed vacancy record, the ordinance is cited by section, and a scannable code takes a responding officer straight to the lookup. It is quoted text and a link — never an assertion of ours.
A live list of who may enter
Your contractor, your property manager, your realtor, your brother-in-law with the truck. Add or remove them in a tap. That sworn list is the written permission the ordinance requires an occupant to be carrying — which is exactly why an intruder who isn't on it has a problem.
Timestamped evidence vault
Photos of the empty interior on the day you swore it was empty, hashed and timestamped on upload, alongside the raw records from every verification we ran. Six months later you can still show what the house looked like when you made the statement.
Officer-ready incident packet
Someone's inside. One tap assembles what the responding officer needs — the deed, your verified identity, your notarized statement, the ordinance text, and the entrant list that does not have their name on it — and sends a copy to your attorney. Then you call the police. That is the whole play, and it is the only one we will ever hand you.
Renewals that chase you, not the other way around
The record expires on a schedule. We remind you well ahead of it, re-swearing takes minutes, and if you ignore us the protection lapses rather than quietly persisting. Silence is never treated as a yes.
Portfolio view
Every property, every expiry date, every filing status on one screen — with per-property roles for the asset manager who actually re-swears them. Built for REO desks and operators holding a dozen vacant doors, not one.
Pricing
About the cost of one lockbox, for as long as the building is empty.
Priced monthly, because protection is only worth anything while it's current. Most vacancies run three to six months — a renovation, a turn between tenants, a listing, a probate.
$25
/ property / month
Cancel the month you sell or lease.
Typically $75–150 per vacancy
Three to six months empty, protected end to end. Compare that to one month of an unlawful-detainer action, which is where this goes if the officer walks away.
Portfolio and REO pricing available.
Everything is included
Identity, entity, and deed verification
Remote online notarization, included
Filing with the police district and the city registry
The public lookup record an officer can reach
Posting kit and the sworn authorized-entrant list
Hashed, timestamped evidence vault
Automatic expiry and renewal reminders
Statute and form monitoring — we re-file when either changes
Get started
Tell us about the property.
We're onboarding a first group of owners now. It takes a minute, and it commits you to nothing.
We reply ourselves
There is no drip sequence. A person reads what you write and emails you back about your specific property.
Do it before you need it
Verifying you own the property, swearing to its status before a notary, and filing it takes days. Nobody has ever managed it while a stranger was already inside.
Tell us if it's tenanted
If someone is lawfully living there, say so. We would rather lose the signup than build a sworn record that says a full house is empty.