The Moonhouse and the Pale Blue Dot. Illustration from photo, Astronautcenter Cologne.
AG Letitia James secures first-ever criminal conviction under state’s Home Equity Theft Protection Act
New York Attorney General Letitia James, last week, has secured the first-ever criminal conviction under the Home Equity Theft Protection Act (HETPA). Former Rockland County real estate agent Oscar Dais pleaded guilty this week to forging the signature of a homeowner in a brazen attempt to steal her property while it was under foreclosure.
The conviction, announced on September 24, marks a historic moment in New York’s fight against deed theft — a crime that has disproportionately affected vulnerable homeowners, particularly in communities of color.
“No New Yorker should have to fear that the home they own will be stolen from them,” said AG James. “I will continue to use every tool at my disposal to fight deed theft throughout our state and bring scammers like Oscar Dais to justice.”
The Crime: Forged Signatures and Stolen Property
In August 2021, Dais forged the signature of Monique Hill, whose Rockland County home was in foreclosure due to mortgage default. Hill was unaware of the forgery — and was in the Dominican Republic at the time.
Dais not only forged her name on a falsified deed but used her former married name, Monique Clark, likely to avoid suspicion. He then had the fake document falsely notarized and filed it with the Rockland County Clerk, transferring ownership of the home to a company he secretly controlled.
It wasn’t until two months later, in October 2021, that Hill discovered the fraud and reported it to the Office of the Attorney General (OAG). She later filed a civil lawsuit, which remains ongoing. This week, Dais pleaded guilty in Rockland County Court to felony forgery and violating the Home Equity Theft Protection Act — marking the first criminal conviction under the 2007 law.
As part of the plea deal:
- Hill’s property will be restored, voiding the fraudulent deed.
- Dais must pay restitution to the victim.
- He faces further sentencing in accordance with state law.
What Is HETPA?
The Home Equity Theft Protection Act was designed to safeguard homeowners in foreclosure or financial distress from exploitative “investors” and buyers. The law mandates transparent contracts, fair terms, and a right to cancel, protecting vulnerable property owners from being duped out of their homes.
In 2023, Attorney General James pushed to expand HETPA to include protections for homeowners facing utility liens, strengthening its impact.
A Pattern of Abuse — and a Crackdown
This conviction is part of a broader campaign by AG James to crack down on real estate scams and deed theft across New York:
- August 2025: Two charged for stealing the home of an elderly woman in Queens.
- February 2025: Queens woman charged with stealing neighbor’s home and finances.
- October 2024: Three scammers arrested for stealing over $250,000 and a Bronx resident’s childhood home.
With each case, James’s office is reinforcing its commitment to protecting homeowners, particularly those struggling with foreclosure or aging in place.
Deed theft often targets elderly homeowners, non-English speakers, or individuals facing foreclosure. Scammers forge signatures, falsify documents, or manipulate contracts to gain ownership of properties.
“This conviction proves that scammers will be held accountable — and that the law is catching up with the con,” said AG James.
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