# Chain of Custody & Capture Log — Island County Deed Matter

**Matter:** Suspected malicious/fraudulent deed filing affecting a cluster of parcels in
Island County, WA (Langley / Saratoga area, Whidbey Island).

**Subject parcels (owner-associated):**
- R32905-401-5010 (Parcel 401-5010) — Richard Ryan Rutter — 4927 Katya Ln, Langley, WA 98260
- R32905-400-4740 (Parcel 400-4740) — Arshavir Garibyan — 4924 Katya Ln, Langley, WA 98260

**Handling rules:** Personal legal records. Kept in a local, git-ignored folder. Not committed to
version control and not shared with third parties. Every artifact is logged with its source URL,
capture timestamp (UTC/local), and SHA-256 hash for integrity/chain of custody.

**Legal note:** This is a public-records gathering effort, not legal advice. The attorney and
title company will act on the materials.

---

## Log

### 2026-08-14 — Phase 0: Intake & setup
- Received `Malicious_deed.png` from user (originally a neighbor-provided PDF, saved as PNG).
  - Source: Chicago Title / Sentry Dynamics "geoAdvantage" plat aid, dated 6/29/26 8:36 AM.
  - SHA-256: `8367DD95D8C5A4424D59C8A7BCF626C5A76F854C13A1267E77AC324430FD3906` (2,925,128 bytes).
  - Content: two red outlines — a large cluster block and a smaller quadrilateral (likely the
    subject property) just south of Brookhaven Rd.
  - Preserved to `01_source-map/Malicious_deed.png`; logged as artifact A001.
- Created evidence folder structure and `inventory.csv`.
- Confirmed `evidence/` and `Malicious_deed.png` are git-ignored (verified via `git check-ignore`).

### 2026-08-14 — Phase 1: Georeference map & enumerate affected cluster
- Discovered Island County GIS ArcGIS REST server: `https://maps.islandcountywa.gov/arcgis/rest/services`
  (folders: AssessorFiles, Auditor, Basemaps, Planning, PublicWorks, ...). Also noted public
  viewers: ICGeoMap (`https://icgeomap.islandcountywa.gov/Html5Viewer/`), Open Data
  (`https://data-islandcountygis.opendata.arcgis.com/`), Oblique viewer, and the
  Assessor/Treasurer Property Access portal (`https://assessor.islandcountywa.gov/propertyaccess/`).
- Parcel layer used: `AssessorFiles/AssessmentLayers/MapServer/4` (fields incl. ParcelNo, PID,
  legal_desc, total_value). Owner name + situs are NOT in GIS (they live in Property Access/PACS).
- Confirmed BOTH subject parcels in GIS with matching legal descriptions:
  - R32905-401-5010 (PID 481106), total value $838,311; centroid ~ -122.44237, 48.03211
  - R32905-400-4740 (PID 481044), total value $837,013; centroid ~ -122.44364, 48.03232
  - Both map_id 735, neighborhood 4, tax area 712.
- Reconciled road naming: subject parcels front the private lane labeled **Katya Lane** (OSM),
  which runs off the E-W road shown as **Bayview Road** in OSM / **"Brookhaven Rd"** on the
  neighbor's title map (the "SLN RD" in the legal). Katya Ln is the "SUB EZ" sub-easement access.
- Georeferenced the neighbor's red rectangle against GIS + OSM road anchors
  (north = Talka/Lalka Ln ~48.0370; west of Goldsmith Rd; east = Pinewood Cir ~-122.4317;
  subject = Katya Ln). Estimated rectangle: lon[-122.4500,-122.4317], lat[48.0306,48.0368].
- Enumerated candidate affected parcels (server + centroid classification): **66 centroid-inside +
  13 boundary = 79 candidate parcels** (incl. 2 subject). Spans multiple plats: R32905-*, R32904-*,
  R33033-*, and the S7745 "Pinewood Circle" short plat. Saved AFFECTED_parcels_FINAL.csv and
  AFFECTED_map_FINAL.png (artifacts A005/A006). **ESTIMATE — authoritative set must be confirmed
  from the recorded instrument's legal description/exhibit.**
- Artifacts A002-A006 logged in inventory.csv.

### 2026-08-14 — Phase 3: Auditor recorded documents (EagleWeb)
- System: Island County Auditor Tyler **EagleWeb** at `https://auditor.islandcountywa.gov/recorder/web/`
  (public login, no credentials). Document images viewable; certified/printable copies may carry a fee.
- Confirmed subject's legitimate chain via doc 4565727 (WD 10/16/2023 BLOOM ELKE T ->
  RUTTER RICHARD RYAN, RUTTER KATYA GARIBYAN; indexed Sec 5 Twp 29 Rng 3E).
- Searches performed (all captured):
  - Both-Names = RUTTER (36 results): only legit Rutter records; nothing malicious for Richard Ryan.
  - Both-Names = GARIBYAN (94 results): family long tied to area; recent items all legit (2023 mortgage/satisfactions).
  - Parcel # = R32905-401-5010 (6 docs) and R32905-400-4740: only legitimate chain + mortgages.
  - PLSS Section 5 / Twp 29 / Rng 3E, deed types since 2024 (8) and ALL types since 2024 (32): all normal.
  - PLSS Section 4 / Twp 29 / Rng 3E, ALL types since 2024 (25): all normal.
  - Complete recorded-document index pulled for ALL 79 affected parcels (batched); cross-parcel
    analysis found NO single instrument tying the cluster together except legitimate easements /
    boundary-line agreements / developer plats (J&D Builders, CCK Partnership, Goldsmith Road LLC road easement).
- **FINDING: No fraudulent/"wild" deed is indexed to the subject parcels, the owners' names, or
  Sections 4/5. Consistent with (a) a wild deed indexed only under the filer's own name/legal that
  the recorder could not tie to these parcels, (b) a pending/rejected filing, or (c) a document
  recorded under a name/description not yet known.** Pinpointing it requires the recording/instrument
  number OR the filer's name OR the underlying document behind the Chicago Title map.
- Evidence saved: 04_recorded-docs/recorded_docs_by_parcel.json, recorded_docs_all.csv.

### 2026-08-14 — Phase 5: Courts (Washington Courts statewide index)
- Source: `https://dw.courts.wa.gov` Person Search (covers Island County Superior + all WA courts).
- RICHARD RUTTER: 21 records statewide; NO Island County Superior Court case; Superior matches are
  old King/Spokane cases (different individuals). No quiet-title/fraud action.
- ARSHAVIR GARIBYAN: 5 records; Island County Superior Court cases 96-3-00312-1, 96-2-00434-5,
  97-2-00280-4 — all from 1996-1997 (historical), none related to the 2026 filing.
- Screenshot: 06_court/WAcourts_GARIBYAN_results.png. **No current litigation tied to the malicious deed.**

### 2026-08-14 — Phase 6: Package for attorney & title company
- Captured official recording-detail pages for the subjects' current title instruments:
  Rutter WD **4565727** (04_recorded-docs/SUBJECT_deed_4565727_detail.png) and Garibyan Decree of
  Dissolution **4383543** (SUBJECT_deed_4383543_detail.png; awards Lot 1 SP 79/192 to Arshavir Garibyan).
- Book/Page 383/4650 (parent ref) and SP 79-192 predate EagleWeb's electronic index -> obtain from
  the Auditor's microfilm/plat room by request.
- Generated `FILE_HASHES.csv` (SHA-256 for all 32 evidence files) and wrote
  `99_package/00_SUMMARY_MEMO.md` (findings + recommended next steps + contacts) for the attorney
  and title company.
- Name-sweep todo BLOCKED pending a recording number or filer/entity name (no fraudulent instrument
  located via exhaustive owner/parcel/section searches).

### 2026-08-14 (eve) — Round 2: additional sources (user-requested)
- **Chicago Title:** chicagotitle.com -> premier.ctic.com (Okta professional login); no public search.
  Documented as the best lead for the recording number/copy + owner's-policy fraud claim path.
- **WA SOS CCFS** (`https://ccfs.sos.wa.gov`): vetted **Goldsmith Road LLC** (grantee of easement
  #4595620 across cluster) — UBI 604 929 262, ACTIVE, formed 06/21/2022, agent/governor James Baker,
  2500 6th Ave N Apt 3 Seattle. Legit road-access entity. Note: CCFS Angular form requires REAL
  key events to bind the search box (programmatic value-set fails). Screenshot A014.
- **Plat/survey:** EagleWeb located parent-area **Survey #3998621** (04/23/1979, Bk 4/Pg 385,
  Grantor GLEASON DICK, NE/NE Sec 5 T29 R3E) — subject block / SP 79-192 family. Detail A015;
  image PDF at viewAttachment docName 03998621.001. Book 383/Pg 4650 not in EagleWeb book/page index
  (older conversion) -> Auditor plat/microfilm room.
- **Treasurer/tax:** Property Access shows 2026-27 rates N/A (not certified); no tax lien/foreclosure
  against subjects in the recording index.
- **Courts:** Odyssey portal = same Island Superior data already covered by dw.courts.wa.gov (no
  current case). PACER only if federal suspected.
- **Digital Archives:** live, historical; redundant with EagleWeb for recordings.
- **Planning/SmartGov:** host `islandcounty.smartgovcommunity.com` exists but public permit-search
  path unresolved this session; permit/BLA history is not a fraud indicator; request from Community
  Development if needed.
- Wrote `07_name-sweep/ROUND2_additional_sources.md`; appended memo Section 9; artifacts A014-A016.

### 2026-08-15 — Phase 7: Fraud identified (originating communication received)
- User provided Island County Auditor communication naming the scheme. Established facts:
  - Island County Sheriff fraud case **#26-I10572**, POC Det. **Bo Miller**.
  - Perpetrators: **Douglas Shroyer** (filer), **Elizabeth Schermer**, **Irene Ingalls**;
    notary **John S. Hicks #194569**. **LAR** submitted via Prosecutor (through Auditor S. Crider)
    to quiet the two QCDs. Auditor contact: **Mariah Warren-Madsen, 360-679-7368**.
- Searched the already-scraped 2025-2026 index (23,561 docs): found the fraudulent instruments,
  two annotated by the County as **"INVALID DEED"**:
  - **#4583923** QCD Irene Ingalls (120 ac, Secs 32/33 T30N R3E).
  - **#4583924** QCD Elizabeth A. Schermer (171.30 ac, Lots 3,4 & SW/NW Sec 4; Lot 1 Sec 5 T29N R3E).
  - **#4582708** QCD Douglas Shroyer (577.70 ac, Secs 29/32/33 T30N R3E) + supporting notices/decls.
- Downloaded + OCR'd (Azure Document Intelligence, cost-tracked) all fraud instruments -> confirmed
  sovereign-citizen "land-patent" template, grantor=grantee, same notary. Indexed into the dedicated
  Azure Search index island-county-deed; content search ('land patent'+'quitclaim') returns them.
- **Paul Neis** property **R32905-532-4810** (Sec 5 T29N R3E; owners Paul A. Neis & Stephanie
  Madsen-Neis; clean BECU chain) falls within **Schermer QCD #4583924** — same cluster as the
  subject parcels. 
- WA Courts person search (user solved reCAPTCHA in a visible browser): **no Island County case yet**
  for any perpetrator (matter at investigation/LAR stage). Background hits recorded in COURT_findings.md.
- Wrote **STRATEGY_secure_legal_documents.md** (Auditor certified copies, Sheriff victim statement,
  Prosecutor LAR, court monitoring, title-insurance claim + denial letter, attorney/quiet-title).