Denver7 Interviews Robinson & Henry on Repeat Colorado Tenant Fraud
Denver7 Investigates uncovered a troubling case involving a Colorado tenant accused of using false identities, leaving landlords with unpaid rent, extensive property damage, and costly repairs. The ABC affiliate in Denver turned to Robinson & Henry Real Estate Senior Associate Robert Schifferdecker for his legal perspective on a pattern that has frustrated property owners for years, in the story Evicted again: Denver landlord says tenant with long criminal history left her home uninhabitable.
The investigation focuses on Heather Ruybal, a Colorado woman with a lengthy criminal history and a record of evictions in Colorado and Texas for nearly two decades. According to court records and multiple landlords interviewed by Denver7, Ruybal allegedly used various names and falsified documents to secure rental properties before eventually defaulting on lease agreements.
The Legal Reality of "Judgment-Proof" Tenants
As Denver7 explored the legal challenges landlords face in these situations, they interviewed Schifferdecker, who specializes in landlord-tenant law. He offered some insight into why these cases can be so difficult to resolve.
“[Ruybal] has been able to do this so many times for so many years in so many different places,” Schifferdecker said. “People like this, they're really just judgment-proof. You can get a money judgment against them, but that doesn't mean you're gonna get any money from them.”
Schifferdecker explained that this is a difficult reality for landlords. Even when they prevail in court, collecting damages from a tenant who lacks assets or income can be nearly impossible. While the legal system provides remedies such as eviction and monetary judgments, recovering actual losses often remains a separate challenge.
Unpaid Rent, Property Damage, and Meth Contamination
According to Denver7's reporting, a Colorado homeowner leased a property to a woman identifying herself as Ann Schwab, who passed a background screening and paid rent on time for an extended period. When payments suddenly stopped, the homeowner discovered information that led to concerns about the tenant's true identity and a history of prior evictions.
After regaining possession of the property, the homeowner reportedly found extensive damage that required significant remediation. Testing later revealed methamphetamine contamination levels high enough for local authorities to deem the home uninhabitable.
Denver7 also spoke with another landlord who described a similar experience with the same tenant involving alleged misrepresentations during the rental application process. According to the report, documentation provided by the prospective tenant appeared to show sufficient income to qualify for the lease. However, payment issues arose shortly after the agreement was signed, leading to a lengthy eviction process.
Why Standard Tenant Screening Isn't Always Enough
These stories show the challenges many landlords face in today's rental market. While background checks, employment verification, credit reports, and rental references remain valuable screening tools, alleged identity fraud can make it difficult to uncover a problematic rental history.
A Decades-Long Pattern of Rental Fraud
Court records cited by Denver7 show allegations involving rental fraud and identity-related offenses dating back nearly two decades. In 2018, Ruybal was convicted of identity theft after prosecutors alleged she used family members' identities to obtain a lease. She was sentenced to six years in prison and served more than three years before being released.
How Landlords Can Protect Their Investments From Tenant Fraud
For landlords, this story is a reminder that tenant screening is not always enough to prevent fraud. It also stresses the importance of understanding legal options when problems arise and acting quickly when warning signs appear.
For property owners, the financial consequences can be devastating. Beyond unpaid rent, landlords may face:
Substantial legal and eviction fees
Extensive property repair costs
Lost rental income during remediation
Severe biohazard clean-up expenses (such as meth decontamination)
If you're a landlord facing unpaid rent, property damage, eviction challenges, or concerns about tenant fraud, our real estate attorneys can help. Our attorneys work with property owners throughout Colorado to protect their investments and navigate complex landlord-tenant disputes. Contact us today to discuss your situation and learn about your legal options. Call 866-530-2677 or book your consultation online to begin.
