Heather Schwab has been sentenced to 20 years in prison in Dallas, Texas, after pleading guilty to felony fraud on July 27, 2023. Her conviction concludes a string of activities that included defrauding homeowners and leaving properties damaged.
Court records indicate Schwab has a history of fraud and theft charges dating back to 1999, with nearly 30 evictions since 2005. She has utilized various aliases, including Heather Ann Ruybal, Ann Ruybal, Anna Schwab, and Rayes Ruybal, to evade background checks and engage in fraudulent leases. Dallas County Assistant District Attorney Amber Moore stated that Schwab's method involved occupying homes without paying rent and exploiting the eviction process to remain in properties for extended periods.
In one instance in 2023, Schwab, under the alias Rayes Ruybal, leased a home from Jessica and Colin Davis in Rowlett, Texas. Davis had listed the house on Zillow while she was temporarily relocating for work. After a background check facilitated by Zillow returned no adverse findings, Davis rented to Schwab. However, Schwab failed to make rental payments, leading Davis to investigate. Davis discovered that "Rayes Ruybal" was Schwab's father and that Schwab had a documented history of fraudulent activities.
The Davis couple ultimately lost their home due to missed mortgage payments, which were intended to be covered by Schwab's rent.
Another case involved Stephanie Williams, a landlord in Denver, who rented a property to someone identified as "Ann Schwab" in 2024. Similar to the previous instance, background checks initially appeared clear. However, payments ceased by March, and Schwab vacated the property in September 2025, leaving her son, Brandon Ruybal, residing there. Williams discovered the house in disarray, with evidence of methamphetamine use, including pipes and needles. A subsequent inspection by a meth-testing agency revealed contamination levels that would cost approximately $30,000 to remediate, a cost not covered by insurance. 
Schwab's methods exploited eviction laws, which typically require at least 30 days to remove a tenant, even in uncontested cases, due to procedural requirements. While Schwab had faced charges and served short sentences in the past, the extent of her prolonged fraudulent activities contributed to the severity of her recent sentence. Assistant District Attorney Moore emphasized the egregious nature of Schwab's conduct and her history of evictions, aiming to hold her accountable for the pattern of deceit. 
