Quitclaim Deed

A quitclaim deed is a legal document used to easily transfer the ownership of real estate from one person (or entity) to another. Unlike a warranty deed, which is also used to transfer property, a quitclaim deed doesn’t include any guarantee that the grantor (person transferring the property) has full ownership.

This means that the grantee (person receiving the property) won’t be protected and won’t get full ownership if there are any outstanding liens or other such legal claims on the property. As a result of this risk, quitclaim deeds are usually only used when transferring property between two people who trust one another, such as family members or friends.

In some situations, all that’s needed is a simple, quick transfer of property — one without the time, expense and assurances of a special warranty or general warranty deed. Often with a quitclaim, little or no money is transferred, so any loss associated with a defect in title would be low, or the transfer is between family members and the risk of a title defect is minor.

Quitclaim Deed Forms by State

Table of Contents

What is a Quitclaim Deed?
What is the Purpose of a Quitclaim Deed?
When to Use a Quitclaim Deed
Download a Free Quitclaim Deed Template (Word & PDF)

1. What is a Quitclaim Deed?

A quitclaim deed form (or quit claim) is a legal document where the grantor (owner/seller) transfers their ownership rights of a piece of real property to the grantee (purchaser). Without this document, an individual may not be able to record and prove their ownership of the property.

A simple quitclaim deed should identify the following basic elements:

- Grantor: the name and mailing address of the individual(s) or corporation who currently owns the property and will be transferring the title.
- Grantee: the name and mailing address of the individual(s) or corporation who will receive the title and become the new owner.
- Consideration: how much, if anything, is being paid for the property.
- Legal Description: a land description in words that identifies a particular piece of property.
- Parcel Number: the number assigned by the tax assessor (usually listed on your property tax statement).
- Preparer: the name and mailing address of the person who prepared the document
- Signatures: the signature of the grantor and grantee and the date of the signatures. Note that depending on your state’s laws the grantee may not be required to sign.
- Witnesses: the individuals who watch the grantor and grantee sign the quitclaim deed. Note that depending on the laws of your state, there could be anywhere from zero to two witnesses required.
- Notary: a notary public who verifies that the signatures are authentic.

As a reference, you might see a quitclaim deed misspelled as “quit claim deed” or “quick claim deed”, but both of these are incorrect.

Warranty Deed vs Quitclaim Deed vs Special Warranty

Unlike quitclaim deeds, there are deeds that offer protection and warranties for the grantee. The most common types are special warranty and general warranty deeds, where the grantor has the right to transfer ownership of the property and warrant against certain defects in title.

Here is a table comparing the three most common types of property deed transfer forms:

	Quitclaim Deed	Special Warranty Deed	General Warranty Deed
Warranties	NO warranties as to the quality of title	Warrants against ONLY those defects caused by the current grantor	Warrants against ALL defects, even those not caused by the current grantor
Period Covered	None	Only when the current grantor owned the property	The property’s entire history
Most Common Use	When little to no money is exchanged - estate plans, divorce, fixing title defects	When money is exchanged - trusts, fiduciaries, tax sales, commercial real estate sales	When money is exchanged - purchasing a home, obtaining a mortgage

And here are three less common (but still important) types of property deed transfer forms used in more specific scenarios:

Grant Deed – A grant deed is generally used in place of a California quitclaim deed when transferring property to non-relatives in that state. The grantor guarantees they haven’t transferred the title to anyone else and the property has no undisclosed liens or encumbrances. Note, however, that it doesn’t provide any warranties.

Bargain and Sale Deed – A bargain and sale deed is used in certain states such as New York and Washington. The grantor has the title to the property but doesn’t provide any warranties or guarantees that the property is free of claims.

Lady Bird Deed – Also called an enhanced life estate deed, a lady bird deed is especially used in states like Florida and Texas. It allows the Grantor to retain a life estate with very few restrictions while also receiving certain tax benefits.

Make sure to review all of the different types of deeds in detail to ensure you have selected the right one for your real estate transfer or sale.

2. What is the Purpose of a Quitclaim Deed?

The purpose of a quitclaim deed is simply to transfer ownership of property to another party. In a quitclaim deed, the grantor only transfers whatever title or ownership, if any, they have at the time of the transfer. The grantor doesn’t provide any warranties as to the quality of the title.

Although this document provides no promises as to ownership or title, many states have an implied good faith presumption that the grantor is not aware of any other owners or conflicts, or an expectation of good faith that the grantor is free to transfer the title.

How Does a Quitclaim Deed Work?

A quitclaim deed form conveys whatever ownership, if any, the grantor has in the property. Here are the different types of ownership it might convey:

Sole Ownership – owned completely by one party
Joint Tenancy – owned equally by two or more people with right of survivorship (if one dies, ownership passes to the surviving person) and each person must agree to sell their interests in the property
Tenancy by the Entirety – a joint tenancy between a married couple
Tenancy in Common – owned by two or more people (equally or in different percentages) with no right of survivorship and the right to individually sell their interests in the property

3. When to Use a Quitclaim Deed

A quitclaim deed form only transfers the ownership of the property. If the grantor has a mortgage on the property, they’re still responsible for that mortgage.

Quitclaim deeds are most often used for intra-family transfers, estate planning, or to cure a title defect.

Here are some examples:

Divorce: one spouse releases claim to the home after a divorce settlement
Marriage: spouse wants to add their new spouse to the title
Chain of Title Defect: title insurance company finds someone with potential interests to the property and asks them to waive those interests
Title Defect: fix any errors such as misspelled names or other clerical mistakes
Family: parent grants title to a child, or transfers property between siblings
Estate Planning: person transfers property to a trust
Business: transfers between parent companies to subsidiaries
Public Auction Sale: tax/public auction sale where buyer assumes the risk of a defective title

A quitclaim deed is often used as a complementary document to a divorce agreement or a separation agreement.

How to Fill Out a Quitclaim Deed

There are several things to take into consideration when creating your quitclaim deed form.

First, it should include the following:

The names and addresses of the grantor and grantee
The name and address of the preparer
Where the property is located, including a legal description
When the deed was executed
Why the property is being transferred (in exchange for consideration)
How the property is being transferred (quitclaim)

In addition to the above basic provisions, here are some additional terms you may want to include if they apply to your property:

Easements: the grantor can reserve the right to continue using a portion of the land, such as access to a private road or fishing pond
Encumbrances: any encumbrances to the property the grantor is aware of
Life Estate: the grantor can reserve a life estate interest in the property, usually for tax purposes, allowing them continued use of the property until their death
Mailing Address: where to return the original deed once recorded
Mineral Rights: the grantor can reserve all or a portion of any remaining interests in the property’s subsurface oil, gas, or other mineral rights
Spousal Acknowledgment: if the grantor’s spouse isn’t signing the deed and the property is a homestead, the spouse should sign an acknowledgment waiving any current or future interests in the property
Taxpayer: the taxpayer’s name and address for tax bills

Certain words on a quitclaim deed form may inadvertently create warranties. Check your state’s laws and regulations regarding exactly what these words mean before signing.

How to File a Quitclaim Deed

Quitclaim deeds should be filed with the local recording office to give public notice of and create a priority for the grantee’s claim of ownership.

A quitclaim deed allows you to officially record your ownership to the property. While filing with the local county clerk does not guarantee a perfect title, it does create a public record of your claim to ownership.

Any title search of the property after the recording will include your quitclaim deed. And any deed filed after your recording will be junior to your claim.

Check with your local county clerk regarding any additional forms that must be filed with your quitclaim deed as well as any taxes or fees associated with your transfer.

What are Homestead Rights?

Some states have homestead requirements where a spouse cannot sell or transfer the homestead without the signature or acknowledgment of the other spouse.

In addition, spouses may have inheritance, or dower and curtesy rights, if the property is community property. If only one spouse is the Grantor and the one signing the quitclaim deed, the other spouse should sign an acknowledgment waiving and releasing any possible residual rights.

What are the Tax Implications of a Quitclaim Deed?

After the grantor transfers ownership of the property, the obligation to pay the property taxes falls to the grantee, and tax bills will be mailed to the address on the deed.

Some states impose a real estate transfer tax on property transfers. The transfer tax is usually a small percentage of the consideration or purchase price. However, most states provide various exemptions from the transfer tax, such as transfers between parents and children.

Other taxes such as federal income tax, gift tax, or inheritance tax may also be incurred by a quitclaim deed transfer. Consult a tax lawyer or certified public accountant to learn more.

4. Download a Free Quitclaim Deed Template (Word & PDF)

State of __________

Rev. 1343D0B

PLEASE USE THE SPACE BELOW FOR THE COUNTY RECORDER’S OFFICE:

This instrument was prepared by:

Name: __________________________

Address: _______________________________________

After recording, mail document

and tax statements to:

Name: __________________________

Address: _______________________________________

QUITCLAIM DEED

This Quitclaim Deed (the “Deed”) is made effective this __________ (the “Effective Date”) between the following Grantor(s) (the “Grantor”): _______________________________________________________

(Check one) ☐ an individual ☐ a married individual ☐ a married couple ☐ a corporation ☐ a limited liability company ☐ a partnership ☐ a trust ☐ individuals whose mailing address(es) is/are ___________________________________

___________________________________________________________________________________,

And the following Grantee(s) (the “Grantee”): _______________________________________________

___________________________________________________________________________________.

WITNESSETH, that the Grantor, for and in consideration of the sum of $__________ (United States Dollars) and other good and valuable consideration, to it in hand paid by Grantee, the receipt whereof is hereby acknowledged, does hereby quitclaim, convey and release unto Grantee all interest Grantor has, if any, in the real property (the “Property”) located in (☐ an unincorporated area in) __________ County, __________ [State], and more particularly described as follows: ________________________________

___________________________________________________________. [Legal description of Property]

The Property will be held as: (Check one)

☐ Sole ownership

☐ Joint tenancy

☐ Tenancy in common

☐ Tenancy by the entirety

SUBJECT to the following: ___________________________________________________ [Exceptions].

Homestead (Check one)

☐ The Property is the homestead of the Grantor.

☐ The Property is NOT the homestead of the Grantor.

☐ Not applicable

TO HAVE AND TO HOLD unto said Grantee, its successors and assigns, forever.

Transfer Tax (Check one)

☐ Grantor declares that the documentary transfer tax is $__________, computed on the full consideration or value of property conveyed.

☐ Grantor declares that the transfer is EXEMPT from any documentary transfer taxes.

EXECUTED this ____________ day of ______________________, 20___________.


Grantor Signature		Grantor Name


Grantor Signature ☐ Check here if spouse		Grantor Name ☐ Check here if spouse


Grantee Signature		Grantee Name


Grantee Signature ☐ Check here if spouse		Grantee Name ☐ Check here if spouse


Witness 1 Signature		Witness 1 Name (Print)


Witness 2 Signature		Witness 2 Name (Print)

RELEASE OF DOWER

(If spouse is not a Grantor)

In consideration of the sum paid above and other good and valuable consideration, to it in hand paid by Grantee, the receipt whereof is hereby acknowledged, I, __________, of __________, __________, __________ __________, spouse of __________, do hereby waive and release all homestead, dower, curtesy, community property and any other rights, title or interest in the above Property.

Spouse’s Signature

ACKNOWLEDGEMENT OF NOTARY PUBLIC

STATE OF __________.

COUNTY OF __________.

On this day, personally appeared before me, _________________________, to me known to be the person(s) described in and who executed the within instrument, and acknowledged that they signed the same as their voluntary act and deed, for the uses and purposes therein mentioned.

Witness my hand and official seal hereto affixed on this ____________ day of _______________________, 20__________.

Notary’s Public Signature

(Date)

My Commission Expires

If a quick, simple transfer of real property is all that is needed, a do-it-yourself quitclaim deed can be used.

Remember, this document simply transfers whatever interest in the real property that the owner has – which could be nothing. As it does not include any warranties of any kind, it is usually used for transfers between family members or trusted parties.

Our blank, printable quitclaim deed template allows an owner to transfer and quitclaim their right and title to real property to a new owner. It also allows for exceptions such as easements or life estates.

Free Quitclaim Deed Form