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Written by Nora Whitfield, editorial lead. State rules checked by Samuel Okafor, rules editor, on October 20, 2026.
What is a quitclaim deed?
A quitclaim deed is a one-page document that moves whatever ownership interest the person signing it has to someone else. It is the shortest promise in real estate: not that the title is good, not that the property is free of liens, only that if the grantor owns something, that something now belongs to the grantee.
That sounds weak, and it is. The weakness is the point. Quitclaim deeds are for transfers between people who already trust each other, or for cleaning up a title when the goal is to remove a possible claim rather than to sell a property to a stranger.
What the deed actually says
The grantor is the person giving up the interest. The grantee is the person receiving it. The deed identifies both, describes the property, states the consideration, and contains the operative sentence: the grantor quits all right, title and interest in the property to the grantee.
A quitclaim deed does not promise that the grantor owns the property. If the grantor has no interest, the deed transfers nothing. It also does not clear a mortgage, a tax lien or another person's claim. Those items stay attached to the property unless a separate document releases them.
- Grantor and grantee names, with addresses
- The county and the legal description from the current deed
- The consideration, even when the transfer is a gift
- A statement that the transfer is a quitclaim, not a warranty
- The notary and witness block your state requires
Quitclaim vs warranty deed
A warranty deed carries promises. The grantor usually promises that they own the property, that they have the right to sell it, and that they will defend the title against claims that existed before the sale. A quitclaim deed carries none of those promises.
Buyers with a mortgage usually need a warranty deed because the lender and the title insurer require it. Title insurance may be unavailable or limited for a quitclaim transfer. If money is changing hands and a lender is involved, ask the title company which deed it will accept before you sign anything.
A quitclaim deed is not a shortcut around a mortgage. The lender's lien stays on the property, and many mortgages have a due-on-sale clause that can be triggered by a transfer.
When people use one
The most common uses are family transfers and title cleanup. A parent adds an adult child to a deed. A divorced couple removes one former spouse. A property moves into a living trust. A person with a possible inherited interest signs away that interest so the record is clean.
A quitclaim deed can also be used in a sale, but it is unusual for a residential purchase. The buyer gets no title promise, and the lender may refuse to fund the loan. If you are selling to a stranger for cash and both sides understand the risk, a quitclaim deed can still be the simplest recorded document.
How to sign and record it
Signing rules are set by the state where the property is located, and the county recorder applies them. Most states require the grantor's signature to be acknowledged by a notary before the deed can be recorded. Florida and Connecticut also require witnesses. The exact requirement and citation for your state appear in the builder before you download.
Recording is what gives the world notice that the property changed hands. Take the signed and notarized original to the county recorder or clerk, or mail it with the fee. Ask for a stamped copy back. Until the deed is recorded, a later buyer or lender may not know the transfer happened.
- Do not sign before you reach the notary. Most notaries must watch you sign or take your acknowledgment on the same day.
- Bring photo identification that matches the name on the deed.
- Ask the recorder about transfer taxes and family exemptions before you file.
- Tell the county tax office and your insurer after the deed is recorded.
What a quitclaim deed cannot do
It cannot remove a borrower from a mortgage. It cannot clear a lien, a judgment or a tax debt. It cannot force a co-owner to give up their share. It cannot replace a probate process when the person who owned the property has died and the estate has not been settled.
If any of those are the real problem, a quitclaim deed alone will not solve it. Talk to a real estate attorney or the county recorder before you spend money on recording fees.
This guide explains the form. It is not legal advice, and PaperDeed is not a law firm.
Build the document
The guide explains the form. The builder fills it in for your state and shows the signing rules.
Questions
Does a quitclaim deed need to be notarized?
For recording, almost every state requires a notary acknowledgment. Florida and Connecticut also require two witnesses. The builder shows the rule and citation for the property's state and adds the correct signature lines.
Can a quitclaim deed be used to add someone to a mortgage?
No. Adding someone to the deed does not add them to the loan. The lender has to approve a borrower change, usually through an assumption or refinance. Adding a name to the deed without the lender's consent can also trigger a due-on-sale clause.
Does a quitclaim deed transfer the property free of debt?
No. The property is transferred subject to existing liens, taxes and easements. The deed can list those encumbrances, but it does not remove them.
How much does it cost to record a quitclaim deed?
Recording fees are set by the county, and transfer taxes can be much larger. Fee schedules are published by the county recorder. The builder does not calculate county fees because they change and vary by property.
Keep reading
PaperDeed is not a law firm and does not provide legal advice. We provide self-help templates and general information about signing rules. If you are unsure whether a document fits your situation, talk to a licensed attorney in your state.
Every signing rule in the builder names its statute or state form, and links to the official text where the state publishes it online. Rules updated October 20, 2026.