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Grant Deed Template – Free Download 2026

Download a professional grant deed template. Customizable for all 50 states, available in PDF and DOCX formats. Attorney-verified and ready to use.

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When Do You Need a Grant Deed?

You are transferring real property in California or another state that uses grant deeds as the standard conveyance instrument, and you need a deed that includes the two implied covenants required under California Civil Code 1113.

A residential or commercial sale is closing and the title company or escrow officer requires a properly formatted grant deed with a legal description, assessor parcel number, and documentary transfer tax declaration before recording.

You are transferring property between spouses during a marriage or divorce and need an interspousal grant deed to change how title is held, such as converting community property to sole ownership or vice versa.

Your estate plan requires transferring property from an individual to a living trust, and a warranty deed provides more protection than needed for this non-sale transfer while a grant deed offers appropriate implied covenants.

The county recorder has returned a previously submitted deed due to formatting errors, and you need a compliant template that meets your county's margin requirements, font size standards, and recording header specifications.

You are adding or removing a co-owner from the property title and need a grant deed that conveys the interest with implied warranties without triggering reassessment under Proposition 13 exclusion rules.

What Should a Grant Deed Include?

Recording Header and Return Address

Include a recording header that meets the county recorder's formatting requirements (typically a 3-inch top margin on the first page). Specify the name and address where the recorded deed should be returned after processing.

Documentary Transfer Tax Declaration

California and several other states require a documentary transfer tax declaration on the face of the deed. In most California counties, the tax is calculated at $1.10 per $1,000 of property value. Some cities impose additional transfer taxes. Include the computed amount or the basis for exemption.

Grantor and Grantee Information

State the full legal names of all grantors and grantees, their marital status, and the manner of holding title (joint tenancy, community property, tenants in common, or community property with right of survivorship). These details affect property tax and estate planning outcomes.

Grant Language and Implied Covenants

Use the statutory grant language ("hereby grants to") that triggers the two implied covenants under California law: that the grantor has not previously conveyed the same property and that the estate is free from encumbrances made by the grantor. These covenants attach automatically when grant language is used.

Legal Description and APN

Provide the complete legal description from the prior deed or title report, including lot, block, tract, or metes and bounds. Include the assessor parcel number (APN) as required by most California counties for recording.

Preliminary Change of Ownership Report

California requires a Preliminary Change of Ownership Report (PCOR) to be filed with the grant deed at recording. This form provides the county assessor with information needed to determine whether the transfer triggers a property tax reassessment.

Signature Requirements

E-Signature with Notarization

Grant deeds are valid with electronic signatures under the ESIGN Act and UETA. Notarization is required for recording with the county recorder's office. In California, a notary must verify the grantor's identity and acknowledge the signature. A Preliminary Change of Ownership Report must accompany the deed at recording.

Notarization Required

How to Fill Out a Grant Deed

1

Complete the Recording Header

Enter the name and address for the return of the recorded deed. Leave the top 3 inches of the first page blank for the county recorder's stamps and recording information as required by California Government Code Section 27361.6.

2

Calculate the Documentary Transfer Tax

Determine the documentary transfer tax by multiplying the property value by the applicable rate ($1.10 per $1,000 in most California counties). If the transfer is exempt (interspousal transfer, trust transfer, etc.), check the exemption box and cite the applicable revenue and taxation code section.

3

Enter Grantor and Grantee Details

Fill in the full legal names of all parties exactly as they appear on the current title (for grantors) or as they wish to hold title (for grantees). Specify the vesting type, such as "as joint tenants" or "as community property with right of survivorship."

4

Insert the Legal Description

Copy the legal description verbatim from the current deed or title report. Include the assessor parcel number. Double-check lot numbers, tract names, and book and page references against county records to prevent recording rejection.

5

Execute and Notarize the Deed

All grantors sign the deed in the presence of a notary public. California does not require witnesses for deed execution. The notary completes a California all-purpose acknowledgment certificate that must be attached to the deed.

6

Record with Supporting Documents

Submit the notarized grant deed to the county recorder along with the Preliminary Change of Ownership Report, the documentary transfer tax payment, and the recording fee. The deed is effective between the parties upon delivery but must be recorded to protect against third-party claims.

Free Template vs Custom Grant Deed

FeatureFree TemplateCustom (AI or Attorney)
Basic grant deed structure
Interspousal grant deed format
State-specific recording requirementsCalifornia and other grant deed states-
Documentary transfer tax calculator-
Attorney review and customization-
Digital download (PDF/Word)

Grant Deed Template FAQ

What is a grant deed?
A grant deed is a legal document used to transfer real property ownership that includes two implied covenants: that the grantor has not previously conveyed the property to someone else, and that the estate is free from encumbrances created by the grantor. Grant deeds are the standard conveyance instrument in California under California Civil Code 1113 and are also used in several other western states. They provide more protection than a quitclaim deed but less than a general warranty deed.
What is the difference between a grant deed and a warranty deed?
A grant deed includes only two implied covenants (no prior conveyance and no encumbrances by grantor), while a warranty deed includes the full six covenants of title that cover the entire chain of title. The grant deed only protects against defects arising during the grantor's ownership, whereas a general warranty deed protects against all defects regardless of when they occurred. California primarily uses grant deeds for standard transactions, while most other states use warranty deeds as the standard conveyance instrument.
Does a grant deed need to be notarized?
Yes, a grant deed must be notarized before it can be recorded with the county recorder. In California, the grantor signs the deed before a notary public who verifies their identity and completes a California all-purpose acknowledgment. While an unnotarized deed may technically transfer title between the parties in California, it cannot be recorded and therefore does not provide constructive notice to third parties or protect the grantee's priority of title.
What are the implied covenants in a grant deed?
California law establishes two implied covenants that attach to every grant deed. The first covenant guarantees that the grantor has not already conveyed the same property to another party. The second covenant guarantees that the estate being transferred is free from any encumbrances (liens, easements, or other claims) created by or through the grantor. These covenants are implied by law when the word "grant" is used in the conveyance and do not need to be explicitly written into the deed.
Is a grant deed the same as a title?
No, a grant deed and a title are different concepts. A grant deed is a physical legal document that transfers ownership rights from one party to another. Title refers to the legal concept of ownership itself and the bundle of rights associated with owning property. A grant deed is one method of conveying title, but title can also be acquired through warranty deeds, quitclaim deeds, court orders, or inheritance. Title insurance protects the owner's title interest regardless of which type of deed was used for the transfer.
Who signs a grant deed?
The grantor (the person transferring the property) must sign the grant deed. The grantee typically does not sign the deed. If multiple people own the property, all owners must sign as grantors. For interspousal transfers, both spouses should sign even if only one spouse is on title, to release any community property interest. If the grantor is an entity such as an LLC or corporation, the authorized representative signs on behalf of the entity with their title noted.
What is a documentary transfer tax?
A documentary transfer tax is a tax imposed by counties and some cities on the transfer of real property. In most California counties, the tax rate is $1.10 per $1,000 of the property's transfer value. Some cities, such as San Francisco, Los Angeles, and Oakland, impose additional city transfer taxes at higher rates. The tax must be paid at the time the grant deed is submitted for recording, and the amount or basis for exemption must be declared on the face of the deed.
How do I transfer property with a grant deed?
To transfer property with a grant deed, first obtain the current legal description and assessor parcel number from the existing deed or a title report. Complete the grant deed with the grantor and grantee names, legal description, and vesting information. Calculate and declare the documentary transfer tax. Have the grantor sign before a notary public. Complete the Preliminary Change of Ownership Report. Submit all documents with the recording fee and transfer tax to the county recorder. The transfer is complete upon recording.

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Reviewed by licensed attorneys · Editorial policy · Last updated March 2026

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