Quitclaim Deed Form Template, Free Download 2026
By the Legal Tank editorial team
Related drafting service: quitclaim deed drafting for county recording
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RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO:
Name: ____________________________
Address: ____________________________
This instrument prepared by: ____________________________ (name), ____________________________ (post-office address)
[Mail tax statements to: ____________________________ (name and address), if the recording county requires it]
Assessor's Parcel Number / Tax Parcel ID: _______________
[Transfer tax: _______________ (amount, or the exemption claimed), if the state or county requires it to be stated on the instrument]
*(Space above this line reserved for the recorder's use.)*
*Recording requirements are set by state law and by each county recorder: check the recorder's office for the required margins, the blank space reserved at the top of the first page, the lines that must appear on the instrument, and any cover sheet or transfer-tax form. Florida, for example, requires the name and post-office address of the person who prepared the instrument, the printed name and post-office address of each person who signed it and of each witness, and a 3-inch by 3-inch blank space at the top right-hand corner of the first page (Florida Statutes Section 695.26(1)).*
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When Do You Need a Quitclaim Deed?
You are transferring real property between family members, such as a parent deeding a home to an adult child or siblings dividing inherited property, and need a quitclaim deed form (also spelled quit claim deed form) because a full title search and warranty protections are unnecessary when the parties trust each other and are familiar with the property's title history.
A divorce settlement requires one spouse to transfer their interest in the marital home to the other spouse, and the property transfer form needs to be completed quickly as part of the court-approved property division.
A property owner is transferring real estate into a revocable living trust for estate-planning purposes, moving the property from individual ownership to trust ownership while maintaining practical control as the trustee.
You need to clear a cloud on title by having a former owner, ex-spouse, or other person with a potential claim to the property release whatever interest they may have, even if that interest is uncertain or disputed.
A newly formed LLC or business entity needs to receive real property from its owner as a capital contribution, and a quitclaim deed is the simplest vehicle for transferring the property from individual ownership to entity ownership.
You are adding or removing a name from a property deed, such as adding a new spouse to the title after marriage or removing a deceased co-owner's name, and the transfer does not involve a sale or financing that would require title insurance and warranty protections. A promissory note template is not involved because no consideration is being exchanged.
What Should a Quitclaim Deed Include?
Grantor and Grantee Identification
The deed must identify the grantor (the person transferring the interest) and the grantee (the person receiving the interest) by full legal name exactly as they appear on existing property records and government identification. Include current mailing addresses for both parties. If either party is a trust or business entity, use the entity's full legal name and identify the authorized signatory by name and title.
Legal Description of the Property
Include the full legal description of the property as it appears in the county land records, typically a metes-and-bounds description, lot-and-block reference from a recorded plat, or government survey description. The street address alone is not a sufficient legal description for recording purposes. Obtain the legal description from the current deed, title insurance policy, or county assessor's records. An inaccurate or incomplete legal description can render the deed ineffective.
Consideration Statement
State the consideration (value exchanged) for the transfer. For gift transfers and family conveyances, the consideration is typically stated as "love and affection" or "ten dollars and other good and valuable consideration." For transfers involving actual payment, state the purchase price. The consideration amount may affect transfer tax calculations in states that impose real estate transfer taxes based on the stated consideration.
Quitclaim Language
The operative granting clause must use quitclaim-specific language such as "remise, release, and quitclaim" or "convey and quitclaim" rather than warranty language like "grant, bargain, and sell." This language makes clear that the grantor is transferring only whatever interest they may have in the property without making any guarantees about the quality or extent of that interest. The grantee receives whatever the grantor owns, which could range from full ownership to nothing at all.
Vesting Information
Specify how the grantee will hold title to the property. Common vesting options include sole ownership, joint tenancy with right of survivorship, tenancy in common, tenancy by the entirety (for married couples in states that recognize this form), and community property (in community property states). The vesting choice has significant implications for inheritance, creditor protection, and future transfer rights.
Notarization and Recording Information
All quitclaim deeds must be signed by the grantor and notarized to be accepted for recording. Include the notary acknowledgment block with the required statutory language for your state. After execution, the deed must be recorded in the county recorder's office where the property is located. Recording provides constructive notice of the ownership change and establishes priority against subsequent claims. Include the recording information block required by your county, which typically includes the document title, recording party's name and address, and tax parcel number.
Legal Details: Key Clauses in a Quitclaim Deed
Grantor and Grantee
This Quitclaim Deed (the "Deed") is made by [____________], [an individual / a [type of entity] organized under the laws of the State of [____________]], whose address is [____________] (the "Grantor"), to [____________], [an individual / a [type of entity] organized under the laws of the State of [____________]], whose address is [____________] (the "Grantee").
If there is more than one Grantee, the Grantees take title as [tenants in common / joint tenants with right of survivorship / tenants by the entirety / community property / community property with right of survivorship]. [NOTE TO PREPARER: tenancy by the entirety is available only to spouses (and in some states civil-union or domestic partners) and only in states that recognize it; community property forms are available only in community property states. Delete this note before signing.]
Property Description
The real property conveyed by this Deed is located in the County of [____________], State of [____________], and is described as follows: [INSERT FULL LEGAL DESCRIPTION, copied exactly from the current deed of record] (the "Property"). The Property is commonly known as [____________] and is identified as Tax Parcel Number [____________]. If the street address or parcel number differs from the legal description, the legal description controls.
The conveyance includes all of Grantor's right, title, and interest, if any, in the buildings, improvements, and fixtures on the Property and in all easements, rights-of-way, and appurtenances belonging to it.
Conveyance
For the consideration stated below, Grantor remises, releases, and quitclaims to Grantee, and to Grantee's heirs, successors, and assigns, all of Grantor's right, title, interest, and claim in and to the Property, to have and to hold forever.
This Deed conveys only the right, title, and interest, if any, that Grantor holds on the date of this Deed. The conveyance is made subject to all easements, restrictions, reservations, covenants, conditions, liens, encumbrances, and other matters of record.
Consideration
The consideration for this conveyance is [$__________ / love and affection, this conveyance being a gift / the division of property under the [Divorce Decree / Marital Settlement Agreement] entered in [Court Name], Case No. [____________] / other: ____________].
No Warranty of Title
THIS IS A QUITCLAIM DEED. GRANTOR MAKES NO WARRANTY OF TITLE, EXPRESS OR IMPLIED, and does not warrant that Grantor holds any interest in the Property, that the Property is free of liens or encumbrances, or that Grantor will defend title against anyone.
[NOTE TO PREPARER: because a quitclaim deed carries no warranty, a buyer who is paying for the property, or who needs title insurance or a loan, usually needs a warranty deed or grant deed instead. A quitclaim deed also does not remove anyone from a mortgage; the loan stays the borrower's obligation until it is paid off or the lender releases it. Delete this note before signing.]
Marital Status and Spousal Joinder
Grantor is [unmarried / married to ____________]. The Property [is / is not] the homestead of Grantor or of Grantor's spouse. [If Grantor is married: ____________, the spouse of Grantor, joins in this Deed by signing below, to release and quitclaim to Grantee any homestead, dower, curtesy, community property, elective share, or other marital interest the spouse may have in the Property.] [NOTE TO PREPARER: some states require the signature of the grantor's spouse to convey homestead or community property even when the spouse is not on title, and a deed missing a required joinder may be void or voidable. Check the law of the state where the Property is located; the spouse signs in the SPOUSE OF GRANTOR block below. Delete this note before signing.]
Execution and Delivery
Grantor signs this Deed on the date written below and delivers it to Grantee with the intent that it take effect as a present conveyance. If Grantor is an entity, the individual signing for Grantor represents that he or she is authorized to sign and deliver this Deed on its behalf. This Deed is governed by the law of the State in which the Property is located.
Signature Requirements
Notarization Required
Quitclaim deeds require notarization for recording in all states. Some states accept e-signatures with remote online notarization (RON).
Must be notarized for county recording. Some states require witnesses. Check your county recorder requirements.
Related Real Estate Templates
A quitclaim deed is often used alongside other real estate documents. Depending on your situation, you may also need:
How to Fill Out a Quitclaim Deed
Identify the Grantor and Grantee
Enter the grantor's full legal name exactly as it appears on the current deed to the property. Then enter the grantee's full legal name as they want it to appear on the new deed. Include mailing addresses for both parties. For trust transfers, use the format "John Smith, Trustee of the John Smith Revocable Living Trust dated [date]."
Enter the Legal Property Description
Copy the complete legal description from the existing deed or title insurance policy word for word, including all lot numbers, block numbers, subdivision names, metes-and-bounds descriptions, and recording references. Include the tax parcel number (also called the assessor's parcel number or APN). Also include the property's street address for reference purposes, though the legal description is the controlling identifier.
State the Consideration
Enter the consideration for the transfer. For family gifts, use "ten dollars ($10.00) and other good and valuable consideration" or "love and affection and ten dollars ($10.00)." For transfers involving payment, enter the actual purchase price. Check your state's transfer tax requirements, as some states impose real estate transfer taxes based on the stated consideration, and understating the value can result in penalties.
Select the Vesting Type
Choose how the grantee(s) will hold title. For a single grantee, this is sole ownership. For married couples, common options include joint tenancy with right of survivorship, tenancy by the entirety, or community property depending on your state. For multiple unrelated grantees, tenancy in common allows each person to hold a defined percentage interest. The vesting choice affects inheritance, divorce, and creditor rights.
Execute Before a Notary Public
The grantor must sign the quitclaim deed in the presence of a notary public who will verify the grantor's identity and acknowledge the signature. Some states also require one or two witnesses in addition to notarization. The grantee does not need to sign the deed. Ensure the notary uses the correct acknowledgment form for your state, as requirements vary and county recorders may reject deeds with non-compliant notary blocks.
Record with the County Recorder
File the executed and notarized quitclaim deed with the county recorder's office in the county where the property is located. Pay the applicable recording fees and any transfer taxes due. Recording typically costs between fifteen and fifty dollars per document, plus any per-page fees. After recording, the county will return the original deed stamped with the recording information. Save a quitclaim deed PDF copy and keep the recorded original in a secure location as permanent proof of the property transfer.
Update Related Records
After recording, notify the county tax assessor of the ownership change and update the property tax billing address if needed. If the property is subject to a mortgage, review the loan terms for any due-on-sale clause that could be triggered by the transfer. Notify the homeowner's insurance company of the ownership change to ensure continued coverage. Update your estate-planning documents to reflect the new ownership structure.
Free Template vs Custom Quitclaim Deed
| Feature | Free Template | Custom (Professionally Drafted) |
|---|---|---|
| Basic quitclaim deed form with standard language in printable PDF format | ||
| State-specific statutory formatting and languageRecording requirements vary significantly by state and county | - | |
| Multiple vesting options (joint tenancy, tenancy in common) | - | |
| Trust transfer language and formattingSpecial language required for trust conveyances | - | |
| Notary acknowledgment block with state-specific language | ||
| Transfer tax exemption declarations | - | |
| Recording cover sheet and filing instructionsSome counties require specific cover sheets | - | |
| Preliminary change of ownership report | - |
Key Facts About Quitclaim Deed Documents
Grantor transfers property interest to grantee via quitclaim deed.
Quitclaim deed makes no warranties about title.
Quitclaim deed must be recorded at county recorder office.
Quitclaim deed commonly used for transfers between family members.
Grantor relinquishes all claims to the property.
Key Legal Terms in a Quitclaim Deed
When a Free Template Is Not Enough
Free templates cover standard situations, but a professionally drafted quitclaim deed accounts for state-specific requirements, unusual circumstances, and enforceability considerations that generic forms miss. If your situation involves significant assets, complex terms, or potential disputes, request a professionally drafted quitclaim deed with a custom quote based on your situation.
Quitclaim Deed Template FAQ
What is a quitclaim deed and how does it work?
What is the difference between a quitclaim deed and a warranty deed?
Can a quitclaim deed be reversed or challenged?
Do I need a lawyer for a quitclaim deed?
Does a quitclaim deed affect the mortgage?
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