Nevada Quitclaim Deed
A Nevada quitclaim deed (quit claim deed) transfers your interest with no warranty. Notarize and record with the county recorder. Attorney review available.
Introduction
A quitclaim deed is a document that transfers whatever ownership interest you have in a piece of real estate to someone else, with no promise that your title is good or even that you own anything at all. That is the key difference from a warranty deed, which does promise clear title and lets the grantee sue if the title later proves flawed. A quitclaim simply passes along whatever interest you hold, so people use it for lower-risk transfers between people who already trust each other: adding or removing a spouse after a marriage or divorce, or moving a home into a living trust. In Nevada the person giving up the interest is the grantor and the person receiving it is the grantee. Under NRS Section 111.105 a Nevada deed must be signed by the grantor and acknowledged (notarized) before it can be recorded, and Nevada does not require witnesses. You then record it with the county recorder (NRS Section 111.315), and every deed presented for recording must be accompanied by a Declaration of Value on the form prescribed by the Nevada Tax Commission (NRS Section 375.060). NRS Section 111.312 also requires the grantee's mailing address and the assessor's parcel number on the first page. Attorney review is available as an option before you sign.
Key Things to Know
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A quitclaim deed transfers only the interest you actually have. It passes whatever ownership you hold in the property to the grantee and makes no promise that the title is clear, or even that you own anything. A warranty deed, by contrast, guarantees the title, which is why a quitclaim (often typed quit claim deed) is used mainly between people who trust each other.
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Record it with the county recorder. Under NRS Section 111.315 a Nevada conveyance is recorded in the office of the county recorder of the county where the property is located. Recording is what protects the grantee against a later good-faith purchaser under Nevada's race-notice priority rule (NRS Section 111.325).
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You must sign before a notary, but no witnesses are needed. NRS Section 111.105 requires the grantor to sign the deed and have it acknowledged or proved before it can be recorded. Acknowledgment (notarization) is the operative formality; Nevada imposes no subscribing-witness requirement for a deed.
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A Declaration of Value must accompany the deed. NRS Section 375.060 requires every deed presented to the county recorder to be accompanied by a Declaration of Value on a form prescribed by the Nevada Tax Commission. The recorder uses the value shown to collect the Real Property Transfer Tax.
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Nevada charges a Real Property Transfer Tax. Under NRS Section 375.020 the tax is $1.25 for each $500 of value in a county with a population of 700,000 or more, and 65 cents for each $500 of value in a county with a population under 700,000, on transfers where the value conveyed exceeds $100. Some transfers, such as those between former spouses under a divorce decree, are exempt (NRS Section 375.090).
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There is no Nevada quitclaim form to fill in. Nevada Revised Statutes Chapter 111 sets the execution rules (signed, acknowledged or proved, recorded) but prescribes no fill-in-the-blank statutory quitclaim deed form. A quitclaim uses release and quitclaim words rather than granting words, so no covenants of title are implied.
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Both spouses must join to convey community property. Nevada is a community-property state, and NRS Section 123.230 requires both spouses to join in executing and acknowledging any deed that sells, conveys, or encumbers community real property, even if only one spouse is on title. Common quitclaim uses include divorce transfers and moving a home into a living trust.
Key decisions before you file
Before you file a Quitclaim Deed in Nevada, a few decisions shape the document: which option to choose and what each one means. The Quitclaim Deed guide walks through them.
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Nevada Requirements for Quitclaim Deed
To record a Nevada quitclaim deed you must sign it as grantor and have it acknowledged or proved before recording. NRS Section 111.105 requires the deed to be signed by the person from whom the interest passes and acknowledged, and acknowledgment is taken by a notary or other authorized officer, so notarization is what makes the deed recordable.
Nevada does not require witnesses to sign a deed. NRS Section 111.105 requires only the grantor's signature plus acknowledgment or proof; it imposes no subscribing-witness requirement, so notarial acknowledgment alone makes the deed recordable.
Record the signed, notarized deed with the county recorder of the county where the property is located (NRS Section 111.315). Recording gives public notice and protects the grantee against a later good-faith purchaser for value under Nevada's race-notice priority rule (NRS Section 111.325).
NRS Section 111.312 conditions recording on the deed showing the grantee's mailing address (or the requestor's if there is no grantee), the name and address of the person to whom the tax statement is to be mailed, and the assessor's parcel number (APN) at the top left corner of the first page, where the county assessor has assigned one.
Every deed presented to the county recorder must be accompanied by a Declaration of Value made on a form prescribed by the Nevada Tax Commission (NRS Section 375.060). The declaration states the value or consideration and is the basis on which the recorder collects the Real Property Transfer Tax.
Nevada imposes a Real Property Transfer Tax under NRS Section 375.020. The tax is $1.25 for each $500 of value or fraction thereof in a county with a population of 700,000 or more, and 65 cents for each $500 of value in a county with a population under 700,000, on transfers where the value conveyed exceeds $100.
Some transfers are exempt from the Real Property Transfer Tax under NRS Section 375.090, including a transfer between former spouses in compliance with a divorce decree, a transfer to a person related within the first degree of lineal consanguinity or affinity, and a transfer without consideration between joint tenants or tenants in common. Claim the exemption on the Declaration of Value.
Nevada is a community-property state. NRS Section 123.230 provides that neither spouse may sell, convey, or encumber community real property unless both join in executing the deed, and the deed must be acknowledged by both. A quitclaim of community property signed by only one spouse may be ineffective.
Frequently Asked Questions
A quitclaim deed is a deed that transfers whatever interest you have in Nevada real estate to someone else, without any warranty that the title is good. It is often typed as a quit claim deed. Unlike a warranty deed, it makes no promise that you own the property or that the title is free of other claims. It simply passes along the interest you hold, if any.
The difference is the promise about title. A Nevada warranty deed guarantees that the grantor owns the property and that the title is clear, and the grantee can sue if that turns out to be false. A quitclaim deed makes no such promise and carries no covenants of title. It uses release and quitclaim language, so the grantee receives only whatever interest the grantor actually holds at the time, if any.
Yes. NRS Section 111.105 requires a Nevada deed to be signed by the grantor and acknowledged or proved before it can be recorded, and acknowledgment is taken by a notary or other authorized officer. Without a notary acknowledgment the county recorder will not record the deed. Nevada does not require any witnesses in addition to the notarization.
You record it with the county recorder of the county where the property is located (NRS Section 111.315). Recording gives public notice and protects the grantee against a later good-faith buyer under Nevada's race-notice priority rule (NRS Section 111.325). The deed must show the grantee's mailing address and the assessor's parcel number on the first page (NRS Section 111.312), and be accompanied by a Declaration of Value.
You pay the county recorder's recording fee plus the Real Property Transfer Tax on any value conveyed over $100. Under NRS Section 375.020 the tax is $1.25 per $500 of value in a county with a population of 700,000 or more, and 65 cents per $500 in a smaller county. Every deed must also be accompanied by a Declaration of Value form (NRS Section 375.060).
No. Recording a quitclaim deed with the county recorder in the Nevada county where the property sits transfers your interest, but it never reaches the lender's lien. If your name is on the note, you stay liable for the loan even after you quitclaim your interest away. Only the lender can release you, usually by refinancing the loan or signing a formal release.
Yes, and it is common. One spouse can quitclaim their interest to the other to carry out a divorce settlement. Because Nevada is a community-property state, NRS Section 123.230 requires both spouses to join in executing and acknowledging a deed conveying community real property. A transfer of title between former spouses under a divorce decree is also exempt from the Real Property Transfer Tax (NRS Section 375.090).
No. Nevada has no statutory quitclaim form; NRS Chapter 111 only governs how a deed is executed and recorded as notice (NRS 111.315), so a quitclaim simply omits the warranty words and passes only whatever interest the grantor holds, if any. It clears no liens and guarantees no title. Because Nevada follows a race-notice recording rule (NRS 111.325), a title search and title insurance, not a quitclaim, are what protect a buyer.