Quitclaim Deed: What It Is and When You Need One
Learn about quitclaim deeds, how they transfer property ownership without warranties, and when they're most useful for single individuals, married couples with children, and high net worth individuals.
Introduction
A quitclaim deed is a legal document that transfers ownership interest in real property from one party (the grantor) to another (the grantee) without providing any guarantees or warranties about the title. Unlike other types of deeds, a quitclaim deed only transfers whatever ownership rights the grantor actually has—if any—without promising that the title is clear or that the grantor has the right to sell the property. While this might sound risky, quitclaim deeds serve important purposes in specific situations, such as transferring property between family members, removing someone from a title, or clarifying ownership after life events like marriage, divorce, or estate planning.
Key Things to Know
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A quitclaim deed offers no guarantees about the property's title status—it only transfers whatever ownership rights the grantor actually has, if any.
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Quitclaim deeds are most appropriate for transfers between family members, spouses, or other trusted parties rather than traditional property sales.
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Recording your quitclaim deed with the county recorder's office is essential to make the transfer legally effective and protect the grantee's interests.
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Using a quitclaim deed doesn't automatically transfer responsibility for mortgages or liens—these obligations typically remain with the original borrower.
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Tax consequences of property transfers via quitclaim deed can be significant, particularly for high-value properties or transfers outside immediate family.
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State laws vary regarding quitclaim deed requirements, so consulting with a local real estate attorney is advisable before executing one.
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Title insurance companies generally won't issue new policies based solely on a quitclaim deed transfer, which can create complications for future property sales.
Key Decisions
Quitclaim Deed Requirements
The complete legal name of the person(s) transferring their interest in the property. Include all current owners exactly as they appear on the existing deed.
The marital status of the grantor (single, married, divorced, widowed) as this may affect property rights in some jurisdictions.
The complete legal name of the person(s) receiving the interest in the property. Names must be spelled correctly and consistently throughout the document.
The marital status of the grantee, which may be relevant for title purposes and future transfers.
How the grantee(s) will hold title (e.g., joint tenants with right of survivorship, tenants in common, community property, etc.).
Ohio Requirements for Quitclaim Deed
Quitclaim deeds in Ohio must comply with Ohio Revised Code Chapter 5301, which governs real property conveyances and establishes the requirements for valid deed transfers.
The deed must be signed by the grantor(s) in the presence of two witnesses and acknowledged before a notary public or other authorized officer to be valid and recordable.
Ohio law requires that deeds be signed in the presence of two witnesses who must also sign the deed. The witnesses must be at least 18 years old and competent.
The grantor's signature must be acknowledged before a notary public or other officer authorized to take acknowledgments. The acknowledgment must comply with Ohio's Notary Public Law.
The deed must contain an accurate legal description of the property being transferred, which typically includes lot numbers, subdivision information, or metes and bounds descriptions.
While not required to state the actual amount, Ohio deeds typically include a statement of consideration (the amount paid for the property) or nominal consideration (such as "$1.00 and other valuable consideration").
Ohio law requires disclosure of the marital status of the grantor to determine potential dower rights of a spouse in the conveyed property.
A statement regarding the conveyance fee must be included, either indicating the amount of the fee or claiming an exemption under Ohio law.
The deed must include a statement that the property may be subject to property taxes and assessments, and that the grantee may be responsible for these taxes.
To provide constructive notice to third parties, the deed must be recorded with the county recorder's office in the county where the property is located.
The deed must comply with specific formatting requirements including paper size, margins, and font size to be accepted for recording by the county recorder.
If applicable, a statement regarding any existing transfer on death designation must be addressed in the quitclaim deed.
Federal law requires that real estate transactions include the tax identification numbers (Social Security Numbers) of the parties, though these are typically provided on a separate form rather than in the deed itself.
Under federal law, if the grantee is a foreign person or entity, the transaction may be subject to the Foreign Investment in Real Property Tax Act (FIRPTA), requiring withholding of a portion of the sale proceeds.
While not specifically required by statute, Ohio quitclaim deeds typically include a habendum clause that defines the type of ownership being transferred (such as fee simple) and any restrictions on the transfer.
The deed must contain specific language indicating that the grantor is conveying only their interest in the property without warranties of title, which is the defining characteristic of a quitclaim deed.
The deed should include the name and address of the person who prepared the document, which is a common practice though not explicitly required by Ohio statute.
The deed should specify where the recorded document should be returned after recording, typically the grantee's address or the preparer's address.
If mineral rights are being transferred or reserved, the deed should contain explicit language addressing the disposition of these rights.
Federal and state environmental laws may require disclosure of known environmental conditions affecting the property, particularly if the property has been used for industrial purposes.
Frequently Asked Questions
A quitclaim deed is a legal instrument that transfers any ownership interest a person may have in a property to someone else without making any guarantees about the title's status. The grantor (person transferring the property) 'quits' any 'claim' they have to the property, giving it to the grantee (recipient). Unlike warranty deeds, quitclaim deeds offer no protection or recourse for the grantee if title problems emerge later. The deed only transfers whatever interest the grantor actually possesses—which could potentially be nothing.
The main difference between a quitclaim deed and other deeds (like warranty deeds or special warranty deeds) is the level of protection provided to the buyer. A warranty deed guarantees that the grantor owns the property free and clear and will defend against any title claims. A special warranty deed guarantees against issues that occurred during the grantor's ownership. A quitclaim deed, however, provides no warranties whatsoever—it simply transfers whatever interest the grantor may have, without promising that they actually own the property or that the title is clear of defects, liens, or encumbrances.
Single individuals might use quitclaim deeds when: (1) Transferring property to a living trust as part of estate planning; (2) Adding or removing a partner or family member from a property title; (3) Clearing up potential claims after inheriting property; (4) Transferring property to a business entity they own; or (5) Resolving potential boundary disputes with neighbors. Since single individuals often have simpler ownership situations, quitclaim deeds can be an efficient way to make straightforward property transfers without the expense of title insurance or extensive title searches.
Married couples with children often use quitclaim deeds for: (1) Adding a spouse to a property title after marriage; (2) Removing an ex-spouse from a title after divorce; (3) Transferring property to children as part of inheritance planning; (4) Creating joint tenancy with right of survivorship between spouses; or (5) Transferring property to a family trust to avoid probate and provide for minor children. These deeds can help ensure property smoothly transitions within the family according to the parents' wishes while minimizing legal complications.
High net worth individuals should approach quitclaim deeds with additional caution due to: (1) Potential gift tax implications when transferring valuable property; (2) Estate planning complexities that might require more sophisticated approaches; (3) The need to coordinate with other asset protection strategies; (4) Potential exposure to creditors when transferring property; and (5) The importance of maintaining proper documentation for high-value assets. High net worth individuals should generally consult with both legal and tax professionals before executing quitclaim deeds to ensure alignment with their broader wealth management strategy.
A quitclaim deed typically includes: (1) Names and addresses of both the grantor and grantee; (2) A legal description of the property being transferred; (3) The date of the transfer; (4) A statement that the grantor quits any claim to the property; (5) The consideration (payment) amount, even if nominal; (6) The grantor's signature, which must be notarized; and (7) Any required local filing information. Requirements vary by state and county, so it's important to check local regulations or consult with a legal professional to ensure the deed meets all requirements for recording.
Yes, accepting a quitclaim deed comes with several risks: (1) The grantor might not actually own the property or have the right to transfer it; (2) The property might have liens, mortgages, or other encumbrances that remain your responsibility after transfer; (3) There may be boundary disputes or easement issues not disclosed; (4) The deed provides no legal recourse against the grantor if problems arise later; and (5) Title insurance companies often won't insure property transferred by quitclaim deed. These risks make quitclaim deeds most appropriate for transfers between trusted parties rather than traditional property sales.
To properly execute and record a quitclaim deed: (1) Prepare the deed with all required information according to your state's laws; (2) Have the grantor sign the deed in the presence of a notary public; (3) Have witnesses sign if required by your state; (4) Take the notarized deed to the county recorder's office or registry of deeds where the property is located; (5) Pay the required recording fee; and (6) Keep the recorded deed in a safe place. Recording the deed creates a public record of the transfer and is essential to making the transfer legally effective against third parties.
Quitclaim deeds can trigger various tax consequences: (1) Property transfers may be subject to gift tax if they exceed annual exclusion amounts; (2) The recipient may face capital gains tax implications when they eventually sell the property; (3) Some jurisdictions charge transfer taxes when recording deeds; (4) Property tax assessments might be affected in some locations; and (5) For high-value properties, estate tax considerations may come into play. The specific tax implications depend on the relationship between the parties, the property's value, and local tax laws. Consulting with a tax professional before executing a quitclaim deed is highly recommended.
Yes, a quitclaim deed can transfer mortgaged property, but with important caveats: (1) The mortgage remains attached to the property regardless of who owns it; (2) The original borrower typically remains legally responsible for the mortgage debt even after transferring ownership; (3) Many mortgages contain a 'due-on-sale' clause that allows the lender to demand full payment if the property is transferred without their permission; (4) The transfer might violate the terms of the mortgage agreement; and (5) The grantee may have difficulty refinancing without a warranty deed. Always consult with your mortgage lender before transferring mortgaged property via quitclaim deed.