How to File a Quit Claim Deed (Step by Step, Including Recording)
Filing a quit claim deed involves three main steps: preparing the legal document, having it notarized and signed, and recording it with your county recorder. This guide walks through the general process so you understand what happens at each stage.
Step 1: Prepare the Quit Claim Deed
The deed must contain specific information to be valid and recordable. Generally, every quit claim deed includes:
- Grantor name and signature lines — the person transferring the property
- Grantee name — the person or entity receiving the property
- Legal description of the property — usually found on the county assessor's parcel record or deed history, not just the street address
- Consideration language — a statement about whether money or other value changed hands (often "$1 and other good and valuable consideration" for family transfers)
- Notarization section — space for the notary's seal and certificate
The deed must be legible and printed on standard paper. Many counties accept deeds prepared by online deed makers, including blank forms filled in by hand, though typed deeds are clearer and less prone to recording rejection.
Step 2: Sign and Have the Deed Notarized
The grantor (the person giving up their interest) must sign the deed in front of a notary public. In most states, the grantor's signature is the only signature required, though some states or specific situations may require additional witnesses.
The notary will verify the grantor's identity using government-issued photo ID, then watch the grantor sign. The notary then applies their seal and signs their certificate, which becomes part of the deed. This notarization is almost always mandatory for recording — deeds without a notary's certificate are typically rejected by the county recorder.
Many banks, libraries, and title companies offer notary services, sometimes for free or at a modest fee. Some online deed services can direct you to a notary or provide e-notarization in certain states, though availability and requirements vary.
Step 3: Record with the County Recorder
Recording puts your deed on the public record and protects your ownership against later buyers, lenders, and creditors. Between you and the grantor, a quit claim deed generally takes legal effect when it is signed and delivered to and accepted by the grantee — not at the moment it is recorded. Recording does not "create" the transfer; it gives the world notice of it. The county recorder's office maintains all property deeds for that county, and once recorded your deed becomes part of the permanent public record.
This is the critical step many people overlook. While a delivered and accepted deed can be valid between the parties even if it is never recorded, leaving it unrecorded is risky: the public record still shows the old owner, and a later buyer or creditor without notice of your deed could gain priority over your interest. Recording is how you protect and publicly establish your ownership — and a few instruments (such as transfer-on-death deeds in many states) must be recorded to be valid at all.
To record, you generally:
- Go to your county recorder's office (or mail the deed if your county accepts mail filing)
- Present the original notarized deed
- Pay the recording fee (varies by county, usually $20–$150 depending on the county and deed length)
- Receive a recorded copy with the county's filing stamp and document number
Many counties now offer online recording systems where you can upload and pay for recording without visiting in person. Check your county recorder's website to see what options are available.
Transfer Tax and State Requirements
Some states impose a transfer tax on property deeds. The amount varies widely by state and county — some charge a percentage of the property value, others charge a flat fee or per-thousand of value, and some states have no transfer tax at all. In states with a transfer tax, you may be required to include a tax declaration or affidavit with the deed.
A few states exempt quit claim deeds from transfer tax under certain conditions (such as transfers between family members or transfers without consideration), but these exemptions are state-specific. Always check with your county recorder or a local attorney to confirm your state and county's requirements before filing.
What to Expect After Recording
After the county records your deed, you will typically receive a recorded copy showing the recorder's filing stamp, document number, and recording date. This becomes your proof that the property interest was transferred. You may also want to order a new title search to confirm the change appears in the property's title record.
A quit claim deed conveys only the grantor's interest in the property, with no warranty that the grantor actually owned it or that the title is clear. The grantee receives whatever interest the grantor had — which might be full ownership, or which might be partial or encumbered. This is why quit claim deeds are often used for simple transfers (like adding a spouse to a property or clearing up a title issue) rather than major sales.
Key Takeaways
- Complete and accurate deed preparation is the foundation — missing information will cause recording rejection
- Notarization by a licensed notary public is almost always required and cannot be skipped
- The transfer between grantor and grantee generally takes effect on delivery and acceptance of the signed deed; recording is what protects your interest and establishes priority against third parties (and is required outright for some deed types)
- Recording fees and transfer taxes vary by county and state; verify your local requirements before filing
- A quit claim deed transfers only the grantor's interest, with no title warranty