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A blank deed form is a ready-made template for transferring property ownership. This page sorts free deed forms by type, compares signing rules by state, and offers a quitclaim PDF. Grantors and grantees use deed forms, especially for sales, gifts and family transfers.
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The free blank deed form on this page is a quitclaim deed template in PDF, which you can download below, complete on screen or by hand, and print. To build the same deed by answering questions, use the Create My Document button at the top of the page.
A quitclaim deed is one of many deed types. The list of deed forms by type links to our pages for the others, including warranty, transfer on death and gift deeds. Before you sign, read your state's row in the signing and recording table, because the rules differ from one state to the next.
A deed is a signed written document that transfers an interest in real property from one person or entity to another. Under Wash. Rev. Code § 64.04.010, every conveyance of real estate in Washington, or of any interest in it, shall be by deed.
These terms appear on almost every deed form:
A deed is the written document that transfers ownership, while title is the ownership itself. People often use the two words as if they mean the same thing, but they differ in these ways:
To transfer a property or change the names on a deed, the current owner usually signs a new deed naming the new owners, and that deed then goes to the recording office. There is usually no separate change of deed form: the main paperwork for a deed transfer is the new deed itself.
The usual way to add or remove a spouse, partner or child on a deed is a new deed from the current owners to the new group of owners. A quitclaim deed is a common choice for this kind of family transfer because no sale takes place.
Owners who change a legal name often sign a deed from themselves under the old name to themselves under the new one. In Illinois, the recording of a quitclaim deed is exempt from all recording fees if it is executed for the sole purpose of reflecting a legal name change and the grantor and grantee are the same individuals, under 765 ILCS 5/10.
Deeds between spouses can carry their own rules, and California shows how specific they get. A transmutation of property between spouses is not valid unless made in writing by an express declaration that is made, joined in, consented to or accepted by the spouse whose interest is adversely affected, under Cal. Fam. Code § 852(a). A change of ownership under that chapter of the California tax code does not include an interspousal transfer, under Cal. Rev. & Tax. Code § 63.
A correction deed fixes an error in an earlier deed, such as a misspelled name or a wrong legal description, and it goes through signing and recording again. In Utah, a document submitted for rerecording shall contain a brief statement explaining the reason for rerecording, under Utah Code § 57-3-106. In New Jersey, a corrected document submitted for re-recording is acknowledged or proved under Title 46 as a prerequisite for recording, under N.J.S.A. 46:26A-3(a)(3).
A property deed names the grantor and the grantee, describes the land, states the interest being transferred, and carries the grantor's signature. Gather these details before you start the template:
This house deed example shows the basic parts of a quitclaim deed on one page, with made-up names and details:
Sample only, all details invented. Pat Sample, of 12 Example Lane, Sampleville, grantor, for ten dollars paid, quitclaims to Lee Sample, of 40 Model Road, Sampleville, grantee, all interest in the following real estate in Sample County: Lot 4, Block 2, Example Subdivision, known as 12 Example Lane. Dated June 1, 2026. Signature of Pat Sample. Name printed below the signature: Pat Sample. Acknowledgment by a notary public follows.
Some state statutes list what a deed contains, and the items below are examples rather than a full list for any state.
| Item | The rule | Source |
|---|---|---|
| Names, property and interest | Maryland: a deed with the names of the grantor and grantee, a description sufficient to identify the property with reasonable certainty, and the interest granted is sufficient, if executed, acknowledged and, where required, recorded. | Md. Code, Real Prop. § 4-101(a)(1) |
| Legal description | Utah: a document executed after July 1, 2022 is entitled to be recorded only if it contains a legal description of the real property. | Utah Code § 57-3-105 |
| Grantee's address | Connecticut: a document conveying land also includes the grantee's current mailing address. | Conn. Gen. Stat. § 47-5 |
| Price | Oregon: instruments conveying or contracting to convey fee title state on their face the true and actual consideration paid, in dollars. | Or. Rev. Stat. § 93.030 |
| Address and price | Massachusetts: every deed presented for record contains or has endorsed on it the grantee's full name, residence and post office address, and the amount of the full consideration or the nature of any other consideration. | Mass. Gen. Laws ch. 183, § 6 |
| Printed names | Michigan: for recording an instrument executed after October 29, 1937, each signer's name is legibly printed, typewritten or stamped beneath the signature or mark, which is in black or dark blue ink. | Mich. Comp. Laws § 565.201(1)(a) |
| Printed names and deed details | New Jersey: for recording, names are printed beneath all signatures, and a deed includes the lot and block number or account number, the name of the person who prepared it, and the grantee's mailing address. | N.J.S.A. 46:26A-3(a)(4) |
| Parcel number | Tennessee: a deed transferring ownership, not including a deed of trust or mortgage, indicates the parcel identification number or a sworn affidavit that it was requested from the assessor and not furnished promptly. | Tenn. Code Ann. § 66-24-122 |
| Spouse on a family home | Alaska: in a deed of the family home or homestead by a married person, the husband and wife join in the deed. | Alaska Stat. § 34.15.010 |
| Spouse on a homestead | Oklahoma: a deed affecting the homestead is valid only if in writing and subscribed by both husband and wife, if both are living and not divorced or legally separated, except as otherwise provided by law. | Okla. Stat. tit. 16, § 4 |
| Added paper | Iowa: a groundwater hazard statement goes in with each declaration of value submitted to the county recorder, except as specified in subsection 8. | Iowa Code § 558.69 |
To fill out a deed form, enter the parties and the property exactly as they appear on the current deed, state the consideration, then sign the way your state's row in the table below describes. Work from a copy of the current deed:
The main types of deed forms differ in what the grantor promises about the title and in when the transfer takes effect. This table matches common situations to the deed people usually use, and the sections below describe each form:
| Situation | Deed usually used | What it does |
|---|---|---|
| Selling with full title promises | General warranty deed | Promises to defend the title against all claims |
| Selling with limited promises | Special warranty deed | Promises cover only claims through the grantor |
| Family transfer or divorce | Quitclaim deed | Usually passes whatever interest the grantor holds |
| Passing a home at death | Transfer on death or Lady Bird deed | Names who receives the property at the owner's death |
| Giving property away | Gift deed | Transfers ownership with no payment |
| Securing a loan | Deed of trust | Puts the property in trust to secure the debt |
| Giving up a home to the lender | Deed in lieu of foreclosure | Returns the property in place of foreclosure |
A general warranty deed gives the grantee the grantor's broadest promises about the title, and buyers usually see one in a sale. In Massachusetts, a deed following the statutory "Warranty Deed" form carries covenants that the grantor held the land in fee simple, that it was free from all encumbrances, that the grantor had the right to sell it, and that the grantor will warrant and defend it against the lawful claims of all persons, under Mass. Gen. Laws ch. 183, § 10.
A quitclaim deed usually passes whatever interest the grantor holds at signing, and people commonly use one for family transfers, divorce and business property transfers. In Washington, a deed in the statutory quitclaim form conveys all the grantor's then existing legal and equitable rights in the property, but it does not extend to after acquired title unless words are added expressing that intention, under Wash. Rev. Code § 64.04.050.
Some state forms add promises about title. In Massachusetts, the words "quitclaim covenants" in a conveyance mean that the premises are free from encumbrances made by the grantor and that the grantor will warrant and defend them against the lawful claims of persons claiming by, through or under the grantor, but against none other, under Mass. Gen. Laws ch. 183, § 17. A New Hampshire deed following the statutory quitclaim form, when duly executed and delivered, carries like covenants, with any exceptions it states, under N.H. Rev. Stat. Ann. § 477:28.
A transfer on death deed names the person who receives a property when the owner dies, and it passes nothing during the owner's life. Our transfer on death page lists the state forms FormsPal covers and how they differ.
A Lady Bird deed, also called an enhanced life estate deed, lets the owner keep control of the property for life and names who receives it at the owner's death. While it seems advantageous, this type of deed is not available in all states.
A deed of trust, also called a trust deed, places a property with a trustee to secure a debt. The form printed in Va. Code Ann. § 55.1-316 has the grantor convey the property to the trustee in trust to secure the debts it describes.
A gift deed transfers a property to a person or an institution with no payment in return, and some states attach formal steps to it. In Louisiana, a donation inter vivos shall be made by authentic act under the penalty of absolute nullity, unless otherwise expressly permitted by law, under La. Civ. Code art. 1541. In Kentucky, a transfer by gift or with nominal or no consideration calls for a sworn, notarized certificate stating that the transfer is by gift and giving the estimated fair cash value, under Ky. Rev. Stat. § 382.135.
A deed in lieu of foreclosure lets an owner who can no longer pay the mortgage turn the property over to the lender voluntarily, in place of a foreclosure.
These less common deed types serve narrower situations, such as a court-ordered sale, an estate, or a mortgage that has been paid off.
Deed signing and recording requirements differ by state: some statutes call for an acknowledgment before an officer, some for witnesses, and some for both. Each row below gives the rule its cited section states, with its condition. "Acknowledged" means the signer confirms the signature before an authorized officer, and "proved" means the signing is shown another way the statute allows.
"Not named" means the cited section gives no office, so ask the county where the property sits. North Carolina is left out because our sources hold no fact for it.
| State | Signing rule | Where to record | Source |
|---|---|---|---|
| Alabama | Attested by one witness; by two witnesses where the party cannot write, or where another person writes the name of a party who can write. | Not named | Ala. Code § 35-4-20 |
| Alaska | Signed and sealed by the grantor of lawful age, or a lawful agent or attorney, and acknowledged or proved. | Not named | Alaska Stat. § 34.15.010 |
| Arizona | Signed by the grantor and acknowledged before an officer authorized to take acknowledgments. | County recorder of the county where the property is located | Ariz. Rev. Stat. § 33-401; Ariz. Rev. Stat. § 33-411(A) |
| Arkansas | Executed in the presence of two disinterested witnesses or, failing that, acknowledged by the grantor in the presence of two such witnesses, who then subscribe. | County recorder | Ark. Code Ann. § 18-12-104; Ark. Code Ann. § 14-15-404(a)(1) |
| California | Before recording, acknowledged by the person executing it. | The recorder | Cal. Gov. Code 27287; Cal. Civ. Code 1213 |
| Colorado | A deed described in the section may be acknowledged under section 38-35-101 or 24-21-515. | County clerk and recorder of the county where the property is situated | Colo. Rev. Stat. § 38-30-113; Colo. Rev. Stat. 38-35-109(1) |
| Connecticut | Attested by two witnesses with their own hands, and acknowledged by the grantor, an agent or a duly authorized person. | Records of the town where the land lies | Conn. Gen. Stat. § 47-5; Conn. Gen. Stat. § 47-10 |
| Delaware | Acknowledgment or proof certified by the court clerk or prothonotary, or by the judge, notary public or justice of the peace who took it. | Not named | 25 Del. C. § 123 |
| District of Columbia | Executed and acknowledged according to law by the person granting the interest, before the Recorder of Deeds accepts it. | Recorder of Deeds | D.C. Code § 42-407(1) |
| Florida | Signed in the presence of two subscribing witnesses. To be recorded, acknowledged by the party executing it, proved by a subscribing witness, or legalized or authenticated. | Not named | Fla. Stat. § 689.01; Fla. Stat. § 695.03 |
| Georgia | Signed by the maker, attested by an officer as provided in Code Section 44-2-15, and attested by one other witness. | Clerk of the superior court of the county where the land is located | O.C.G.A. § 44-5-30; O.C.G.A. § 44-2-1 |
| Hawaii | To be recorded, an acknowledgment endorsed, subjoined or attached. | The registrar's office | Haw. Rev. Stat. § 502-41; Haw. Rev. Stat. § 502-31 |
| Idaho | Before recording, unless otherwise expressly provided, acknowledged by the person executing it. | Not named | Idaho Code 55-805 |
| Illinois | For a deed to be made a matter of record, signatures acknowledged by a notary public or by a court or officer designated in Section 20 of the Act. | The county where the real estate is situated | 765 ILCS 5/35C; 765 ILCS 5/28 |
| Indiana | To be recorded, one notarial act: an acknowledgment or a proof. | Recorder's office of the county where the land is located | Ind. Code § 32-21-2-3; Ind. Code § 32-21-4-1 |
| Iowa | Acknowledged or proved under chapter 9B before it counts as lawfully recorded. | The county where the real estate is located | Iowa Code § 558.42; Iowa Code § 558.41 |
| Kansas | To be recorded, proved or acknowledged and certified. | Register of deeds of the county where the real estate is situated | Kan. Stat. Ann. § 58-2221 |
| Kentucky | A sworn, notarized certificate signed by the grantor and grantee or their agents, or a minor's parent or guardian. For a transfer other than by gift or with nominal or no consideration, it says the stated consideration is the full amount paid. For a gift or a nominal or no-consideration transfer, it says the transfer is by gift and gives the estimated fair cash value. | County clerk of the county where the property, or the greater part of it, is located | Ky. Rev. Stat. § 382.135; Ky. Rev. Stat. 382.110(1) |
| Louisiana | A transfer of immovable property is made by authentic act or by act under private signature. A donation inter vivos (gift) is made by authentic act, unless otherwise expressly permitted by law. | The appropriate mortgage or conveyance records | La. Civ. Code art. 1839; La. Civ. Code art. 1541; La. Civ. Code art. 3338 |
| Maine | Before recording, acknowledged by a grantor or the grantor's attorney; if within the State, before a notary public in the State or an attorney-at-law admitted to practice in its courts. | Registry of deeds | Me. Rev. Stat. tit. 33, § 203 |
| Maryland | Executed and acknowledged, and recorded where required. | Not named | Md. Code, Real Prop. § 4-101(a)(1) |
| Massachusetts | Acknowledged by one or more grantors or their representatives; within the commonwealth, before a justice of the peace or notary public. | Registry of deeds for the county or district where the land lies | Mass. Gen. Laws ch. 183, § 30; M.G.L. c. 183, § 4 |
| Michigan | For a deed executed in Michigan, acknowledged before a judge, a clerk of a court of record or a notary public within the state. | Register of deeds | Mich. Comp. Laws § 565.8; Mich. Comp. Laws § 565.201(1) |
| Minnesota | To be recorded, executed and acknowledged by the parties, with the acknowledgment certified. | County recorder of the county where the real estate is situated | Minn. Stat. 507.24, subd. 1; Minn. Stat. § 507.34 |
| Mississippi | Acknowledged or proved, or void as to creditors and later purchasers for value without notice, except as provided by Sections 89-5-101 through 89-5-113. | Clerk of the chancery court of the county where the land is situated | Miss. Code Ann. § 89-5-3; Miss. Code Ann. § 89-5-1 |
| Missouri | Subscribed by the granting party or a lawful agent, and acknowledged or proved and certified. | Recorder of the county where the real estate is situated | Mo. Rev. Stat. § 442.130; Mo. Rev. Stat. § 442.380 |
| Montana | Before recording, unless in a class under 70-21-205 or 70-21-207, acknowledged or proved; a proof of execution is notarized as provided in Title 1, chapter 5. | Not named | Mont. Code Ann. § 70-21-203 |
| Nebraska | The grantor acknowledges the instrument with an acknowledgment as defined in section 64-205. | Not named | Neb. Rev. Stat. § 76-216 |
| Nevada | Signed by the grantor of lawful age, or a lawful agent or attorney, and acknowledged or proved. | Not named | NRS 111.105 |
| New Hampshire | Executed by the person or an attorney, and acknowledged. | Not named | N.H. Rev. Stat. Ann. § 477:1 |
| New Jersey | For recording, acknowledged or proved as provided by Title 46. | County recording officer | N.J.S.A. 46:26A-3(a)(3); N.J.S.A. 46:15-6 |
| New Mexico | Duly acknowledged, or it may not be filed and recorded. | County clerk of the county where the real estate is situated | N.M. Stat. Ann. 14-8-4(A); N.M. Stat. Ann. 14-9-1 |
| New York | Acknowledged before delivery; if not, execution and delivery attested by at least one witness, or the deed does not take effect against a later purchaser or incumbrancer until acknowledged. | County clerk of the county where the property is situated, or the city registrar where applicable | N.Y. Real Prop. Law § 243; N.Y. Real Prop. Law § 291 |
| North Dakota | If executed by an individual, acknowledgment by that person. | The recorder | N.D.C.C. § 47-19-03; N.D.C.C. § 47-19-05 |
| Ohio | Signing acknowledged by the grantor or trustee before a judge or clerk of a court of record in Ohio, a county auditor, county engineer, notary public or mayor. | County recorder of the county where the premises are situated | Ohio Rev. Code Ann. § 5301.01; Ohio Rev. Code Ann. § 5301.25 |
| Oklahoma | Acknowledged and recorded to be valid against third persons. | Not named | Okla. Stat. tit. 16, § 15 |
| Oregon | For a deed executed in Oregon, except as otherwise provided by law, signed by the grantors and acknowledged before a judge of the Supreme Court, circuit judge, county judge, justice of the peace or notary public. | County clerk or recording officer | Or. Rev. Stat. § 93.410; Or. Rev. Stat. § 93.030 |
| Pennsylvania | Acknowledged by the parties executing it, or proved as Pennsylvania law provides. | Office for the recording of deeds in the county where the land is situate | 21 P.S. § 351 (Act of May 12, 1925, P.L. 613, No. 327) |
| Rhode Island | Signed, acknowledged, delivered and recorded to be valid beyond the parties; between the parties and their heirs, and against those taking by gift or devise or with notice, a delivered conveyance binds though not acknowledged or recorded. | Records of land evidence in the town or city where the land is situated | R.I. Gen. Laws § 34-11-1 |
| South Carolina | Before recording, except as otherwise provided by statute, acknowledged or proved. The statutory release form is executed in the presence of and subscribed by two or more credible witnesses. | Register of deeds of the county | S.C. Code Ann. § 30-5-30; S.C. Code Ann. § 27-7-10; S.C. Code Ann. § 30-5-90 |
| South Dakota | Before recording, unless in a class under § 43-28-2 or authorized by a court's judgment or order, acknowledged by the person executing it. | Register of deeds of the county where the property is situated | S.D. Codified Laws 43-28-8; S.D. Codified Laws 43-28-1 |
| Tennessee | To be good as to strangers, acknowledged by the vendor or proved by two witnesses upon oath. | Register of the county where the land lies | Tenn. Code Ann. § 66-5-106 |
| Texas | To be recorded, signed and acknowledged or sworn to by the grantor in the presence of two or more credible subscribing witnesses, or acknowledged or sworn to before and certified by an authorized officer. | County clerk | Tex. Prop. Code 12.001(b) |
| Utah | To be recorded, a certificate of acknowledgment or proof, a jurat or a similar notarial certificate signed and certified by the officer. | Recorder of the county where the property is located | Utah Code § 57-3-101 |
| Vermont | Signed by the granting party and acknowledged by the grantor before a notary public. | Clerk's office of the town where the lands lie | 27 V.S.A. § 341 |
| Virginia | To be recorded, signed with an original signature and acknowledged, or proved by two witnesses. A writing not properly notarized is still valid as to the underlying document, but is not in proper form for recordation. | Circuit court of the county or city, or its clerk | Va. Code Ann. 55.1-600; Va. Code Ann. § 55.1-602 |
| Washington | In writing, signed by the party bound, and acknowledged before a person authorized to take acknowledgments of deeds. | Recording officer of the county where the property is situated | RCW 64.04.020; Wash. Rev. Code § 65.08.070(1) |
| West Virginia | To be admitted to record, acknowledged by the signer or proved by two witnesses before the clerk of the county commission. | Clerk of the county commission of the county | W. Va. Code § 39-1-2 |
| Wisconsin | An instrument offered for record contains a form of authentication authorized by s. 706.06 or ch. 140. | Not named | Wis. Stat. § 706.05 |
| Wyoming | Acknowledged by the party or parties executing it, before any notarial officer. | County clerk | Wyo. Stat. Ann. § 34-1-113; Wyo. Stat. Ann. § 34-1-119 |
The grantor signs a deed, as Ariz. Rev. Stat. § 33-401 and 27 V.S.A. § 341 show, while the grantee's signature appears only in narrower cases. In West Virginia, the clerk shall not admit to record a quitclaim deed without consideration, or a deed transferring property worth $100 or less on which no transfer excise tax is paid, unless the grantee has signed it and the grantee has acknowledged it, or two witnesses have proved it as to the grantee, before the clerk, under W. Va. Code § 39-1-2. Any deed recorded in violation of that section is void and no interest transfers to the grantee under it, under W. Va. Code § 39-1-2.
Signing alone does not finish a transfer in several states, because their statutes also name delivery of the deed to the grantee. In Georgia, a deed shall be delivered to the purchaser or the purchaser's representative and be made on a good or valuable consideration, under O.C.G.A. § 44-5-30.
An unrecorded deed can lose to a later buyer in several states, usually one who buys in good faith, pays value and records first. In New York, a conveyance not recorded is void against a person who later acquires the same property in good faith and for a valuable consideration and whose conveyance is first duly recorded, under N.Y. Real Prop. Law § 291.
Other states word the effect differently. In Connecticut, no conveyance is effectual to hold land against anyone but the grantor and the grantor's heirs unless it is recorded on the records of the town where the land lies, under Conn. Gen. Stat. § 47-10. In Maryland, except as otherwise provided in the section, no deed may pass or take effect unless it is executed and recorded, under Md. Code, Real Prop. § 3-101(a).
Deeds raise plenty of practical questions, from who signs to how to fix a mistake. These answers cover the ones the sections above leave open.
Electronic signing of a deed depends on the state, and the statutes we hold speak mainly to witnesses and to recording. In Florida, the requirement of two subscribing witnesses may be satisfied by witnesses being present and electronically signing by audio-video communication technology, under Fla. Stat. § 689.01. Utah accepts for recording an original or an electronic document that satisfies its Uniform Real Property Electronic Recording Act, unless otherwise provided, under Utah Code § 57-3-106. Texas goes the other way for paper: a paper document may not be recorded unless it contains original signatures that are acknowledged, sworn to with a jurat or proved, under Tex. Prop. Code § 12.0011. Ask the recording office before you sign a deed electronically.
No single blank deed form fits every state, because statutes set different signing, content and recording rules, so read your state's row in the table above before you use one. A form printed in a state's code is not always the only one allowed: New York's short forms are lawful, but the statute does not prevent or invalidate the use of other forms, under N.Y. Real Prop. Law § 258.
A deed needs no seal under some state statutes, though the wording of others still mentions one. No seal is necessary to give validity to an instrument executed in conformity with Fla. Stat. § 689.01, and no seal of the grantor shall be required on the deed under Or. Rev. Stat. § 93.010. An officer's seal is a separate matter: in Oklahoma, every acknowledgment must be under seal of the officer taking it, under Okla. Stat. tit. 16, § 35.
Deed restrictions are limits written into a deed or a subdivision's documents on how an owner can use or change a property. Read the current deed and any subdivision documents to see which limits apply to your property.
Our sources hold no rule on revoking a completed deed of donation, so this page states none. A local attorney can tell you what applies to your deed.
Before anyone signs a deed, check that the names, the property details and any price are correct and that no blank is left open:
General information, not legal or tax advice.
