# Quiet Title Action Explained: Purpose, Benefits, and Costs

![Quiet Title Action: A legal action intended to clarify ownership of a given property.](https://www.investopedia.com/thmb/mwTsCrUDhS4hcCNAqD6a-KDOZ-k=/1500x0/filters:no_upscale():max_bytes(150000):strip_icc()/quiet-title-action.asp-FINAL-1-34a62862a30c4d5eb2f2283513d54161.png)

*— Investopedia / Joules Garcia*

## What Is a Quiet Title Action?

A quiet title action is a legal tool used to resolve disputes over property ownership. This type of lawsuit is particularly useful in clearing up [title](https://www.investopedia.com/terms/t/title.asp) discrepancies, ensuring that rightful ownership is established. After a quiet title action concludes, the plaintiff and their heirs gain [absolute title](https://www.investopedia.com/terms/a/absolute-title.asp) possession, safeguarding against future claims from third parties. This procedure often becomes necessary in cases involving mortgage lender disagreements, death of property owners, adverse possession, or when a property has stood unoccupied for extended periods.

### Key Takeaways

*   A quiet title action is a legal process used to resolve disagreements over property ownership and establish a clear title.
*   This action is commonly used in cases involving disputed titles, mortgage lender issues, and properties left unoccupied for long periods.
*   The cost of a quiet title action typically ranges from $1,500 to $5,000 depending on the complexity and location of the case.
*   A quiet title action does not necessarily protect the new owner from disputes with previous owners unless a warranty deed with defects is involved.
*   The process may take anywhere from 30 days to over a year to complete, varying with case complexity and court availability.

## Detailed Overview of Quiet Title Actions

A quiet title action occurs when one property claimant challenges one or more other people in a court of law for the purpose of determining who is the rightful legal owner of the property in question. It is intended to quiet the conflicting claims on the property by eliminating any ambiguities in the title, thus clarifying the question of legal ownership.

After a quiet title action, the [plaintiff](https://www.investopedia.com/laws-and-regulations-4427769) and their [heirs](https://www.investopedia.com/terms/h/heir.asp) will own the property permanently and be protected from future ownership claims.

> **Important**
>
> Title insurance can protect property owners against certain legal defects that could be subject to a quiet title action.

## Common Applications of Quiet Title Actions

Quiet title action can be used for several reasons. Among the most common include:

*   **Estate Sale:** To clear up claims on the ownership of [real property](https://www.investopedia.com/terms/r/real-property.asp)—or other property that is titled—following the death of the owner, particularly in situations where there is any question regarding whether all of the heirs have been notified of the sale of the [estate](https://www.investopedia.com/terms/e/estate.asp).
*   **Remove Lienholders**: To resolve issues with a mortgage lender whose interest in the property was not properly dealt with after the loan was paid off.
*   **Gaps in Title:** To clear the title to a property that has been unoccupied for some time, allowing for outside parties to make bids for its purchase.
*   **Quitclaim Deeds:** The conveyance of an interest in the property via a [quitclaim deed](https://www.investopedia.com/terms/q/quitclaimdeed.asp), in which the previous owner disclaims interest, but does not promise that the title is clear.
*   **Adverse Possession:** To convey title to a property in the case of [adverse possession](https://www.investopedia.com/terms/a/adverse-possession.asp), in which a party occupies property that is legally not theirs for purposes of laying claim to it.
*   **Easement & Boundary Disputes:** To sort out issues relating to land access imposed by an [easement](https://www.investopedia.com/terms/e/easement.asp) and/or disputed property lines between private parties or government entities.

Other grounds for a quiet title action include to settle tax issues with a property; errors in surveying; fraudulent conveyance of the property by coercion or forged [deed](https://www.investopedia.com/terms/d/deed.asp); treaty disputes between nations; or competing claims by [lienholders](https://www.investopedia.com/terms/l/lien.asp), reverters, missing heirs, or remainders.

## The Process of Filing a Quiet Title Action

1\. Determine if a quiet title action is appropriate.  
2\. Obtain a copy of the deed from the county clerk or records office.  
3\. Consult with a real estate attorney, and prepare the complaint.  
4\. File the suit with the appropriate court.  
5\. Attend the court proceedings and await the judgment.  
6\. Receive a judgment or court order if successful.

The process from start to finish will generally take as little as 30 days or up to more than one year depending on the complexity of the claim, the state the action takes place in, and the court's backlog.

## Important Considerations for Quiet Title Actions

A quiet title action does not give the new owner the same level of protection against the previous owner in most cases. If there are problems with the property, the new owner can’t sue the previous owner, unless they acquired the property via [warranty deed](https://www.investopedia.com/terms/w/warranty-deed.asp) and sued for defects when the warranty deed was delivered.

Additionally, quiet title actions don’t always clear up all issues with a title. In some jurisdictions, they can only be used to clear up specific claims or [title defects](https://www.investopedia.com/terms/d/defective-title.asp).

## What Is the Meaning of Quieting a Title?

Quieting a title is the legal process of removing competing claims or challenges to title to real property.

## How Much Does a Suit To Quiet Title Cost?

A quiet title action will typically cost between $1,500 to $5,000 or more, depending on what state the action takes place in and the complexity of the claim.

## How Do You Fight a Quiet Title Action?

If you find yourself facing a quiet title action, you can fight it by producing a deed and other information proving that you have superior title and that their claim is invalid or mistaken. This often involves showing up to a legal hearing to present your arguments defending your title. Hiring a skilled and knowledgeable attorney to help with the defense is recommended.

## The Bottom Line

A quiet title action provides a legal avenue to resolve property disputes by clarifying ownership and removing competing claims. This action can be crucial in cases involving liens, boundary disputes, adverse possession, or gaps in the title's chain of ownership. By obtaining a clear title or [quiet title](https://www.investopedia.com/terms/q/quiet-title.asp), property owners can ensure legal ownership without the threat of future claims. However, potential plaintiffs should be prepared for varying costs and timelines, and consider seeking professional legal assistance to navigate the complex process effectively.

> **Article Sources**
>
> 1.  Washington State Legislature. “[Chapter 7.28 RCW: Ejectment, Quieting Title](https://app.leg.wa.gov/rcw/default.aspx?cite=7.28&full=true).”
>     
> 2.  Quicken Loans. “[Quiet Title Action: What It Means in Real Estate](https://www.quickenloans.com/learn/quiet-title).”