# Quitclaim Deed: What It Is and How It Works

> **Definition**
>
> A quitclaim deed is a legal document that allows a person to transfer their interest in a property to another party without guaranteeing the validity of that interest or providing any warranties.

## What Is a Quitclaim Deed? Definition and Purpose

A quitclaim deed is a legal document that transfers a person’s interest in a [property](https://www.investopedia.com/terms/p/property.asp) to another party. However, it does so without specifying the nature of the person's ownership or rights in the property and provides no guarantees regarding the validity of those rights.

Essentially, a quitclaim deed [releases the grantor](https://www.investopedia.com/terms/d/deed_of_release.asp) (the person transferring the property interest) from any future claims of ownership over the property. It does not promise that the [grantor](https://www.investopedia.com/terms/g/grantor.asp) has valid ownership; it only promises that they will relinquish any claim they might have. This means that if the grantor has no ownership, the recipient (grantee) gets nothing.

### Key Takeaways

*   Quitclaim deeds transfer property interest with no warranty or guarantee of ownership.  
    
*   The grantor relinquishes any claim they may have, but offers no assurance that they had valid ownership.  
    
*   Commonly used in non-sale contexts, such as family transfers, adding or removing a spouse, trust transfers, and resolving title confusion.
*   Grantees assume risk since title insurance isn't typically provided; verify ownership before accepting.
*   Quitclaim deeds can be revoked with mutual agreement or challenged legally if fraud is suspected.

![Quitclaim Deed](https://www.investopedia.com/thmb/5omM3Y5p0aDWp39vGJuiRRJFnbs=/1500x0/filters:no_upscale():max_bytes(150000):strip_icc()/quitclaimdeed.asp-Final-75d9b73775794b4b89b5bd388677ce80.jpg)

*— Investopedia / Yurle Villegas*

## How a Quitclaim Deed Works

A quitclaim deed usually includes a legal description of the property, the name of the person transferring their interest, the name of the person receiving that interest (the [grantee](https://www.investopedia.com/terms/g/grantee.asp)), the date, and both parties’ [notarized signatures](https://www.investopedia.com/terms/n/notary.asp).

Quitclaim deeds are typically used to transfer property in non-sale situations, such as [transfers of property](https://www.investopedia.com/articles/realestate/12/property-deeds-and-real-property.asp) between family members. They can be used to add a spouse to a property title after marriage, remove a spouse from a title after divorce, clarify ownership of inherited property, transfer property into (or out of) a revocable [living trust](https://www.investopedia.com/terms/l/living-trust.asp), clarify an [easement](https://www.investopedia.com/terms/e/easement.asp), or [change how a property’s title is held](https://www.investopedia.com/articles/mortgages-real-estate/08/title-ownership-property.asp).

A quitclaim deed does not assure that the grantor has an ownership interest in a property; it merely states that if the grantor does, they release those ownership rights. As a result, when accepting a quitclaim deed, the buyer accepts the risk that the deed's grantor may not have a valid ownership interest and/or that there may be additional ownership interests in the property. [Title insurance](https://www.investopedia.com/terms/t/title_insurance.asp) is not issued in conjunction with a quitclaim deed.

## Types of Deeds: Quitclaim vs. Warranty Deeds: Understanding the Difference

[Deeds](https://www.investopedia.com/terms/d/deed.asp) are usually differentiated by what they state or guarantee when the ownership is transferred from the grantor to the grantee (buyer). Unlike a quitclaim deed, a [warranty deed](https://www.investopedia.com/terms/w/warranty-deed.asp) can grant a certain level of assurance when ownership is transferred. Warranty deeds are typically used in property sales and are granted in two common forms: [general warranty deeds](https://www.investopedia.com/terms/w/warranty-title.asp) and special warranty deeds.

A general warranty deed provides the grantee with the highest form of protection because it assures that the grantor owns the property free and clear (and that no other entity can place a claim on it). This guarantee covers the entire history of the property—even times when the grantor did not own the property. If there are any breaches in this contract, the grantor is held responsible.

A [special warranty deed](https://www.investopedia.com/terms/s/special-warranty-deed.asp) conveys that the grantor owns the property and that no one else has a claim to it for as long as the grantor has owned it. Special warranty deeds are most commonly used during commercial real estate sales. 

## What Is a Quitclaim Deed?

A quitclaim deed is a document in which a grantor disclaims all interest in a parcel of [real property](https://www.investopedia.com/terms/r/real-property.asp) and then conveys that interest to a grantee. Unlike grantors in other types of deeds, the quitclaim grantor does not promise that their interest in the property is actually valid.

## When Is It Appropriate to Use a Quitclaim Deed?

Quitclaim deeds lack certain protections and promises found in other types of deeds to real property. Because of this, they should only be used under certain circumstances. These include [transferring real estate between close family members](https://www.investopedia.com/how-to-pass-down-real-estate-across-borders-without-tax-nightmares-11714005)—for example, [from a parent to a child](https://www.investopedia.com/ask/answers/house-title.asp).

## Can a Quitclaim Deed Be Nullified?

A quitclaim deed can generally be canceled if both parties involved (grantor and grantee) agree to reverse the transfer. In cases where a quitclaim deed was used improperly or fraudulently, the deed may be challenged in court.

## The Bottom Line

A quitclaim deed is a simple tool for transferring interest in a property without guaranteeing that the grantor has valid ownership. It’s most commonly used in non-sale situations, such as transfers between family members, or to update or clarify ownership titles. However, because it offers no warranties or guarantees, it carries risk for the grantee. Quitclaim deeds should be used cautiously and under appropriate circumstances.