How do I file a quitclaim deed in Pennsylvania?

1. Quitclaim vs Warranty Deed

Pennsylvania recognizes quitclaim deeds (no warranties), special warranty deeds (warranty only against grantor's acts — most common in PA), and general warranty deeds (full warranties).

2. Common Uses

Divorce, interspousal transfers, gifts among family, trust funding, correcting prior deed errors, clearing potential heir interests.

3. Execution Formalities

Grantor signs and acknowledges before a notary (21 P.S. § 7; § 42). No subscribing witnesses required for recording. The Uniform Acknowledgment Act applies to out-of-state acknowledgments.

4. Required Contents

Grantor and grantee names with addresses (grantee certification of address required), legal description, parcel ID, words of conveyance ("does hereby remise, release, and quitclaim"), and consideration. A Realty Transfer Tax Statement of Value (Form REV-183) is required for nominal or exempt consideration.

5. Recording

File with the county Recorder of Deeds (21 P.S. § 351); recording fees typically $60-$100 depending on county. Within 90 days to maintain priority against intervening claimants.

6. Transfer Tax

Pennsylvania imposes 1% state realty transfer tax (72 P.S. § 8102-C) plus 1% local (school district + municipality), for 2% combined statewide except Philadelphia (3.278% local + 1% state = 4.278%) and Pittsburgh (higher). Transfers between spouses, parent-child, grandparent-grandchild, and siblings are exempt (72 P.S. § 8102-C.3).

7. Title Insurance Limits

PA title insurers generally won't insure based on a recent quitclaim alone.

8. Pitfalls

Quitclaim does NOT release mortgage liability; due-on-sale risk; Garn-St. Germain (12 U.S.C. § 1701j-3) shields qualifying family transfers.

9. Special Local Rules

Philadelphia: separate Real Estate Transfer Tax Certification and city RTT (3.278%); Allegheny County: separate forms required.

This is legal information, not legal advice.