Short answer: To transfer a deed in Pennsylvania, you prepare a new deed that names the current owner (grantor) and the new owner (grantee) and describes the property, the grantor signs it in front of a notary, and the deed is recorded with the Recorder of Deeds in the county where the property sits, along with any realty transfer tax and recording fees. Many transfers between close family members are exempt from transfer tax, but the deed and paperwork must be prepared correctly to claim the exemption.
This guide covers the types of deeds used in Pennsylvania, including quitclaim deeds, the steps to transfer property, and the tax and title issues that trip people up.
Types of deeds in Pennsylvania
- General warranty deed. The grantor promises the title is good against all claims, including problems from before they owned the property.
- Special warranty deed. The grantor promises only that they did not create title problems while they owned it. This is the most common deed in Pennsylvania home sales.
- Quitclaim deed. The grantor transfers whatever interest they have, if any, with no promises about the title.
What is a quitclaim deed in Pennsylvania?
A quitclaim deed is often used between people who already know each other and the property, for example:
- Adding or removing a spouse after marriage or divorce
- Moving property between family members
- Clearing up a small title defect or an old interest
- Transferring property into a trust or LLC you control
A quitclaim deed is not the right tool for a sale to a buyer who expects good title, and title insurers may be cautious about one in the chain of title. It also does nothing to the mortgage. If you quitclaim your interest to someone else, you usually remain liable on the loan until the lender releases you or the loan is refinanced.
How to transfer a deed in PA, step by step
Step 1: Get a copy of the current deed
Your current deed shows exactly how title is held and contains the legal description you will need. Copies are available from the county Recorder of Deeds, such as the Washington County Recorder of Deeds.
Step 2: Decide who will own the property and how
If more than one person will own it, the deed should say how: as tenants in common, as joint tenants with right of survivorship, or, for married couples, as tenants by the entireties. This choice controls what happens when one owner dies.
Step 3: Prepare the new deed
A Pennsylvania deed generally includes:
- The names of the grantor and grantee
- The consideration (the price, or a nominal amount for a gift)
- The full legal description and the parcel or tax ID number
- A reference to the prior deed
- Any exceptions or reservations, such as previously reserved oil and gas rights
- A certificate of the grantee’s address
Step 4: Sign before a notary
The grantor signs the deed and acknowledges it before a notary public. If the property is owned by more than one person, each owner who is giving up an interest must sign.
Step 5: Complete the transfer tax paperwork
If the transfer is a gift or is claimed as exempt, or the price is less than full value, a Realty Transfer Tax Statement of Value is usually filed with the deed. Counties and municipalities may have their own forms as well.
Step 6: Record the deed
Take or send the deed to the Recorder of Deeds in the county where the property is located, and pay the recording fees and any transfer tax. The transfer is effective between the parties when the deed is delivered, but recording protects the new owner against later claims and puts the world on notice.
Pennsylvania realty transfer tax on deed transfers
Pennsylvania charges a state realty transfer tax of 1% of the property’s value, and most local governments add their own tax, often another 1%. Some municipalities, including Pittsburgh, charge more. Estimate the total with our PA realty transfer tax calculator.
Many family transfers are exempt, including transfers:
- Between spouses, and between former spouses under a divorce decree or property settlement
- Between parents and children, or a child’s spouse
- Between brothers and sisters, or their spouses
- Between grandparents and grandchildren, or a grandchild’s spouse
- Into certain living trusts, and between an owner and a qualifying family farm business
Transfers to aunts, uncles, nieces, nephews, cousins or friends are generally taxable. The exemption is not automatic. It must be claimed on the deed and the statement of value, and a mistake can lead to a tax bill later.
Adding a family member to your deed
Adding a child or another relative to your deed is a gift of part of your home. Before you do it, consider that:
- Their creditors, bankruptcy or divorce can reach their share
- You will need their signature to sell or refinance
- Gifts made within one year of death can still be subject to Pennsylvania inheritance tax
- They may lose some of the income tax benefit they would get by inheriting the property instead
If your goal is to pass the home without probate, a trust is often a better fit. Pennsylvania does not allow transfer on death deeds for real estate.
Transferring a deed after someone dies
If the owner has died, the property usually passes by survivorship, by will through an estate, or under Pennsylvania’s intestacy rules. When an estate is opened, the executor or administrator signs the deed to the heirs or buyer. See our guide to probate in PA.
Don’t forget the minerals
In Washington County and the rest of southwestern Pennsylvania, deeds often except or reserve oil and gas rights. A new deed should carry forward those exceptions accurately and make clear whether any oil, gas and mineral rights the grantor owns are included. See our guide to OGM rights in Pennsylvania.
Frequently asked questions
Can I transfer a deed myself in Pennsylvania?
You can, but deed errors are common: a wrong legal description, missing signatures, an exemption not claimed properly, or minerals left out. Those mistakes often surface years later when the property is sold. Long-standing fences or driveways that do not match the deed can also raise adverse possession questions.
How much does it cost to transfer a deed in PA?
Costs include county recording fees, any realty transfer tax, and the cost of preparing the deed. Exempt family transfers avoid the transfer tax but not the recording fees.
Does a quitclaim deed remove me from the mortgage?
No. Only the lender can release you from the loan, usually through a refinance or an assumption.
How long does it take to record a deed?
Recording itself is usually quick once the documents are complete and the fees are paid. Many counties accept electronic recording.
Need a deed prepared or a title question answered? Our real estate attorneys in Cecil Township help families and landowners across Washington County and the Pittsburgh area. Call (304) 982-1586.