Understanding California Real Estate Deeds: Grant Deed vs. Quitclaim Deed (San Francisco Guide)

Real estate ownership in California is documented through deeds — legal instruments that transfer property from one person (the grantor) to another (the grantee). Choosing the correct deed is crucial because it affects warranties, protections, and how ownership is recorded with the county.

Below is a clear breakdown of the most commonly used deed types in California, what they mean, and common scenarios where they’re used.

📌 What Is a Deed?

A deed is a written legal document that, when properly signed, notarized, and recorded, transfers ownership of real property. Every deed must be recorded with the county recorder where the property is located to put the world on notice of the new ownership. 

🏡 Grant Deed — Most Common in California

A Grant Deed is the most frequently used deed in California. When a property is sold or transferred with assurances about the title, a grant deed is typically used.

With a grant deed, the grantor makes two implied promises:

1. They haven’t sold the property to someone else, and

2. There are no undisclosed liens or encumbrances on the property. 

Common uses:

• Selling your home

• Transferring property into your trust

• Adding a new owner with protections

Because of the implied warranties, grant deeds provide more protection than other deed types. 

📄 Quitclaim Deed — Fewer Protections, More Flexibility

A Quitclaim Deed transfers whatever interest the grantor may have in the property — but provides no guarantee that the grantor actually owns the property. 

Key features:

• Transfers property interest without warranties

• Often used between family members or in divorce situations

• Does not protect the grantee from title defects

Important note: Quitclaim deeds do not remove mortgage liability. If the property has an existing mortgage, the original borrower can still be responsible for the loan even after a quitclaim transfer. 

Common uses:

• Adding or removing a family member from title

• Clearing up an old title issue

• Transferring property into a trust when no title assurances are needed

💍 Interspousal & Other Deeds

Many common specialized deeds in California — such as an interspousal transfer deed — are variations of grant or quitclaim deeds used in specific situations, like changing community property ownership between spouses without reassessment. 

Other deed forms exist for purposes like trusts or estate planning, but grant and quitclaim deeds remain the foundational types for most real estate transfers.

🧾 Recording and Preliminary Change of Ownership Report (PCOR)

After signing and notarizing any deed, it must be recorded with the county recorder’s office — and most counties require a Preliminary Change of Ownership Report (PCOR) filed along with it. This step alerts the assessor to update tax records. 

🤝 How Shanea O’Connor Services, Inc. Can Help

At Shanea O’Connor Services, Inc., we help you prepare California-compliant deed documents (grant, quitclaim, interspousal, and others) at your direction and complete notarization before recording.

We do not provide legal advice or tell you which deed you should use — that determination is best made with the help of an attorney or your real estate professional — but we can ensure your paperwork is accurate, formatted correctly, and ready for recording.

🧠 Important Considerations

• Choosing the wrong deed can have long-term consequences, including title problems or tax implications.

• Always verify legal descriptions and names with the county recorder’s records before preparing a deed. 

CA-Compliant Disclaimer Block

Legal Disclaimer: Shanea O’Connor Services, Inc. is a registered California Legal Document Assistant (LDA) and not an attorney. Document preparation services are provided only at the direction of the consumer and do not include legal advice or recommendations on which deed type to use. Always consult an attorney or real estate professional for legal interpretation. 

📘 Sources

1. Sacramento Law Library – Adding or Changing Names on Property (Deed Types) 

2. Cypress Title Co. – Deeds in California (grant vs quitclaim) 

3. LegalZoom – California Quitclaim Deed Requirements 

4. SacLaw.org – Deeds, Title Changes & Recording Requirements 

5. Keystone Law Group – Deed Types & Property Ownership Methods