A ‘quick deed’ in Florida is not a legal term — most people searching for it mean a quitclaim deed, a legal document used to transfer property ownership from one person to another. A quitclaim deed conveys whatever interest the grantor holds in the property, without warranties. It is commonly used between family members, divorcing spouses, or when removing a name from a title.

What Is a Quick Deed in Florida and Does It Actually Exist?

There is no legal document in Florida called a ‘quick deed.’ The term is a phonetic shorthand that Floridians commonly use for a quitclaim deed — and the confusion is understandable, because the words sound nearly identical when spoken aloud.

A quitclaim deed is a recognised legal instrument under Florida Statute 689.025. It transfers one person’s ownership interest — whatever that interest happens to be — to another person. Unlike a warranty deed, the grantor makes no promises about whether the title is free and clear, whether there are liens, or whether anyone else might have a competing claim. The buyer (grantee) accepts the property exactly as-is, ownership questions included. You can learn more about how different deed types function in Florida in our guide to understanding deeds.

Quitclaim deeds are recorded with the county clerk’s office in the Florida county where the property is located. They do not require an attorney — but as we will discuss later, skipping legal advice can lead to costly, difficult-to-reverse consequences.

How Does a Quitclaim Deed Work in Florida?

A quitclaim deed in Florida must be written, signed by the grantor in front of two witnesses, and notarised. This is a firm requirement under Florida law — an unsigned deed, or one without proper witnessing, is not valid and will not be accepted for recording.

Once executed, the deed is filed with the Clerk of the Circuit Court in the county where the property sits. Filing fees are typically $10 to $25, and if the property has a market value above $100, documentary stamp taxes apply — currently 70 cents per $100 of value. These taxes are paid at recording and are not optional.

The transfer takes effect when the deed is delivered and accepted by the grantee — not simply when it is signed. In practice, recording the deed at the county clerk’s office is the most reliable way to confirm the transfer is complete and publicly documented.

When Should You Use a Quitclaim Deed — and When Should You Not?

Quitclaim deeds work well in specific, lower-risk situations. Transferring property between spouses during or after a divorce is one of the most common uses. Adding or removing a family member’s name from a title — when you trust them completely and are not conducting an arm’s-length sale — is another. Clearing up a title defect by having someone with a potential competing claim formally sign away their interest is also a recognised use.

What quitclaim deeds are not designed for is selling property to strangers. A buyer who accepts a quitclaim deed from someone they do not know personally has no legal recourse if the title turns out to be clouded, encumbered by an unpaid lien, or partly owned by a third party. For those transactions, a warranty deed — backed by title insurance — is the appropriate instrument.

Florida homeowners also have other deed options worth understanding. A Lady Bird deed (also called an enhanced life estate deed) allows you to retain full control of your property during your lifetime while automatically passing it to a named beneficiary at death — avoiding probate entirely. A survivorship deed achieves a similar result for couples who own property jointly. Neither of these involves the risks that come with a quitclaim deed used carelessly.

Choosing the wrong deed type can create title problems that follow a property for years. At Lumsden Law Firm, Eve Lumsden helps Orlando families identify the right deed instrument for their specific situation — whether that is a Lady Bird deed, survivorship deed, or a carefully structured quitclaim transfer. Start with a conversation here or call (407) 798-7744 today.

What Are the Risks of Using a Quitclaim Deed in Florida?

The most significant risk is that quitclaim deeds pass title problems along with the property. If the grantor’s title is encumbered by an unpaid mortgage, an IRS lien, a judgment lien, or a disputed ownership claim, all of those problems transfer to the grantee. There is no warranty — and no legal path to undo it simply because something unpleasant was discovered later.

A second risk that Florida homeowners often overlook involves adding children to a deed. Adding a child’s name to your property deed via quitclaim can expose your home to that child’s creditors, judgments, or divorce proceedings — even if you still live there and consider it entirely your own.

There are also tax consequences to consider. Transferring property via quitclaim can affect Florida’s Save Our Homes assessment cap, homestead exemption eligibility, and potentially trigger gift tax obligations if the transfer involves a significant asset. These are not hypothetical concerns — they catch Florida families off guard every year.

Do You Need an Attorney to File a Quitclaim Deed in Florida?

Florida law does not require an attorney to prepare or file a quitclaim deed. You can download a template online, fill in the blanks, sign it in front of witnesses and a notary, and file it yourself. This is legal. It is also how many Floridians create expensive problems they did not anticipate.

An attorney’s role is not just to fill in the form. It is to review whether a quitclaim deed is the right instrument for your goal, to check the existing title for encumbrances before the transfer, and to flag tax or exemption consequences before they become irreversible. For straightforward family transfers, the cost of that review is modest. For the problems it prevents, it is invaluable.

If your goal is to transfer your home to your children while keeping control during your lifetime, or to keep your property out of probate, there are almost certainly better legal tools than a quitclaim deed. Eve Lumsden helps families in Orlando and across Central Florida understand which deed instrument actually serves their long-term plan.

Frequently Asked Questions About Quick Deeds in Florida

What is a quick deed in Florida?

A ‘quick deed’ is a colloquial term Floridians use for a quitclaim deed — a legal document that transfers one person’s ownership interest in a property to another. Florida law does not use the phrase ‘quick deed,’ but quitclaim deeds are a recognised and commonly used form of property transfer under Florida Statute 689.025.

How much does it cost to file a quitclaim deed in Florida?

Filing a quitclaim deed in Florida typically costs between $10 and $25 in recording fees, depending on the county. If the property has a value over $100, documentary stamp taxes apply at 70 cents per $100 of value. Attorney preparation fees vary but are often $150 to $400 for a straightforward transfer.

Does a quitclaim deed transfer the mortgage in Florida?

No — a quitclaim deed in Florida transfers ownership interest in the property, not the mortgage. The mortgage stays with the original borrower unless the lender agrees to a formal assumption or refinance. Transferring a deed without notifying the lender can trigger a due-on-sale clause, making the full loan balance immediately payable.

Is a quitclaim deed the same as a warranty deed in Florida?

No. A quitclaim deed transfers only the interest the grantor currently holds, with no guarantees that the title is clear. A warranty deed guarantees clear title and protects the buyer if any ownership disputes arise later. For most Florida property purchases involving strangers, a warranty deed offers significantly stronger protection.

Can a quitclaim deed be reversed in Florida?

A quitclaim deed in Florida can only be reversed if both parties agree and a new deed is executed, or if a court finds grounds to void it — such as fraud, lack of capacity, or undue influence. Simply changing your mind is not enough. Once recorded, the transfer is legally effective and difficult to undo without legal action.

Ready to make a smart, protected property transfer in Florida? At Lumsden Law, Eve Lumsden helps families choose the right deed instrument — so one legal document does not create years of unintended consequences. Visit our Lady Bird Deed and Florida deed services page or call (407) 798-7744 — I will make sure you feel supported every step of the way.