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State-specific deed forms
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A grant deed provides limited warranties about the property title. The seller (grantor) guarantees they haven’t transferred it to anyone else and that it is free of undisclosed encumbrances at signing, but doesn’t warrant against title defects from previous owners.
Grant deeds are the market-standard sale deed in California, Idaho, and Nevada — Nevada’s instrument is the grant, bargain and sale deed — and are statutorily recognized in Arizona, Montana, North Dakota, and South Dakota, where warranty deeds are the more customary market choice.
This middle-ground approach offers more protection than a quitclaim deed, while being simpler and less comprehensive than a full warranty deed.
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Grant deeds are the market-standard sale deed in California, Idaho, and Nevada (Nevada’s instrument is the grant, bargain and sale deed). They are also statutorily recognized in Arizona, Montana, North Dakota, and South Dakota, where warranty deeds are the more customary market choice.
Understanding your options helps you choose the right level of protection.
Balanced protection. Seller warrants no prior transfer and no undisclosed liens or encumbrances, subject to the deed's stated limits. Market standard in California, Idaho, and Nevada. Middle ground between maximum and minimal protection.
You're viewing thisMaximum protection. Seller warrants against all title defects throughout entire property history. Required by most lenders. Standard for traditional home sales in eastern states.
See Warranty DeedMinimal protection. Transfers whatever interest seller may have with no warranties at all. Best for family transfers, divorces, or clearing title – not for arm's-length sales.
See Quitclaim DeedA grant deed is a legal document that transfers property ownership with limited warranties. The grantor guarantees they haven't transferred it to anyone else and that there are no undisclosed liens or encumbrances at signing, except any the deed itself discloses or excludes. Exact covenants depend on state law. It provides more protection than a quitclaim deed but less than a warranty deed.
Use a grant deed for real estate transactions in states where it's the customary sale deed (California, Idaho, and Nevada), arm's length sales between unrelated parties where moderate protections are desired, or when title insurance will be purchased to provide additional coverage. Grant deeds are ideal when you want more protection than a quitclaim but don't need or can't provide full warranty coverage.
A grant deed provides two implied covenants: (1) the grantor hasn't previously transferred the property to anyone else, and (2) the property is free from undisclosed encumbrances or liens at signing, subject to any limits stated in the deed. It does NOT warrant against title defects from previous owners, which is why title insurance is typically purchased alongside a grant deed.
Complete the form with all required information, have both parties sign in the presence of a notary public, then file the notarized deed with your county recorder's office. Recording fees typically range from $15-$75 depending on your county. Some states require additional transfer tax forms or declarations.
A grant deed provides limited warranties about the title, while a quitclaim deed provides no warranties at all. With a grant deed, the grantor guarantees they haven't transferred it before and that it's free of undisclosed encumbrances at signing. With a quitclaim, the grantor simply transfers whatever interest they might have, if any, with no promises about the title.
While not legally required, title insurance is highly recommended with grant deeds. Since grant deeds don't warrant against title defects from previous owners, title insurance protects you against undiscovered liens, claims, or defects in the chain of title. Most lenders require title insurance for financed purchases.
Grant deeds are the customary sale deed in California, Idaho, and Nevada (Nevada's version is called a grant, bargain and sale deed). Arizona, Montana, North Dakota, and South Dakota also statutorily recognize grant deeds with implied covenants, though warranty deeds are more customary in those markets. In most other states there is no distinct grant deed instrument — the warranty, special warranty, and quitclaim framework covers the same ground. If your property is in a warranty-deed state, choose the warranty deed instead.
Not required for straightforward transfers. Our grant deed templates are attorney-reviewed and state-compliant with detailed instructions. However, consult a real estate attorney for complex situations involving multiple parties, liens, disputes, unusual property descriptions, or significant tax implications.