Joint Tenancy Quit Claim Deed Form: Guide for Tenants & Landlords

Updated August 14, 2023
25 min read
Joint Tenancy Quit Claim Deed Form: Guide for Tenants & Landlords


Navigating the world of real estate can sometimes feel akin to traversing a labyrinth. With terms like "real estate quit claim deed form joint tenants" being thrown around, it can quickly become a confusing frontier. However, understanding these terms and their applications is crucial to successful property transactions. This article aims to break down these complex terminologies into simpler terms.

What Is Joint Tenancy?

Joint tenancy in the U.S., including the use of real estate quit claim deed form joint tenants, is a specific form of property ownership where two or more individuals hold an undivided and equal interest in the property. Co-owners enjoy concurrent rights and responsibilities, making it a prevalent method of holding property between married couples and business partners.

Ensuring an effective measure of estate planning, the principle of "right of survivorship" is intrinsically linked with joint tenancy. In the event of the death of a party, the surviving joint tenant(s) automatically inherits the deceased's share. This is despite what may be stated in a will or trust. 

For instance, as per California law (Civil Code §683), all the joint tenants have equal ownership and interest in the property and can enjoy the entirety of the property by the law of survivorship.

Moreover, the real estate quit claim deed form joint tenants may be used to establish a joint tenancy and in some cases, sever it. Note that the form can help effect the change of ownership interest smoothly without undue legal complexities, especially within trusted relationships.

Characteristics of the joint tenancy include:

  • Equal interest: Each tenant holds an equal interest in the property. For example, if three joint tenants own property, each owns one-third.

  • Possession: Each tenant has an equal right to possess, use, or enjoy the whole property.

  • Transferability: Upon death, the deceased tenant's interests automatically transfer to surviving tenant(s).

  • Severability: One tenant can sever the joint tenancy without the consent of the others, typically by transferring their interest to a new owner.

Applying these fundamentals will ensure an understanding of property rights and promote informed decision-making — whether contemplating a joint tenancy or a real estate quit claim deed form joint tenants.

What Is a Quit Claim Deed?

A quit claim deed, prevalent in the U.S., is a legal instrument used to transfer the ownership rights from one person (the grantor) to another (the grantee) without any warranties about the property's title. In essence, the grantor "quits" their claim or rights to the property and conveys these rights to the grantee. This type of deed is typically used among family members or trusted parties due to the absence of warranties or guarantees.

As per U.S. law, a real estate quit claim deed form joint tenants, although a general form, can have variations catering to unique situations like joint tenancies, divorces, or transfers within a family. For instance, let's consider Florida Statute 689.01. Here, any married person, who owns real estate and wishes to devise it by a quit claim deed, has to have such deed signed by his or her spouse to validate the deed.

Components of a quit claim deed generally include:

  • Names of the grantor(s) & grantee(s): These include all parties involved in the transaction.

  • Legal description of the property: The legal parameters, descriptions, and identifiers of the property being transferred.

  • Date of transfer: The date on which the transfer becomes effective.

  • Grantor's signature: The grantor must sign the deed for it to be valid.

Utilizing a real estate quit claim deed form joint tenants can simplify the transfer of interest between co-owners in a joint tenancy, providing a simple solution in trust-worthy relationships. It should be noted, though, that using a quit claim deed does not absolve the grantor from their mortgage obligations if there are any.

Joint Tenancy Quit Claim Deed Explained

Navigating the intricacies of property ownership and transfers can be daunting. One effective tool often employed when dealing with joint tenancies is the real estate quit claim deed form joint tenants. Let's dive deeper into it and understand its definition, purpose, and workings.

Definition & Purpose of a joint tenancy quit claim deed

A Joint Tenancy Quit Claim Deed is a legal document wherein a grantor, who holds joint tenancy in a property, transfers their stakes to another individual (grantee) using a quit claim deed. This mechanism provides an effective tool for property transfers among joint tenants without the typical hassles of traditional sales. 

For smooth conduct of these property transfers, this quit claim deed form template is a handy tool when you’re looking to draft an accurate document using the best strategies gathered by the best lawyers all around the U.S.

How a joint tenancy quit claim deed works

When utilizing the real estate quit claim deed form joint tenants, the grantor effectively relinquishes all their rights, interests, and claims they hold on the property to the grantee. This means the grantee has the rights to the transferred shares, becoming a new joint tenant.

However, it's crucial to understand specific state rules. For instance, in some U.S. states, using a quit claim deed might lead to severing the joint tenancy, converting it to a tenancy-in-common instead. This implies that each tenant owns distinct shares that can be sold, passed on, or disposed of individually.

Key steps involved in this process include:

  1. Preparation of the deed: Employing a quit claim deed form that caters to joint tenants, and filling it accurately.

  2. Notarization and witnesses: Getting the form signed by the grantor in the presence of a notary and witnesses, as per the state law requirements.

  3. Recording the deed: Submitting the completed, signed, and notarized form to the county recorder's office for public record.

By understanding the operations of a real estate quit claim deed form joint tenants, stakeholders can ensure seamless property transfers, protecting their rights and interests effectively.

Guide for Tenants: Joint Tenancy Quit Claim Deed

As a tenant, there may come a time when you need to yield your property interests for various reasons. You could be looking at a simple handover to a joint tenant or wanting to relieve yourself from the obligations tied to the property. In such situations, understanding the process and implications of a real estate quit claim deed form joint tenants becomes crucial. Let's examine how this mechanism is employed, its benefits and risks, and the steps you need to follow.

When is a joint tenancy quit claim deed used?

A joint tenancy quit claim deed is seized upon when a joint tenant wishes to relinquish their rights to a property, whether it be their home or any other land.

For instance, if one joint tenant harbors a desire to absolve themselves of home ownership responsibilities, they might turn to a real estate quit claim deed form joint tenants. 

Another use case scenario, found in Michigan law (MCL 554.44), allows a joint tenant to become sole owner if the other joint tenant(s) use a quit claim deed to transfer their respective interests.

Scenarios where joint tenants might use a quit claim deed:

  • Settling a divorce, where one partner transfers property rights to the other.

  • Transferring property interest to another family member or trusted individual.

  • Modifying the ownership structure from joint tenancy to tenancy in common.

Guide for Landlords: Joint Tenancy Quit Claim Deed

Just as much as it concerns tenants, the process of joint tenancy quit claim deed also carries implications for landlords, especially when it comes to property management and ensuring smooth operations. As a landlord, you ought to understand what it means when tenants decide to utilize a real estate quit claim deed form joint tenants, as well as the benefits, risks, and steps you need to follow. 

Implications of a joint tenancy quit claim deed for landlords

For landlords, the primary implication arises when a joint tenant decides to quitclaim their share to another individual without the landlord's knowledge. According to most states' laws, like Georgia (OCGA § 44-6-190), a joint tenant's interest is freely transferable without consent from other joint tenants. Therefore, landlords risk ending up with unwanted tenants or partners.

Examples of potential complications are:

  • Legally dealing with individuals not initially contracted.

  • The introduction of tenants is potentially detrimental to the property.

  • The difficulty of eviction if the new renter fails to meet the agreement's conditions.

Benefits and risks of a joint tenancy quit claim deed for landlords

While a swift tenant shift through the use of a real estate quit claim deed form joint tenants doesn't necessarily impede business operations, it might inadvertently bring in new tenants who do not abide by the original rental or lease terms. 

The benefits and risks could include:

  • Reduction of time and resources wasted in the search for new tenants.
  • Continuous income with limited vacant periods.
  • Potential disputes arising from the new tenant not abiding by the original rental or lease terms.
  • Unwanted partners from the transaction could strain the relationship and lead to legal disputes.

Steps to Follow for Landlords in Joint Tenancy Quit Claim Process

As a landlord, it's paramount that you actively participate in the process, especially in communicating and ensuring all new parties are crystal clear about the terms of the lease agreement. 

The steps generally include:

  1. Keeping lines of communication open with the outgoing tenant(s) and potential incoming tenant(s).

  2. Conducting detailed briefings about tenancy norms and lease conditions with new entrants.

  3. Revisiting and revising the lease agreement, if necessary, to ensure it is mutually agreeable.

Knowledge about proceedings surrounding the real estate quit claim deed form joint tenants equips landlords to maintain better control over their property and navigate such tenancy changes more effectively.


While property ownership can be a massive undertaking, understanding instruments like the real estate quit claim deed form joint tenants indeed simplifies the process. Whether you're a tenant or a landlord, familiarizing yourself with this form will serve you well in your real estate journey.

Article by
Inna Chumachenko

Inna Chumachenko is the Content Lead at Lawrina. She is responsible for managing all the content found on the blog, guides, and other website pages. Inna has a degree in philology and a vast interest in law. In her role at Lawrina, Inna oversees the content team, establishes collaborations with writers, and curates content from various contributors.

If you have any questions or suggestions regarding the content for Lawrina, please feel free to contact Inna directly via email at or connect with her on LinkedIn.

Frequently Asked Questions

What is a real estate quit claim deed form for joint tenants?

A real estate quit claim deed form for joint tenants is a legal document used for the transfer of ownership of a property from one joint tenant (the grantor) to another party (the grantee), relinquishing their rights and interest in the property. For instance, under New York law (RPAPL § 240-c), when a joint tenant transfer interest in the property using quit claim deed, their ownership stake is transferred to the new owner, changing the dynamics of the joint tenancy.

How to fill out a quit claim deed form for joint tenants?

Filling out a quit claim deed form for joint tenants involves including all necessary details such as the full names and addresses of the grantor and grantee, the legal description of the property, and the county where the property is located. Once filled in, it should be signed by the grantor in the presence of a notary, as directed by California's Civil Code Section 1093. The deed then needs to be recorded with the local county recorder's office to make the transfer official.

How to change a quit claim deed with joint tenants?

To change or modify a deed, including a real estate quit claim deed form for joint tenants, a new deed is usually necessary. This new deed should reflect the desired changes and be executed following the same process as the original: notarization, signing, and filing with the county recorder's office. For example, in Arizona (A.R.S § 33-401.01), any changes to a property deed must be documented in a new deed and recorded just like the original. However, it's always advisable to consult with a real estate lawyer to ensure correct procedures are followed in your jurisdiction, and any potential legal implications are understood.