Miami-dade County Life Estate Warranty Deed Form

A Florida life estate warranty deed passes the remainder in a home or a parcel of land to the next owner today while the current owner keeps the right to live there, use the land, and collect its rents for life. This form prepares that deed for one or two Florida owners conveying to one or two grantees, with the full warranty of title the Florida Statutes supply.

Two estates from one deed

The deed conveys the described land to the grantee in fee simple and, in the same instrument, reserves to the grantor a life estate: the exclusive right to possess, occupy, and use the property and to receive its rents, issues, and profits for life. The grantee takes a vested remainder in fee simple from the moment the deed is delivered, with possession beginning when the life estate ends. At the grantor's death, or at the death of the last of two grantors, the deed states that the life estate ends and the grantee holds the property in fee simple absolute. Nothing waits on probate, because the remainder already belongs to the grantee.

What the deed reserves is a plain life estate, with no retained power to sell, mortgage, or revoke without the remainder holder; that retained power is the mark of the enhanced life estate, or lady bird, pattern, a different instrument.

The statutory warranty, word for word

Florida writes its warranty deed into statute. Section 689.02 prints the form, with the operative words "has granted, bargained and sold" and the covenant to "fully warrant the title to said land" and defend it "against the lawful claims of all persons whomsoever," and Section 689.03 gives a conveyance substantially in that form the full common-law covenants of a warranty deed. This form carries both statutory sentences verbatim, keeps the parcel identification number blank of Section 689.02(2), and adds a matters-of-record section for the recorded easements and restrictions the warranty does not reach.

One or two grantors, one or two grantees

The form recites nothing about marital status, existing title, or how the grantees will hold the remainder; those words are written into the open party blocks, sized for one or two natural persons each, as the completed example shows. Every person named as a grantor conveys, gives the warranty, and shares the reserved life estate, which with two grantors runs for their joint lives and the life of the survivor. The form carries two grantor signature blocks, two subscribing-witness blocks for each grantor signature, and a separate acknowledgment certificate for each grantor, so two grantors may sign on different days or before different notaries. A single grantor leaves the second block, its witness blocks, and its certificate blank.

Spouses conveying the family home to their adult children while keeping a joint life estate, a widowed owner passing the remainder in a residence to one child, and two siblings conveying inherited land to the next generation while staying in possession present the pattern this deed recites. The form is not set up as a conveyance by a corporation, trustee, personal representative, or attorney-in-fact, as a deed with three or more persons on either side, or as a deed in which the life estate goes to someone other than the grantor.

Signing and recording in Florida

Florida requires two subscribing witnesses under Section 689.01, and since January 1, 2024, Section 695.26(1)(c) requires each witness's printed name and post-office address on the instrument; the witness blocks carry both. The acknowledgment certificate is the Section 695.25(1) short form, with the physical presence or online notarization boxes Florida certificates now print, and a reserved area for the notary's seal. For a married owner's homestead, Article X, Section 4(c) of the Florida Constitution calls for the spouse's joinder, which the guide describes. The clerk of the circuit court records the deed and collects documentary stamp tax under Section 201.02 on the consideration, mortgage balances included. A grantor who goes on living on the property holds a beneficial interest for life that Section 196.041(2) treats as equitable title for the homestead tax exemption.

The package includes the fillable Florida life estate warranty deed form with its non-recorded instructions page, a completed example filled in for a Volusia County fact pattern, and the guide that describes every section, the signing formalities, and the recording process. The description and the guide describe the form and the governing statutes in general terms; they are not legal advice.