Florida Quitclaim Deed (Two Grantors)

In 2023, Florida became one of the few states to write the quitclaim deed itself into statute. Chapter 2023-238, Laws of Florida, created Section 689.025, Florida Statutes, effective July 1, 2023, and a Florida quitclaim deed now must be in substantially the statutory form. This product prepares that statutory form for a first party of two grantors conveying to one grantee, with the witness blocks, notarial certificates, and recording spaces Florida law attaches to a recorded deed.

A quitclaim form written into the statutes

The statutory form does its work in one sentence: the first party, for the recited sum and other good and valuable consideration, does hereby remise, release, and quitclaim unto the second party forever, all the right, title, interest, claim, and demand which the first party has in and to the described parcel, and all improvements and appurtenances thereto. Section 689.025 also requires a legibly printed legal description and a blank space for the parcel identification number assigned by the county property appraiser, entered before the deed is presented for recording; the statute itself provides that an omitted or incorrect parcel number does not affect validity or recordability, because the number never substitutes for the legal description.

What two grantors release, and what the grantee receives

A quitclaim deed conveys whatever interest the grantors actually hold, and nothing more, with no covenant or warranty of title. Two heirs passing inherited fractional interests to one family member, co-owners consolidating title in a single name, and spouses who hold as tenants by the entirety joining in one conveyance all present the two-grantor pattern this deed recites. Where the property is a married grantor's constitutional homestead, the spousal joinder that article X, section 4(c) of the Florida Constitution requires appears on the face of the deed when both spouses sign as grantors. Florida's recording act adds a distinctive protection on the receiving end: Section 695.01(2) deems grantees by quitclaim deed bona fide purchasers without notice within the recording act.

Two witnesses for every signature

Section 689.01 requires a conveyance of a freehold interest to be signed in the presence of two subscribing witnesses, and since January 1, 2024, the recording statute requires each witness's printed name and post office address on the instrument. The form carries a labeled witness pair for each grantor, and a separate statutory short-form acknowledgment certificate for each grantor, complete with the physical presence and online notarization checkboxes of Section 695.25, so the two grantors can acknowledge on different dates, before different notaries, or in different states.

At the recording counter

The deed is recorded with the clerk of the circuit court in the county where the land lies, with the statutory 3 inch by 3 inch clerk space reserved at the top right of the first page. Documentary stamp tax is paid at recording: 70 cents per 100 dollars of consideration statewide, computed on a base that includes any mortgage encumbering the property, with a different two-part rate structure in Miami-Dade County.

The download includes the blank deed as a fillable PDF, a completed example set in Orange County, and a plain-language guide that walks through every blank, the witness and notary formalities, and the documentary stamp computation. The materials are informational and are not legal advice.