Florida Quitclaim Deed

Florida wrote the quitclaim deed into statute in 2023. Chapter 2023-238, Laws of Florida, a real property fraud act, created section 689.025, Florida Statutes, which prescribes the form a Florida quitclaim deed follows and the operative words it carries: remise, release, and quitclaim. This product prepares a deed in that statutory form as a fillable PDF, together with a plain language guide to every blank and a completed example showing the finished instrument for a realistic Orange County fact pattern.

What remise, release, and quitclaim conveys

A quitclaim deed passes to the grantee all the right, title, interest, claim, and demand the grantor has in the described land, with its improvements and appurtenances, and nothing more. It carries no covenant or warranty of title, so the grantee receives exactly the interest the grantor holds; where the grantor holds nothing, nothing passes. That trade explains where the deed appears in Florida practice: transfers between family members, deeds moving property into or out of a revocable trust, conveyances implementing a dissolution of marriage judgment, and releases of doubtful interests that leave a clouded record reading cleanly. Florida law also settles a question older practice debated: under section 695.01(2), grantees by quitclaim deed are deemed bona fide purchasers within the recording act.

Two witnesses, and now their addresses

Florida requires a deed conveying a freehold interest to be signed in the presence of two subscribing witnesses under section 689.01. The same 2023 act tightened the recording side: since January 1, 2024, a deed presented for recording carries each witness's printed name immediately beneath the witness signature and each witness's post office address, and clerks return deeds that omit them. The form carries dedicated blocks for both witnesses with those entries, an acknowledgment certificate in the statutory short form with the physical presence and online notarization checkboxes of section 117.05, and the preparer and grantee address data section 695.26 requires of every recorded conveyance.

The parcel number and the recording counter

The statutory form includes a blank for the county property appraiser's parcel identification number, entered before the deed is presented for recording when the number is available; the statute adds that the number is not part of the legal description and that its omission does not affect validity or recordability. The first page reserves the 3 inch by 3 inch space the clerk's recording stamp occupies, and later pages leave the top inch clear, matching section 695.26. At the counter, documentary stamp tax under section 201.02 is paid when the deed is recorded, at 70 cents per 100 dollars of consideration statewide, with Miami-Dade County following its own rate and surtax structure. Consideration includes any mortgage balance on the property, which reaches family gifts of mortgaged homes.

Inside the download

The package holds the blank statutory form as a fillable PDF, a guide that walks the deed blank by blank, describes how Florida grantees may hold title, and explains signing, witnessing, notarization, and recording, and a completed example with every entry filled in. The materials describe Florida law in general terms and are not legal advice. Related instruments include the Florida Warranty Deed, which conveys with the full common-law covenants of section 689.03, and the Florida Lady Bird Deed, which reserves a life estate and lifetime powers while naming remainder beneficiaries.