As a real estate attorney who has drafted and reviewed thousands of property deeds in Pennsylvania over the past 12 years, I’ve seen firsthand how the right (or wrong) deed can make or break a real estate transaction. Whether you’re adding a spouse to a title, transferring property to your children, or selling a home, understanding types of deeds in PA and how to transfer a deed in Pennsylvania is critical to protecting your interests and avoiding costly mistakes.
In this comprehensive guide, I’ll walk you through every major type of property deed used in the Commonwealth, explain when each one should be used, and—most importantly—give you a free downloadable Pennsylvania deed template (2025 updated) that I personally use in my practice. At the end of this article, you’ll find the exact Quitclaim and Special Warranty Deed forms my office relies on every week.
Important Disclaimer: This article and the free templates are for informational purposes only and do not constitute legal advice. Always consult a licensed Pennsylvania attorney or title professional before recording any deed. Laws change, and your specific situation may require customized language.
A deed is the legal document that transfers ownership (title) of real estate from one party (grantor) to another (grantee). In Pennsylvania, deeds must be in writing, signed, notarized, and recorded with the county Recorder of Deeds to be fully effective against third parties.
According to the Pennsylvania Department of Revenue and Title 21 P.S. § 351, all deeds transferring real estate must include:
The gold standard in Pennsylvania residential sales. The grantor warrants that they own the property free and clear and defends the title against ALL claims—past, present, and future.
Most commonly used when: Selling a home through a traditional real estate agent or to an unrelated buyer.
Source: Pennsylvania Bar Institute – “Real Estate Practice in Pennsylvania” (2024 ed.)
Also called a “Limited Warranty Deed.” The seller only warrants against title problems that occurred during THEIR ownership—not before.
Why it dominates Pennsylvania: Almost every sheriff’s sale, bank foreclosure, and estate deed uses a Special Warranty Deed. Over 70% of the deeds I record yearly are this type.
Real example: You buy a foreclosure from a bank → you receive a Special Warranty Deed.
The most misunderstood and most downloaded deed on my website. A quitclaim deed transfers whatever interest the grantor has—good, bad, or none—with NO warranties whatsoever.
Common uses in Pennsylvania:
Warning: Never accept a quitclaim deed when buying property from a stranger.
Used in sheriff’s sales and county tax claim sales. Provides literally zero warranties. Buyer takes property “as-is” with all liens and defects.
Used by executors, administrators, trustees, and guardians when selling estate property. Usually comes with limited or special warranty.
Here’s exactly how to transfer a deed in PA without hiring an attorney (though I still recommend it):
Source: Pennsylvania Department of Revenue – Realty Transfer Tax Forms
| Relationship | Exemption Available? | Form Needed |
|---|---|---|
| Spouse to spouse | 100% exempt | REV-183 |
| Parent to child (natural/adopted) | 100% exempt | REV-183 |
| Siblings | Generally NOT exempt | N/A |
| Transfer to LLC/trust you own 100% | 100% exempt | REV-183 |
| Divorce property settlement | 100% exempt | REV-183 + decree |
After hundreds of requests, I’m giving away the exact Quitclaim Deed template my firm uses daily—updated for 2025 recording requirements.
Download Free Pennsylvania Quitclaim Deed Template (Word .docx)
For sales and most transfers requiring some warranty.
Download Free Pennsylvania Special Warranty Deed Template (Word .docx)
Philadelphia, Allegheny (Pittsburgh), Montgomery, Bucks, and Delaware counties all have slightly different rules. My templates include the universal language accepted statewide.
Do I need an attorney to transfer a deed in PA?
No, but title insurance companies and lenders almost always require attorney review.
How long does it take to record a deed in Pennsylvania?
Most counties: 2–8 weeks (Philadelphia and Allegheny can take 3–6 months).
Can I prepare my own deed in Pennsylvania?
Yes. Thousands do it successfully every year using proper templates.
Does a new deed cancel my mortgage?
No! Deeds and mortgages are separate. The mortgage follows the property.
I’ve seen families lose properties because they used a $19 online deed that was missing one sentence. The free Pennsylvania deed templates I’ve provided above are the exact same forms my paying clients receive—just without the $750 consultation fee.
Download them, fill them carefully, and consider having a local attorney or title company review before recording. Your family’s largest asset deserves that small extra step.
Have questions about your specific situation? Drop a comment below or contact a licensed Pennsylvania real estate attorney.
This article was last updated November 2025. All templates comply with current Title 21 Pennsylvania Statutes and Department of Revenue requirements as of publication date.
Sources:
Pennsylvania Department of Revenue
Pennsylvania Consolidated Statutes Title 21
Author’s 12+ years drafting deeds in Philadelphia, Montgomery, Bucks, Chester, and Delaware counties.