Quitclaim Deeds and Transferring Property in Utah
How to sign and record a quitclaim or other deed in Utah, and whether you can use a transfer-on-death deed to avoid probate.
Short answer: Utah statutes provide short forms for warranty and quitclaim deeds. To be recorded with the county recorder where the property is located, a deed must carry a certificate of acknowledgment (or proof of execution) by a notary or other authorized officer, be an original (or a qualifying… Utah Code §§ 57-1-12, 57-1-13, 57-3-101, 57-3-105, 57-3-106, 57-3-109
| Signing and recording a deed | Utah statutes provide short forms for warranty and quitclaim deeds. To be recorded with the county recorder where the property is located, a deed must carry a certificate of acknowledgment (or proof of execution) by a notary or other authorized officer, be an original (or a qualifying electronic document), include a brief caption stating the nature of the document, contain a legal description of the property, and name the grantees with a mailing address for tax notices. A water rights addendum may be submitted with a deed conveying land or water rights. Section 57-3-101 was amended in 2025 (2025 Utah Laws, 1st Special Session ch. 15). Check with the county recorder for local recording fees and formatting. |
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| Transfer-on-death deed | Yes, under the Uniform Real Property Transfer on Death Act. A transfer on death deed must contain the essential elements and formalities of a recordable deed, state that the transfer occurs at the owner's death, and be recorded before the owner's death in the county recorder's office where the property is located. It requires the same capacity as a will, needs no notice to, delivery to or acceptance by the beneficiary and no consideration, and cannot name a class of beneficiaries. It is revocable only by a later recorded and acknowledged instrument (not by a will or by destroying the deed). The statute includes an optional form. If the probate estate cannot pay allowed claims and statutory allowances, the estate may reach the property; that proceeding must be started within 12 months after death. |
Official forms
- Transfer on Death Deed optional form (Utah Code § 75-6-416)
- Transfer on Death Deed optional form (Utah Code § 75-6-416)
Free Utah quitclaim deed template — fill in and print
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FAQ
What does a quitclaim deed need to be valid in Utah?
Utah statutes provide short forms for warranty and quitclaim deeds. To be recorded with the county recorder where the property is located, a deed must carry a certificate of acknowledgment (or proof of execution) by a notary or other authorized officer, be an original (or a qualifying electronic document), include a brief caption stating the nature of the document, contain a legal description of the property, and name the grantees with a mailing address for tax notices. A water rights addendum may be submitted with a deed conveying land or water rights.
Does Utah allow transfer-on-death deeds?
Yes, under the Uniform Real Property Transfer on Death Act. A transfer on death deed must contain the essential elements and formalities of a recordable deed, state that the transfer occurs at the owner's death, and be recorded before the owner's death in the county recorder's office where the property is located. It requires the same capacity as a will, needs no notice to, delivery to or acceptance by the beneficiary and no consideration, and cannot name a class of beneficiaries. It is revocable only by a later recorded and acknowledged instrument (not by a will or by destroying the deed). The statute includes an optional form.
General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.