How to Read a Property Deed: A Plain English Guide With Examples

Your property deed is the single most important document you own as a homeowner. It proves you own your home. But if you've ever actually looked at it, you probably found a wall of dense legal language that feels like it was written in the 1800s — because much of it was.

This guide translates every section of a typical property deed into plain English, explains the different types of deeds, and shows you exactly what to look for to make sure your ownership is properly documented.

First: Deed vs. Title — What's the Difference?

People use these words interchangeably, but they're different things:

Title = the concept of ownership. It's not a physical document. Having "title" to a property means you have the legal right to own, use, and sell it.
Deed = the physical document that transfers title from one person to another. It's the paper (or PDF) that proves ownership changed hands.

Think of it this way: a title is like your right to drive. A deed is like the car's registration document that proves the car is yours.

How to Find Your Deed

If you don't have a copy of your deed, here's how to get one:

Check your closing documents. Your deed should be in the stack of papers from when you bought your home. Look for a document titled "Grant Deed," "Warranty Deed," or "Quitclaim Deed."
Search your county recorder's website. Most counties have online records now. Search "[your county] recorder of deeds" or "[your county] clerk recorder." You can usually search by your name or property address.
Visit the county recorder's office in person. If online records aren't available, you can request a copy. Expect to pay $1–$10 per page for certified copies.
Ask your [title company](/blog/title-search-explained). If you have title insurance, your title company has a copy.

Anatomy of a Property Deed: Section by Section

Let's walk through a typical deed. We'll use a simplified example and explain each part.

1. Title of the Document

At the top, you'll see something like:

GRANT DEED

WARRANTY DEED

QUITCLAIM DEED

This tells you the type of deed (more on types below). The type matters because it determines what promises the person selling/giving you the property is making about the quality of ownership.

2. Recording Information

Usually stamped at the top or in the margins by the county recorder:

Recording Requested By: First American Title Company When Recorded Mail To: Jane Smith, 123 Main Street, Anytown, CA 90001 APN: 1234-567-890 Document No: 2024-0089012 Recorded: 03/15/2024

What this means:

Recording Requested By — the title company or attorney who submitted the deed to the county
When Recorded Mail To — where the county sends the original deed after recording it (usually to the new owner)
APN (Assessor's Parcel Number) — your property's ID number in the county's system. This is like a Social Security number for your land.
Document No — the county's tracking number for this document
Recorded date — when the county officially recorded the transfer. This is the date that matters legally.

3. The Preamble / Transfer Statement

FOR VALUABLE CONSIDERATION, receipt of which is hereby acknowledged, JOHN DOE AND MARY DOE, HUSBAND AND WIFE AS JOINT TENANTS, hereby GRANT(S) to JANE SMITH, A SINGLE WOMAN, the following described real property in the City of Anytown, County of Los Angeles, State of [California](/blog/california-heloc-guide):

Let's break this down:

"For valuable consideration" — something of value was exchanged (usually money, but it could be anything). The deed intentionally doesn't state the price. The actual sale price is typically on the settlement statement, not the deed.
"John Doe and Mary Doe, Husband and Wife as Joint Tenants" — these are the grantors (the people giving/selling the property). "Joint Tenants" describes how they held title together.
"hereby GRANT(S) to" — the operative word. This is the actual transfer. In a warranty deed, this might say "CONVEY AND WARRANT." In a quitclaim, it says "QUITCLAIM."
"Jane Smith, A Single Woman" — this is the grantee (the person receiving the property). The marital status is included because it affects property rights in many states.

Key terms to know:

Grantor = the person transferring the property (seller/giver)
Grantee = the person receiving the property (buyer/receiver)

4. The Legal Description

This is usually the most confusing part. It describes the exact boundaries of your property in legal terms. There are three common formats:

Lot and Block (most common in cities and suburbs):

Lot 15 of Block 7 of SUNRISE ESTATES TRACT NO. 4521, in the City of Anytown, County of Los Angeles, State of California, as per map recorded in Book 120 Pages 45 through 48 of Maps, in the office of the County Recorder of said County.

What this means: Your property is Lot 15 in the 7th block of a subdivision called "Sunrise Estates." The exact boundaries are shown on a map filed with the county. You can look up that map (Book 120, Pages 45–48) at the recorder's office to see the exact dimensions.

Metes and Bounds (common in older properties and rural areas):

Beginning at the iron pin found at the Northeast corner of the intersection of Main Street and Oak Avenue; thence North 45 degrees East, 150 feet to an iron pin; thence South 45 degrees East, 200 feet to an iron pin; thence South 45 degrees West, 150 feet to an iron pin on the Northerly line of Oak Avenue; thence North 45 degrees West along said Northerly line, 200 feet to the point of beginning.

What this means: Starting from a specific point (the intersection of Main and Oak), the description traces the boundary of your property using directions and distances, eventually returning to the starting point. Think of it like giving someone directions to walk the perimeter of your land.

Government Survey (common in the Midwest and Western states):

The Northwest Quarter of Section 12, Township 3 North, Range 5 West of the San Bernardino Meridian.

What this means: This references the US government's rectangular survey system that divided western lands into a grid. It's like GPS coordinates but using the original survey grid.

Why the legal description matters: Your property address (123 Main Street) is NOT a legal description. Addresses can change. Streets can be renamed. The legal description is the definitive statement of what land you own. If there's ever a boundary dispute, the legal description — not the address — is what controls.

5. Vesting (How You Hold Title)

The deed states not just who owns the property but how they own it. This matters enormously, especially for couples, business partners, and estate planning.

Common vesting types:

Sole ownership: "Jane Smith, a single woman" — one person owns it outright.
Joint Tenancy: "John Smith and Jane Smith, as Joint Tenants" — both own it equally. When one dies, the other automatically gets full ownership (right of survivorship). This avoids probate.
Tenancy in Common: "John Smith, an unmarried man, as to an undivided 60% interest, and Jane Doe, an unmarried woman, as to an undivided 40% interest, as [Tenants in Common](/blog/tenants-in-common-guide)" — each person owns a specified share. No right of survivorship — when one dies, their share goes to their heirs through probate (or a trust).
Community Property (in community property states): "John Smith and Jane Smith, Husband and Wife, as Community Property" — married couples in states like California, Texas, Arizona, and others can hold property as community property. Both spouses own it equally.
Community Property with Right of Survivorship: Same as above but includes automatic transfer to the surviving spouse. Combines community property [tax benefits](/blog/real-estate-vs-stocks-2026) with joint tenancy survivorship.
Trust: "John Smith and Jane Smith, Trustees of the Smith Family Trust dated January 1, 2020" — the property is held by a trust for estate planning purposes.

Why this matters: If you're married and the deed only has one spouse's name, the other spouse may still have rights depending on your state. If you hold as joint tenants and want to leave your share to someone other than your co-owner, you can't — it automatically goes to the surviving joint tenant. Getting this wrong can cause serious legal and financial problems.

6. Exceptions and Reservations

Most deeds include a section like:

SUBJECT TO: (1) General and special taxes for the fiscal year 2024-2025, a lien not yet due and payable; (2) Covenants, conditions, and restrictions of record; (3) Easements of record.

What this means:

Taxes — you're buying the property knowing taxes are owed on it (normal — everyone pays property taxes)
CC&Rs (Covenants, Conditions, and Restrictions) — rules from the subdivision or HOA that limit what you can do with the property (e.g., no fences over 6 feet, no commercial use)
Easements — other parties have rights to use part of your property (e.g., the utility company has the right to access the electrical lines running through your backyard)

These aren't necessarily bad — most properties have them. But you should understand what they are. Your title insurance policy (the "preliminary title report" you got at closing) lists them in detail.

7. Signatures and Notarization

John Doe _______________ Mary Doe _______________

State of California, County of Los Angeles On March 10, 2024, before me, Patricia Notary, a Notary Public, personally appeared John Doe and Mary Doe, who proved to me on the basis of satisfactory evidence to be the persons whose names are subscribed to the within instrument...

Key points:

Only the grantors (sellers/givers) must sign. The grantee (buyer/receiver) doesn't have to sign the deed.
The signatures must be notarized — a notary public verifies the signers' identities.
The deed must be recorded with the county recorder to be effective against third parties. An unrecorded deed is valid between the parties but doesn't protect you if the seller tries to sell to someone else.

Types of Deeds: What Each One Promises

General Warranty Deed

Promises: The grantor guarantees clear title going back to the very beginning of the property's history. If anyone ever challenges your ownership based on any defect — even one from 100 years ago — the grantor is legally responsible.

Used in: Most home purchases in most states. This offers the strongest protection for the buyer.

Special Warranty Deed (Limited Warranty Deed)

Promises: The grantor only guarantees that no title problems occurred during the time they owned the property. They make no promises about what happened before.

Used in: Bank sales (REO/foreclosure), commercial transactions, some corporate transfers.

Grant Deed

Promises: The grantor hasn't already sold the property to someone else and hasn't created any undisclosed encumbrances. It's a middle ground — not as strong as a warranty deed but more protection than a quitclaim.

Used in: Most home purchases in California and a few other states.

Quitclaim Deed

Promises: Nothing. Literally nothing. The grantor transfers whatever interest they might have in the property. If they own it, you get it. If they don't own it, you get nothing — and you have no legal recourse against them.

Used in:

Transfers between family members
Adding or removing a spouse from a deed
Transferring property to a trust
Clearing up title issues
Divorce transfers

Never accept a quitclaim deed from a stranger in a purchase transaction. It provides zero protection.

Special Purpose Deeds

Executor's Deed / Administrator's Deed — used when property transfers from a deceased person's estate
Sheriff's Deed / Tax Deed — issued after a foreclosure or tax sale
Deed in Lieu of Foreclosure — when a homeowner voluntarily transfers property to the lender to avoid foreclosure

Red Flags: What to Watch For

When reviewing your deed, check for these potential issues:

Name misspellings. If your name is spelled wrong, it can cause problems when you sell or refinance. A corrective deed (sometimes called a "correction deed" or "scrivener's affidavit") can fix this.
Wrong vesting type. If you intended to hold as joint tenants but the deed says tenants in common, the survivorship rights are different. This needs to be corrected.
Missing spouse. In community property states, both spouses may need to be on the deed even if only one is on the mortgage.
Unexpected easements or restrictions. Review the exceptions carefully. An easement allowing your neighbor to use your driveway, or a restriction preventing you from building an addition, should be understood before — not after — you buy.
Legal description errors. Rare, but they happen. If the legal description doesn't match your actual property boundaries, this needs to be resolved immediately.
Unrecorded deed. If your deed was never recorded with the county, you're vulnerable. Check with the county recorder to confirm recording.

Common Questions

Do I need the original deed?

No. Once recorded, the county has the official copy. Your paper copy is for your convenience. If you lose it, you can always get a certified copy from the county recorder.

Can I change who's on my deed?

Yes, by recording a new deed. Common scenarios:

Adding a spouse after marriage — record a new deed from yourself (and new spouse) to both of you
Removing an ex-spouse after divorce — record a deed from the ex-spouse to you (per the divorce decree)
Transferring to a trust — record a deed from yourself to yourself as trustee

Always consult a [real estate attorney](/blog/how-to-build-real-estate-team) or title professional when changing your deed. DIY deed changes can create unintended tax consequences, lose homestead exemptions, or trigger "due on sale" clauses in your mortgage.

What's the difference between my deed and my mortgage?

Your deed says you own the property
Your mortgage (or deed of trust) says the lender has a lien on the property until you pay off the loan

You can own a property free and clear (deed, no mortgage). You can never have a mortgage without a deed — the lender needs something to secure the loan against.

My deed says "Deed of Trust" — is that my deed?

No. A "Deed of Trust" is the mortgage document — it gives the lender a security interest in your property. Your ownership deed is separate (Grant Deed, Warranty Deed, etc.). They're often filed at the same time and confused with each other.

Your Deed Checklist

Use this to review your own deed:

Your name is spelled correctly
The vesting matches your intention (joint tenancy, community property, trust, etc.)
All intended owners are listed
The legal description matches your property (cross-reference with your title insurance or tax records)
The deed has been recorded (check the county recorder's stamp/number)
You understand the exceptions (easements, CC&Rs, liens)
The deed type is appropriate (warranty or grant deed for a purchase — not a quitclaim)

The Bottom Line

Your deed doesn't have to be mysterious. It's a document with a specific structure that answers four questions:

Who is giving the property? (Grantor)
Who is receiving it? (Grantee)
What property is being transferred? (Legal description)
What promises are being made about the quality of ownership? (Deed type)

Everything else is supporting detail. Now that you know what each section means, pull out your deed and read it. If anything doesn't look right — a misspelled name, wrong vesting, an easement you didn't know about — contact a real estate attorney or title company. These issues are almost always fixable, and they're easier to fix now than when you're trying to sell.

How To Read Property Deed

Key Takeaways