Free Utah Quit Claim Deed Form

Use this free Utah quit claim deed form to transfer real property between individuals, family members, entities, or trusts. Deeds are recorded with the County Recorder in the county where the property is located. Utah has no state real estate transfer tax. Unlike most states, Utah requires every quitclaim deed to expressly say what happens to the water rights appurtenant to the property, and a married Grantor conveying a recorded homestead may need a spouse to also join the deed.

This form walks you through Utah's required water rights election (Utah Code § 73-1-11(1)(a)) and the homestead spousal joinder required when a married Grantor conveys a recorded homestead (Utah Code § 78B-5-504(4)).

Utah Quit Claim Deed Form

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Utah Quit Claim Deed Requirements

Before recording a quit claim deed in Utah, make sure the document meets these requirements:

✓Deed must be in writing and signed by the grantor(s)
✓Grantor's signature must be acknowledged before a notary public (Utah Code §§ 57-2a-6, 57-2a-7)
✓Property must be identified by its legal description
✓Deed must name the grantor(s) and grantee(s) by full legal name
✓The deed must state whether appurtenant water rights are conveyed with the property or expressly reserved by the Grantor - silence conveys the water rights automatically (Utah Code § 73-1-11(1)(a))
✓If the Grantor is married and the property was recorded as a homestead before this conveyance, the Grantor's spouse must also join and sign the deed (Utah Code § 78B-5-504(4))
✓Document must meet formatting requirements, including a blank 2.5in by 4.5in area reserved for the recorder in the upper right of the first page (Utah Code § 17-71-402(4))
✓Must be recorded with the County Recorder in the county of the property
✓No state real estate transfer tax in Utah
✓Recording fees are paid at time of filing (Utah Code § 17-71-407)

After You Record Your Deed in Utah

After the County Recorder processes your deed, the original is returned to the grantee or the designated address. The county assessor uses the recorded deed to update property tax ownership, and the grantee is responsible for Utah property taxes from the date of transfer. Update your mailing address with the county assessor to ensure future tax notices are delivered correctly. If water rights were conveyed or reserved, confirm whether a Report of Water Right Conveyance or a Water Rights Addendum still needs to be filed with the state engineer (Utah Code §§ 73-1-10(3), 57-3-109).

Common Uses for a Quit Claim Deed in Utah

Utah quit claim deeds are used most often to transfer property between spouses in connection with marriage or divorce, to gift property from parents to adult children, and to move real estate into revocable living trusts for estate planning purposes. Utah's growing real estate market has increased the frequency of property transfers into LLCs and other entities by investors. Transfers of rural land, farmland, and recreational property between family members are also common - and are exactly the transfers where the water rights election matters most.

Utah Quit Claim Deed FAQ

Does a quit claim deed need to be notarized in Utah?

Yes. Utah requires the grantor's signature to be acknowledged before a notary public before the deed can be recorded. Online notarization through a service like NotaryLive is accepted in Utah.

Where do I record a quit claim deed in Utah?

You file the deed with the County Recorder in the county where the property is located. Utah has 29 counties, each with its own recorder's office. Recording fees vary by county.

Is there a transfer tax in Utah?

No. Utah does not impose a state real estate transfer tax. The only cost at recording is the county filing fee, which varies by county. Utah is one of the less expensive states for recording a deed.

What happens to water rights when I record a Utah quit claim deed?

Utah Code § 73-1-11(1)(a) makes appurtenant water rights pass automatically to the Grantee along with the land - staying silent about water rights does not keep them for the Grantor. If the Grantor wants to keep the water rights, the deed must expressly reserve them. Our form requires you to choose one or the other; there is no unselected default. Conveying only part of a water right is out of scope for this tool - consult a water rights professional or attorney.

Does my spouse need to sign a Utah quit claim deed?

Only in one specific situation: Utah Code § 78B-5-504(4) requires a married Grantor's spouse to also join and sign the deed when the property being conveyed was recorded as a homestead before this conveyance. If the property is not a recorded homestead, or you are unsure, our form flags that you should confirm the recorded-homestead status before recording, since a required spousal joinder that is missing from the deed can leave the conveyance defective.

Can I use a quit claim deed to transfer property to a family member in Utah?

Yes. Family transfers are straightforward in Utah because there is no transfer tax. Common uses include parent-to-child gifts, transfers between spouses following divorce, and transfers into revocable living trusts. The recording fee is the only cost beyond deed preparation - though you still need to make the water rights election and check whether the homestead spousal joinder applies.

Can an entity, trustee, or attorney-in-fact be a Grantor in Utah?

Yes. Our Utah form supports an individual, an entity (LLC or corporation), a trustee, or an attorney-in-fact acting for a principal as the Grantor or Co-Grantor. A trustee's name, address, trust name, and trust date all print on the deed face (Utah Code § 75B-2-814(3)(c)). If a Grantor signs by attorney-in-fact, confirm the power of attorney authorizes this conveyance and is recorded with, or before, the deed.

What is a legal description and where do I find it in Utah?

A legal description in Utah is typically a government survey description using township, range, and section for rural and agricultural land, or a lot and block reference tied to a recorded plat for platted subdivision property. You can find the legal description on your existing deed, your title insurance commitment, or through the county recorder's or assessor's online portal.

What happens after I record my quit claim deed in Utah?

After the County Recorder records your deed, the original is returned to the grantee. The official land records are updated, and the county assessor is notified to update property tax ownership. Utah property taxes are billed annually by the county treasurer. The grantee should confirm their mailing address with the county assessor and treasurer. The grantee is responsible for Utah property taxes from the date of transfer.

What to Bring When Recording Your Utah Quitclaim Deed

Before you go to the County Recorder's office, make sure you have everything on this list to avoid delays.

1Executed and notarized deed, including the water rights election and, if applicable, the homestead spouse's signature
2Parcel/tax identification number (APN), if known - collected on the deed for statewide acceptance even though it is a county option (Utah Code § 17-71-402(5))
3Recorded plat or map reference, if the legal description is platted (Utah Code § 57-3-105(4)(d))
4A Water Rights Addendum on the current Legislature-approved form, if you choose to file one, or otherwise be ready to separately file a Report of Water Right Conveyance with the state engineer (Utah Code §§ 57-3-109, 73-1-10(3))
5Recording fee - confirm the current amount with the County Recorder before you go (Utah Code § 17-71-407)

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