Quit Claim Deed in New York: Forms, Recording and Transfer Tax
A quit claim deed in New York conveys whatever interest the grantor currently holds in the property — with no warranty that the title is clear or that the grantor actually owns anything. Before you sign or record one, it helps to understand the state's specific filing requirements, because New York layered several mandatory companion forms on top of the deed itself.
What a quit claim deed does (and does not) do
Under New York law, a quitclaim deed transfers the grantor's interest — whatever it may be — to the grantee. Unlike a warranty deed, the grantor makes no guarantee about the title's quality or history. The grantee takes the property "as is" from a title standpoint. This makes quit claim deeds common for transfers between family members, between spouses in a divorce settlement, or to move property into or out of a trust or LLC — situations where both parties already understand the title situation. For arm's-length sales to strangers, buyers typically expect a warranty or bargain-and-sale deed with covenants instead.
Core execution requirements
To be recordable in New York, a quit claim deed generally must:
- Identify the grantor(s) and grantee(s) by full legal name and mailing address.
- Include a complete legal description of the property (not just a street address).
- State the consideration — even if nominal (such as "ten dollars and other valuable consideration").
- Be signed by the grantor(s) with original, wet-ink signatures — photocopies are rejected.
- Be acknowledged before a notary public or other officer authorized to take acknowledgments.
Most counties also require a recording cover page. The format varies by county, so check the specific county clerk's website before you mail or hand-deliver the packet.
Where to record: county clerk or ACRIS
Recording rules split depending on whether the property is inside or outside New York City.
Outside NYC (all other New York counties): file the deed with the County Clerk in the county where the property sits. Recording fees vary by county; as of 2026 the base fee for residential or farm property is generally tied to the RP-5217 filing, but individual counties add their own per-page and cover-page charges. Confirm the current fee schedule with your county clerk before submitting.
Inside New York City (Manhattan, Brooklyn, Queens, The Bronx, Staten Island): recording runs through the NYC Office of the City Register via the Automated City Register Information System (ACRIS), available at the NYC Department of Finance website. ACRIS is the system where you build the cover page, enter property and party information, and generate the tax forms. Staten Island documents go to the Richmond County Clerk rather than ACRIS.
Required companion forms
New York requires two additional forms to accompany virtually every deed at recording. Omitting either one will result in the deed being rejected.
Form TP-584 (Combined Real Estate Transfer Tax Return): This is the state real estate transfer tax return. The New York State Department of Taxation and Finance has periodically revised TP-584, and county clerks generally require the current version — older revisions may be rejected. Recent versions are typically completed online and saved before printing so the form's barcode remains valid, which means a blank form filled in by hand can be rejected. Always download the current TP-584 from the Department of Taxation and Finance and confirm the accepted version with the recording county clerk before filing. For NYC properties, the NYC-RPT (Real Property Transfer Tax) return is prepared through ACRIS and filed alongside the state TP-584.
Form RP-5217 (Real Property Transfer Report): This form goes to the county assessor and is required at recording statewide. In NYC the equivalent is the RP-5217NYC version, generated through ACRIS. The names of the grantor and grantee must match exactly across the deed, the TP-584, and the RP-5217 — discrepancies cause rejections.
Always download forms directly from the New York State Department of Taxation and Finance (tax.ny.gov) or generate them through ACRIS to make sure you have the current version. Forms from third-party sites may be outdated.
New York real estate transfer tax basics
New York State imposes a real estate transfer tax on conveyances where the consideration exceeds $500. The base state rate is generally $2 for each $500 of consideration (or fractional part thereof) — effectively 0.4% — though additional state surcharges apply to higher-value residential and commercial properties. Confirm the current rate structure with a licensed real estate attorney or CPA, because additional tiers have been added for high-value transfers in recent years.
Within New York City, the NYC Real Property Transfer Tax (RPTT) also applies. As of 2026, the RPTT rate for residential property is generally 1.0% on consideration of $500,000 or less and 1.425% above that threshold; higher rates apply to commercial transfers. Residential transactions over $1 million may also trigger the additional "mansion tax," which is paid by the buyer, not the seller. Tax rates and thresholds can change; verify current figures through the NYC Department of Finance or a New York real estate attorney.
Some transfers are partially or fully exempt — for example, certain transfers between divorcing spouses, transfers to qualifying non-profits, and transfers where consideration is $25,000 or less may qualify for exemptions from some or all taxes. Whether a particular family transfer, gift, or divorce-related conveyance qualifies depends on the specific facts; consult a licensed attorney or CPA before assuming an exemption applies.
Filing deadline for transfer tax forms
For properties outside New York City, the TP-584 and payment of any tax due are generally required no later than 15 days after delivery of the deed. Missing the deadline can result in penalties and interest. For NYC properties filed through ACRIS, the forms and payment are typically due at or before recording. Confirm current deadlines with the county clerk or the NYC Office of the City Register.
Common uses and practical considerations
Quit claim deeds in New York are frequently used to add or remove a spouse from the title after marriage or divorce, to transfer property into a living trust or LLC, to clear up a cloud on title where a prior owner's interest needs to be formally released, or to make a gift of real property to a family member. Because there is no warranty of title, any grantee receiving property this way should consider purchasing title insurance and running a property title search to understand what encumbrances or liens already exist against the property.
If you are transferring property that carries a mortgage, the lender's consent or due-on-sale clause implications may also come into play. Discuss the transfer with your lender and a licensed attorney before signing. See the related guide on quit claim deeds and mortgages below for a general overview.