Quitclaim Deed vs. Warranty Deed: What’s the Difference?

Craig Fiederlein

When property changes hands in Michigan, ownership is transferred with a deed. The type of deed you use matters, because it determines what promises the person transferring the property is making about the title.

 

What Is a Warranty Deed?

A warranty deed offers the most protection to the person receiving the property. The seller guarantees that they own the property, have the right to sell it, and that there are no undisclosed liens or claims against it. If a title problem appears later, the buyer may have legal recourse against the seller.

 

Warranty deeds are standard in most home sales between unrelated parties.

 

What Is a Quitclaim Deed?

A quitclaim deed transfers whatever interest the person has in the property, if any, with no guarantees. If it turns out they didn’t fully own the property, or there’s a lien attached, the person receiving it has little protection.

 

Quitclaim deeds are commonly used for:

  • Transferring property between family members
  • Adding or removing a spouse from the title
  • Moving property into a trust
  • Clearing up minor title issues

 

Important Michigan Considerations

Before signing any deed, keep in mind:

  • Property taxes may increase. In Michigan, a transfer of ownership can “uncap” the property’s taxable value, which may raise property taxes. Some transfers between family members are exempt.
  • Transfer taxes may apply. Michigan charges state and county transfer taxes on many real estate transfers, though some are exempt.
  • Mortgages don’t disappear. Transferring a deed doesn’t remove anyone from the mortgage. The loan stays with the original borrower.
  • Deeds should be recorded. Recording the deed with the Genesee County Register of Deeds protects the new owner’s interest.

 

Choosing the Right Deed

Using the wrong deed, or filling it out incorrectly, can create title problems, unexpected taxes, or disputes down the road. An attorney can recommend the right type of deed for your situation and make sure it’s properly prepared and recorded.

 

If you need help transferring property in Flint or Genesee County, call CF Legal at 810-232-1112 or contact us online to schedule a consultation.

About The Author

Craig R. Fiederlein | Attorney

Smiling man in a blue suit and tie outdoors, with a blurred background.

Craig R. Fiederlein has spent more than three decades practicing law in Genesee County — long enough to know the courts, the process, and the people who matter inside them. He co-founded what was then Christensen & Fiederlein PC, building a firm that became one of the region's most recognized names in probate and estate law. His former law partner is now a sitting judge in Genesee County. That kind of history isn't a footnote — it reflects the depth of standing Craig and this firm have earned over a long career in this community.


Craig's practice centers on probate administration, estate planning, elder law, real estate, and business law. Whether a family is navigating a contested estate, an aging parent needs a Medicaid-compliant plan, or a property owner needs sound legal counsel on a transaction, Craig brings the kind of experience that only comes from doing this work, in this county, for a very long time.