Land records · Parcel maps · October 5, 2026
What Is a Grant Deed? Promises, Uses, and Records
What is a grant deed? A deed used mainly in California that carries two implied promises from the seller. See how it compares and how to find one.
What is a grant deed? It is the deed most often used to sell real estate in California and a handful of other western states. It transfers ownership from the seller, called the grantor, to the buyer, called the grantee, and it carries a short set of promises built in by state law. Those promises are narrower than a full warranty deed but much stronger than a quitclaim deed, which promises nothing. This page explains what a grant deed covers, when it is used, and how to find one in county records. It is general land-records background, not legal advice.
The two built-in promises
The word “grant” in the deed’s granting clause is what triggers the promises. Under California law, unless the deed says otherwise, a grantor using that word is understood to promise that:
- They have not already transferred the same property, or any interest in it, to someone else.
- The property is free of encumbrances they created, such as a loan, lien, or easement they granted, except for those disclosed in the deed or otherwise known to the buyer.
Notice what is missing. A grant deed does not promise that the title is good going all the way back in time. If a problem was created by an earlier owner, the grant deed itself does not cover it. That gap is one reason buyers in grant deed states rely heavily on title insurance.
Grant deed vs other common deeds
| Deed type | Promises about title | Typical use |
|---|---|---|
| General warranty deed | Covers defects from any time, and the seller defends title | Standard sale in many states |
| Grant deed | Seller has not already sold it and has not added undisclosed encumbrances | Standard sale in California and some western states |
| Special warranty deed | Covers only the seller’s period of ownership | Commercial sales, some states’ standard |
| Quitclaim deed | No promises; transfers whatever interest the grantor has | Family transfers, clearing title |
Our guides to the warranty deed and the quitclaim deed go deeper on those two.
When a grant deed is used
- Ordinary home sales in California, where it is the default deed in most transactions.
- Transfers between relatives when the family wants the modest protection of the implied promises.
- Interspousal transfers, often on a specific form called an interspousal transfer grant deed, which can qualify for exemptions from reassessment and transfer tax.
What is printed on a grant deed
A recorded grant deed usually shows:
- The names of the grantor and grantee and how the grantee will hold title, such as joint tenants or as community property.
- The word “grant” in the conveyance language.
- The legal description of the land, often lot and block from a recorded subdivision map or a metes and bounds description.
- The assessor’s parcel number (APN).
- A documentary transfer tax statement, which shows the tax paid or the exemption claimed. Because the tax is figured from the price, it can give a rough idea of the sale amount.
- Notary acknowledgment and the county recorder’s stamp with the document number and recording date.
How to find a grant deed
Grant deeds are recorded with the county recorder, sometimes called the clerk-recorder, in the county where the property sits. Search by owner name in the recorder’s index, or by APN where the county offers that. See how to get a copy of my deed for ordering certified copies, and how to read a property deed for walking through each section.
Check it against the parcel map
Once you have the deed, open the county parcel viewer from our county GIS map directory, search the APN, and compare the owner name, lot number, and acreage with what the deed says. Assessor maps can lag a recent sale by weeks or months, and they are drawn for tax purposes, so the recorded deed and the subdivision map control the legal boundaries.
What is a grant deed FAQ
Is a grant deed the same as a warranty deed?
No. A grant deed carries two limited implied promises about the seller’s own actions. A general warranty deed covers title problems from any earlier owner and includes a promise to defend title.
Does a grant deed prove ownership?
A recorded grant deed is strong evidence of a transfer, but it does not guarantee the title is free of older problems. A title search and title insurance address that.
Which states use grant deeds?
California is the best-known grant deed state, and a few other western states use grant or grant-style deeds. Many other states use warranty deeds instead.
Where do I get a copy of my grant deed?
From the county recorder’s office where the property is located, either online, by mail, or in person. Certified copies usually cost a small fee.
What is an interspousal transfer grant deed?
A grant deed used to move property between spouses, often to change how title is held. It may qualify for exemptions from transfer tax and reassessment.