Land records · Parcel maps · October 5, 2026
What Is a Warranty Deed? Guarantees and Parcel Checks
A warranty deed promises clear title from the grantor. See what it guarantees, how it differs from a quitclaim, and how to match it to the parcel map.
What is a warranty deed? It is a recorded instrument that conveys real estate and includes covenants that the grantor stands behind the title. In everyday language, the seller (or other grantor) is promising that they own the land, have the right to sell it, and will defend the buyer against many title problems that arise from before the sale. Exact wording and which covenants are included vary by state, so treat this as land-records background, not legal advice.
What a warranty deed usually promises
A general warranty deed typically includes covenants such as seisin (the grantor owns the estate described), the right to convey, freedom from undisclosed encumbrances, quiet enjoyment, and a duty to defend title against lawful claims. A special or limited warranty deed often covers only problems that arose while the grantor owned the property, not the full history before them.
Those promises live in the deed text. They are not the same thing as title insurance, which is a separate contract with a title company. Many purchases use both a warranty deed and an owner’s title policy.
Warranty deed vs quitclaim
- Warranty deed: conveys title and makes covenants about that title.
- Quitclaim deed: conveys whatever interest the grantor has, if any, usually without title warranties. See what is a quitclaim deed.
Family transfers, clearing clouds, and some refinance or entity moves often use quitclaims. Arms-length sales more often use warranty or special warranty forms. Always read the actual recorded document rather than assuming from the label alone.
Match the deed to the parcel map
- Pull the recorded deed from the county recorder (or your closing packet) and note the legal description and any parcel number.
- Open the county’s GIS viewer from our county GIS map directory and confirm the address, owner of record, and outline match that description.
- Compare the deed’s estate language (fee simple, life estate, and so on) with how the assessor labels the account—tax maps can lag new recordings.
If the outline and the fence disagree, remember that a GIS line is not a survey stake. Read survey plat vs tax map before you treat a screen outline as construction-grade. For deed anatomy itself, see how to read a property deed.
Where to get a copy
Warranty deeds are public once recorded. Search the grantor-grantee index by party name or use the instrument number from your title packet. How to get a copy of my deed covers online and counter options, including when you need a certified copy.
What is a warranty deed FAQ
Does a warranty deed guarantee a perfect title?
It includes covenants that the grantor stands behind many title issues, but it is not a substitute for title insurance or a survey. Read the deed and any title commitment exceptions.
Is a warranty deed better than a quitclaim deed?
For a buyer who wants title covenants, a warranty or special warranty deed is usually stronger than a quitclaim, which typically transfers whatever interest the grantor has without those promises.
Where is a warranty deed recorded?
With the county recorder, register of deeds, or clerk who keeps land records for the county where the property sits.
Can I see a warranty deed on the county GIS map?
GIS shows parcel lines and often the owner of record. The deed text lives in the recorder’s records; use the map to confirm you have the right parcel.