What's the difference between a Maine quitclaim deed with covenant and without covenant?

A quitclaim deed with covenant includes a limited promise that the grantor didn't cause any title problems during their own ownership, similar to what other states call a special warranty deed. A quitclaim deed without covenant makes no promises at all, which is what most people mean by a plain quitclaim deed.

Maine Quitclaim Deed Instructions

Q: Where is a Maine quitclaim deed recorded?

A Maine quitclaim deed is recorded with the Registry of Deeds in the county where the property is located. Aroostook County has separate northern and southern registries.

Q: Does a Maine quitclaim deed need to be notarized?

Yes. Maine deeds must be signed by the grantor and acknowledged before a notary public, judge, or Maine-licensed attorney.

Q: Does Maine require a Real Estate Transfer Tax Declaration?

Yes. Maine deeds are generally accompanied by a Real Estate Transfer Tax Declaration, also called Form RETTD, when recorded, even for exempt transfers.

A Maine quitclaim deed is used to transfer whatever ownership interest the grantor has in Maine real estate to another person or grantee.

Maine deeds can look simple at first, but recording usually involves the correct Registry of Deeds, a notarized acknowledgment, a Real Estate Transfer Tax Declaration, and a choice most people don't expect: whether your deed is "with covenant" or "without covenant."

Maine Has Two Kinds of Quitclaim Deed

This is the single biggest thing to get right. Maine law recognizes two versions of a quitclaim deed:

Quitclaim deed with covenant — the grantor promises that no title problems happened while they owned the property. This is Maine's version of what most other states call a special or limited warranty deed.
Quitclaim deed without covenant — the grantor makes no promises at all. This is what most people mean when they say "quitclaim deed" in everyday use, and it's the closest match to how the term works in other states.

If you're giving property to family, funding a trust, or settling a divorce, "without covenant" is usually what people are looking for. If you're not sure which one fits your situation, it's worth confirming with whoever is preparing your deed.

Important Maine Recording Note:

Maine quitclaim deeds are recorded with the Registry of Deeds in the county where the property is located. Aroostook County has separate northern and southern registries, so double-check which one covers your property.

Maine deeds generally require a Real Estate Transfer Tax Declaration, also called Form RETTD, when recorded — even when the transfer is exempt from tax.

Maine also collects Real Estate Transfer Tax on many transfers. The standard rate is $2.20 for each $500 of value or fractional part of $500, split evenly between the grantor and grantee. For transfers on or after November 1, 2025, an additional higher rate applies to the portion of value above $1 million.

Several common family situations are exempt from this tax — see our Maine Real Estate Transfer Tax Exemptions page to check whether yours qualifies.

What You Need Before Filling Out the Deed

Current deed or property record, including the source of title
Grantor's full legal name, marital status, and mailing address
Grantee's full legal name and mailing address
Legal description of the property
Maine county (and registry, if in Aroostook County) where the property is located
Whether you need a quitclaim deed with or without covenant
Consideration amount, fair market value, or exempt-transfer information
Real Estate Transfer Tax Declaration, also called Form RETTD
Transfer tax payment or exemption information
Return mailing address after recording

How to Fill Out a Maine Quitclaim Deed

Step 1: Identify the Correct Registry of Deeds

Maine deeds are recorded with the Registry of Deeds where the property is located. Aroostook County has northern and southern registries, so verify the correct one before preparing the recording package.

Step 2: Enter the Preparer and Return Information

Include the name and address of the person preparing the deed, and the return mailing address where the recorded deed should be sent afterward.

Step 3: Choose With Covenant or Without Covenant

Decide which version fits your situation. Without covenant means no promises about the title at all; with covenant means the grantor promises no title problems happened during their own ownership. Family gifts, trust transfers, and divorce settlements typically use the without-covenant version.

Step 4: Enter the Grantor Information

Use the grantor's full legal name and mailing address, matching the current deed or explaining any name difference. Maine deeds customarily include the grantor's marital status.

Step 5: Enter the Grantee Information

Enter the grantee's full legal name and mailing address, including street, municipality, and state.

Step 6: Add the Legal Description and Source of Title

Use the legal description from the current deed or official property records, not just the street address. Include the source of title — a reference to the prior recorded deed. Without it, Maine law says the deed may not give proper notice to third parties.

Step 7: State the Consideration or Transfer Value

Maine doesn't require a deed to state consideration to be valid, but including it helps with tax assessments later. If the transfer is exempt from Maine transfer tax, the Real Estate Transfer Tax Declaration should reflect the proper exemption.

Step 8: Complete the Real Estate Transfer Tax Declaration

Maine generally requires Form RETTD with deeds recorded at the Registry of Deeds. This declaration tells the Registry the property's value and whether transfer tax or an exemption applies. For the full walkthrough, see our Real Estate Transfer Tax Declaration page.

Step 9: Review Maine Real Estate Transfer Tax

Maine's standard rate is $2.20 for each $500 of value, split evenly between grantor and grantee. Certain transfers, including many family and divorce-related transfers, are exempt. See our Maine Real Estate Transfer Tax Exemptions page to check yours.

Step 10: Sign and Acknowledge the Deed

The grantor signs the deed, and the signature must be acknowledged before a notary public , judge, or Maine-licensed attorney. The certificate of acknowledgment must be included in the deed or attached to it.

Maine allows Remote Online Notarization (RON) . Check with your Registry of Deeds first to make sure they'll accept a remotely notarized deed. More on our Remote Online Notarization by State page.

Step 11: Record the Deed

Submit the signed and acknowledged deed, the Real Estate Transfer Tax Declaration, the recording fee, and any transfer tax due, to the correct Registry of Deeds.

Recording fees are generally $22 for the first page and $3 for each additional page, though this can vary by county.

Maine Signing and Recording Notes

Maine deeds are recorded with the Registry of Deeds in the county where the property is located.
Maine recognizes both quitclaim deeds with covenant and without covenant.
The grantor's signature must be acknowledged before a notary, judge, or Maine attorney.
A Real Estate Transfer Tax Declaration (Form RETTD) is expected with nearly every deed.
Many family and divorce-related transfers are exempt from transfer tax.
Include the source of title so the deed gives proper notice to third parties.
Use the complete legal description, not just the street address.
Nonresident sellers may face a 2.5% state income tax withholding requirement.
A quitclaim deed doesn't remove anyone from a mortgage — that takes a separate step.

Official Maine Sources

Common Maine Quitclaim Deed Mistakes

Recording with the wrong Registry of Deeds or registry district
Using a with-covenant deed when a without-covenant deed was intended, or vice versa
Using only the street address instead of the legal description
Leaving out the source of title reference
Forgetting the Real Estate Transfer Tax Declaration
Assuming a gift or family transfer is automatically tax-free without checking
Failing to select or explain the correct transfer tax exemption
Missing the acknowledgment or notary information
Overlooking nonresident withholding when the seller lives out of state

How This Fits Into the Maine Quitclaim Deed Process

A Maine quitclaim deed works well for family gifts, funding your own trust, and divorce-related transfers.

The main things to get right are choosing between with-covenant and without-covenant, the legal description and source of title, notarization, and the Real Estate Transfer Tax Declaration. Once those are settled, recording with the right Registry of Deeds finishes the job.

🛟 Need Help Preparing a Maine Quitclaim Deed?

Many property owners begin researching Maine deed requirements themselves and later discover additional steps such as choosing between covenant types, transfer tax declarations, exemption codes, and notarization.

If the process is starting to feel more complicated than expected, you're not alone. Many people begin with a do-it-yourself approach and later decide they would rather use deed preparation software or a document preparation service.

Learn more about available options on our Quitclaim Deed Help page.

Maine Quitclaim Deed FAQ

Where do I record a Maine quitclaim deed?

Record the deed with the Registry of Deeds in the Maine county where the property is located.

What's the difference between with covenant and without covenant?

A quitclaim deed with covenant includes a limited promise that no title problems happened during the grantor's ownership. A quitclaim deed without covenant makes no promises at all, which is what most people mean by a plain quitclaim deed.

Does a Maine quitclaim deed need to be notarized?

Yes. The grantor's signature must be acknowledged before a notary public, judge, or Maine-licensed attorney.

Does Maine require a Real Estate Transfer Tax Declaration?

Yes. Maine deeds are generally accompanied by Form RETTD when recorded, even for exempt transfers.

Is this legal advice?

No. This page provides general educational information and is not legal advice.