If you are adding a spouse to title, removing a former spouse, giving property to a family member, moving real estate into a trust, handling an inheritance, or cleaning up ownership records, a Vermont quitclaim deed may be the document you are looking for.
The deed itself is often the simple part. The details that cause confusion are usually the legal description, notarization, recording with a town instead of a county, whether the Property Transfer Tax applies to your situation, and who is actually responsible for paying it.
The good news is Vermont exempts many family transfers made without consideration from its Property Transfer Tax, though the paperwork still has to be filed either way.
Important Vermont Recording Note:
Vermont keeps property records at the town level, not by county. Quitclaim deeds are recorded with the Town Clerk in the specific town where the property is located.
Every deed, even a genuine gift with no money involved, must be accompanied by a Property Transfer Tax Return (Form PTT-172). If your transfer is exempt, you still file this form and enter the correct exemption code, or the person receiving the property can end up billed later.
What You Need Before Filling Out the Deed
Before you start typing names into a deed form, gather the information Vermont town clerks commonly expect.
- Current deed or previously recorded deed
- Grantor's full legal name and mailing address
- Grantee's full legal name and mailing address
- Complete legal description of the property, verified against the prior deed
- The property's SPAN number, if available
- The specific Vermont town where the property is located
- Notary acknowledgment for the grantor's signature
- A completed Property Transfer Tax Return (Form PTT-172), with exemption code if applicable
- Recording fees and any transfer tax due
How to Fill Out a Vermont Quitclaim Deed
Step 1: Identify the Correct Town Clerk
Since Vermont has no county-level land records, quitclaim deeds are recorded with the Town Clerk in the specific town where the property is located.
Vermont doesn't have one statewide formatting checklist, so it's worth confirming any local expectations with your specific town clerk before submitting.
Step 2: Enter the Grantor Information
The grantor is the current owner transferring their interest in the property.
Use the grantor's full legal name and mailing address, matching the name on the current deed.
Step 3: Enter the Grantee Information
The grantee is the person receiving the property interest.
Include the grantee's full legal name and mailing address. In Vermont, the grantee is also the party responsible for the Property Transfer Tax, so their information matters for more than just the deed itself.
Step 4: Choose the Ownership Wording Carefully
If there is more than one grantee, be specific about the ownership form, such as tenants in common or joint tenants with right of survivorship, so the deed reflects exactly what you intend.
Step 5: Add the Legal Description and SPAN Number
Use the complete legal description from the current deed or a previously recorded deed, and verify it matches the prior vesting instrument. Vermont also expects the property's SPAN number (School Property Account Number) to be included, since towns use it to track property records.
Step 6: State the Consideration
Include the consideration involved in the transfer. Quitclaim deeds often reflect a nominal amount, or you can accurately state that the transfer is a gift with no consideration, which also affects how you fill out the Property Transfer Tax Return.
Step 7: Sign and Notarize the Deed
The grantor must sign the deed, and the signature must be acknowledged before a notary public . Without proper notarization, the town clerk can refuse to record the deed.
Vermont allows Remote Online Notarization (RON) , which lets you meet with a notary by secure live video instead of traveling to an office.
Before choosing online notarization, confirm your town clerk will accept a remotely notarized deed. Learn more on our Remote Online Notarization by State page.
Step 8: Complete the Property Transfer Tax Return
Every deed needs a Property Transfer Tax Return (Form PTT-172), even when no money changed hands. If your transfer qualifies for an exemption, such as many family transfers made without consideration, you still file this return and enter the correct exemption code.
Skipping the exemption code, or leaving it blank, commonly results in the grantee being billed later, so it's worth double-checking this step.
Step 9: Record the Deed
Submit the signed and notarized deed, along with the Property Transfer Tax Return and recording fee, to the Town Clerk in the town where the property is located.
Vermont charges a per-page recording fee rather than a flat rate, so a longer deed costs more to record than a short one.
Will You Owe Property Transfer Tax?
For a lot of the situations that bring people to this page, the answer is: often not.
Vermont exempts a range of transfers from its Property Transfer Tax, including many family transfers made without consideration, transfers correcting a previous recording, changes in ownership form, and transfers made under a divorce court judgment. These cover a good share of the reasons people use a quitclaim deed.
The one detail worth remembering: even an exempt transfer still requires the Property Transfer Tax Return to be filed, with the correct exemption code entered. Skipping this step is a common reason the grantee ends up with an unexpected bill down the road.
For transfers that are not exempt, Vermont's tax on a principal residence is generally 0.5% on the first $100,000 of value and a higher rate on the remainder, and unlike most states, the grantee is the one responsible for paying it.
Vermont Signing and Recording Notes
- Vermont records deeds through the Town Clerk in the specific town where the property is located.
- The grantor's signature must be notarized.
- Use the complete legal description, verified against the prior deed, plus the SPAN number.
- A Property Transfer Tax Return (Form PTT-172) is required with every deed, exempt or not.
- Many family transfers made without consideration are exempt from the transfer tax.
- The grantee, not the grantor, is responsible for paying Vermont's Property Transfer Tax.
- Recording fees are charged per page, so longer deeds cost more to record.
- There is no single statewide formatting checklist; check with the specific town clerk.
- Vermont follows a race-notice recording system, so recording promptly matters.
- Assuming a quitclaim deed changes responsibility for a mortgage is a common misconception.
Official Vermont Sources
Common Vermont Quitclaim Deed Mistakes
- Looking for a county recording office that doesn't exist instead of the correct town clerk
- Forgetting the Property Transfer Tax Return on an exempt gift transfer
- Leaving the exemption code blank instead of entering the correct number
- Using only the street address instead of the verified legal description
- Leaving off the property's SPAN number
- Forgetting that the deed needs a notary acknowledgment
- Assuming the grantor pays the transfer tax, when it's actually the grantee's responsibility
- Not checking a specific town's formatting expectations before submitting
- Using unclear ownership wording when there is more than one grantee
- Assuming a quitclaim deed changes responsibility for a mortgage
How This Fits Into the Vermont Quitclaim Deed Process
A Vermont quitclaim deed can be a practical way to update ownership, especially for family gifts, trust transfers, estate planning, and divorce-related transfers.
The key is to prepare the deed carefully, verify the legal description and SPAN number, notarize it correctly, complete the Property Transfer Tax Return with the right exemption code, and record it with the correct town clerk.
Vermont Quitclaim Deed FAQ
Where do I record a Vermont quitclaim deed?
Record the deed with the Town Clerk in the specific Vermont town where the property is located. There is no county-level office.
Will I owe Property Transfer Tax if I give property to a family member?
Often not. Vermont exempts many family transfers made without consideration from the tax. A return must still be filed with the exemption code noted, even when no tax is due.
Does a Vermont quitclaim deed need to be notarized?
Yes. The grantor's signature must be acknowledged before a notary public before the town clerk will record the deed.
Who pays the Vermont Property Transfer Tax?
Unlike most states where the grantor pays, Vermont makes the grantee responsible for the Property Transfer Tax.
Is this legal advice?
No. This page provides general educational information and is not legal advice.