If you’ve been thinking about adding your child to the deed of your property, you’re not alone. It’s a common move for folks who want to plan ahead—maybe to avoid probate, share ownership, or just set things up for the future. At Capstone Land Transfer, we’ve helped plenty of families navigate this process, and we’re here to break it down for you. Let’s walk through the steps to add your child to a deed in Lancaster County, Pennsylvania, so you can feel confident about what’s ahead.
Step 1: Get the Current Deed
First things first, you’ll need a copy of your existing deed. This shows how the property is currently titled (e.g., just in your name, or maybe you co-own it with a spouse). Head to the Lancaster County Recorder of Deeds Office—they’re located at 150 N Queen Street in Lancaster. You can pop in between 8:30 AM and 5:00 PM (recordings stop at 4:30 PM) or check their website for online options. Having the current deed handy ensures you’ve got the legal description of the property, which you’ll need for the next step.
Step 2: Pick the Right Deed Form
In Pennsylvania, usually the easiest way to add someone to your deed is with what sometimes is called a Quitclaim Deed. Why? It’s straightforward and lets you transfer your interest in the property without making any promises about the title’s history. In Pennsylvania, a quitclaim deed is a popular choice for family transfers like this.
Step 3: Prepare the New Deed
Now it’s time to create the new Quitclaim Deed. You’ll need to include:
- Your name (the grantor—aka the person giving the interest).
- Your child’s name (the grantee—aka the person receiving it).
- The legal description of the property (copy this exactly from the current deed).
- A statement of intent, like “I hereby convey my interest to [child’s name] as a joint tenant with right of survivorship” (if that’s your goal—more on that below).
- The tax parcel ID number (Lancaster County requires this on all deeds).
You can grab a blank deed form online, but we recommend working with a pro (like us at Capstone!) to make sure it’s done right. One wrong word could cause headaches later.
Oh, and a quick note: If you want your child to automatically inherit your share when you pass, specify joint tenancy with right of survivorship. Without that, they’d just co-own it now, and your share might still go through probate.
Step 4: Sign and Notarize
Once the deed is ready, you (and your spouse, if they’re on the deed too) need to sign it in front of a notary public. Pennsylvania law is strict about this—deeds won’t be recorded without a notary’s stamp. Lancaster County notaries are easy to find at banks, UPS stores, or even our office if you’re working with us. The notary will check your ID, watch you sign, and add their seal. Done!
Step 5: Record the Deed
Take your signed, notarized deed to the Lancaster County Recorder of Deeds Office. You’ll need to pay a recording fee—usually around $75 to $100, depending on the number of pages. Since this is a parent-to-child transfer, it’s typically exempt from Pennsylvania’s realty transfer tax, but you might still need to file a Realty Transfer Tax Statement of Value (Form REV-183) to prove the exemption. The Recorder’s office will let you know if they need it.
Step 6: Update Other Records
Adding your child to the deed doesn’t automatically update things like property taxes or your mortgage. Contact the Lancaster County Assessment Office to update the tax records, and if there’s a mortgage, talk to your lender. They might need to approve the change, since adding a name doesn’t remove your loan responsibility.
Things to Think About Before You Leap
Here are a couple things to consider before:
- Taxes: Giving your child a share of the property is a gift under IRS rules. If the value exceeds $18,000 (as of 2025), you might need to file a gift tax return—though you likely won’t owe tax unless you’ve hit your lifetime exemption.
- Creditors: If your child has financial troubles, their share of the property could be at risk.
- Future Plans: If you want to sell or refinance later, your child will need to agree and sign off.
We’ve seen families save a lot of hassle by chatting with an estate planner or attorney first. At Capstone Land Transfer, we’re happy to connect you with experts to weigh your options.
Let Capstone Land Transfer Help!
Adding a child to your deed in Lancaster County doesn’t have to be overwhelming. With a little prep and the right guidance, you can get it done smoothly. At Capstone Land Transfer, we’re all about making real estate transactions stress-free.
Ready to add your child to your deed? Contact us today for personalized support.
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