When land changes hands in Ohio, ownership moves with a deed. Different deeds make different promises, and the one used in your sale affects what you’re guaranteeing to the buyer. Here are the deeds you’re most likely to run into.
General warranty deed
The strongest deed. The seller promises the title is good and agrees to defend it against claims, including problems that arose before the seller owned the land. It’s the standard in many traditional sales. The standard Ohio form is in ORC 5302.05.
Limited warranty deed
The seller only warrants against problems that arose while they owned the property, not before. It’s common in commercial sales and when a seller doesn’t know the property’s full history. See ORC 5302.07.
Quitclaim deed
No promises at all. The seller transfers whatever interest they have, if any (ORC 5302.11). Quitclaims are typically used between family members, in divorces, or to clear up a cloud on a title, rather than in sales to outside buyers.
Fiduciary deed
Used by an executor, administrator, trustee, or guardian who is selling property on someone else’s behalf, such as an estate selling inherited land. The fiduciary promises they have the authority to sell but doesn’t guarantee the title’s history (ORC 5302.09).
Survivorship deed
Used when two or more people own land together with survivorship rights. When one owner dies, their share passes automatically to the surviving owner or owners, without probate. The Ohio form is in ORC 5302.17.
Transfer on death designation affidavit
Not a deed, but closely related. An Ohio owner can record this affidavit to name who receives the land when they die. The beneficiary later records an affidavit of confirmation with a death certificate to take ownership, which avoids probate for that property. Our guide to selling inherited land explains how that works.
Which deed is used when you sell to us?
In a typical sale to us, the seller signs a warranty deed prepared by the title company, and the title company researches the title first so everyone knows what they’re signing. Estates usually sign a fiduciary deed. Either way, the title company handles the paperwork and records the deed with the county.
Title insurance
Whatever deed is used, title insurance protects the buyer against title problems that turn up later. It’s one reason we close through a licensed title company on every purchase.
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This guide is general information, not legal or tax advice. Every property and family situation is different, so talk with an Ohio real estate attorney, title company, or tax professional about yours. Last updated September 2026.