Warranty Deed Recording in Cuyahoga County

Ready to send your deed? Start a filing request or call (216) 238-5999.

General vs. Limited Warranty Deeds Under Ohio Law

Ohio has statutory forms for both kinds of warranty deed. The difference is in the promises the grantor makes about the title:

• General warranty deed (ORC 5302.05 and 5302.06). The grantor covenants that they own the property in fee simple, that it's free from all encumbrances, that they have the right to sell it, and that they will defend the title against the lawful claims of all persons.
• Limited warranty deed (ORC 5302.07 and 5302.08). The grantor covenants only that the property is free from encumbrances made by the grantor, and defends the title only against claims by, through or under the grantor.

Both statutory forms have the same basic parts: the grantor's marital status and county, the grantee's name and tax-mailing address, the legal description, a prior instrument reference, a dower release line where it applies, and the grantor's signature executed under Chapter 5301.

ACC doesn't choose between them for you. Picking a deed type is a legal decision, and the Fiscal Officer's own Transfer and Recording page says the Ohio Supreme Court considers deed preparation the practice of law. Our role starts once the deed is prepared and signed.

What the County Checks on a Warranty Deed

A warranty deed changes the owner on the tax list, so it goes through the Fiscal Officer's transfer review as well as recording. The county's Transfer and Conveyance Standards (effective March 18, 2023) list what every document of transfer must contain. The items that most often matter on a warranty deed are:

• Prior instrument reference. The volume and page, or the AFN, of the recorded document the grantor got title through.
• Tax mailing address of the grantee. Required by ORC 319.20.
• Parcel number and site address. The county's permanent parcel number and the property's current address, if it has one.
• Complete names. Full grantor and grantee names. For an LLC, corporation or trust, use the complete legal name.
• Legal description. It has to meet the county's legal description standards. The county notes that reusing an old description is subject to the County Surveyor's approval.
• "Prepared by" line. ORC 317.111 bars the recorder from accepting a deed that doesn't show who prepared it. The county standards add that the preparer should be a licensed attorney or the grantor acting as their own attorney.
• Interest conveyed. If the grantor is conveying less than their whole interest, the county wants the percentage or fraction stated in writing.
• Signature and acknowledgment. ORC 5301.01 requires the grantor's signature to be acknowledged before a notary public or another listed official. The county requires original signatures, or electronic signatures as allowed by statute.

The Conveyance Form That Goes With the Deed

The Fiscal Officer's Real Estate Services Department requires one of two forms with every transfer:

• DTE 100 (Statement of Value and Receipt), when a conveyance fee is owed, as in most sales
• DTE 100-EX (Statement of Reason for Exemption from Real Property Conveyance Fee), when the transfer is exempt

The Fiscal Officer's posted schedule shows the combined conveyance fee as $4.00 per $1,000 of value, with a $4.00 minimum. The county standards say every numbered item on the DTE form has to be completed, and the Fiscal Officer can ask for supporting documents to verify a sale price or an exemption.

Three situations add paperwork:

• Rental property. If the rental question on the DTE form is answered "No" for a residential property, a rental disclosure form or rental registration exception form has to go with the conveyance.
• Delinquent taxes. If the County Treasurer has certified the property as tax delinquent, the DTE form must be stamped by the Treasurer, or a settlement statement must show the delinquent amount held in escrow.
• LLCs and other entities. A transfer to or from a business entity may be asked for organizational documents, such as an LLC's articles of organization and operating agreement.

If you're an investor deeding a rental into or out of an LLC, gather those documents before you send the deed. Our post on Cuyahoga County recording fees walks through the full cost with examples.

Format Rules That Add Fees or Cause Rejections

Ohio Revised Code 317.114 sets format standards: a top margin of at least 3 inches on the first page and 1.5 inches after that, side and bottom margins of at least 1 inch, a font of at least 10 point, black or blue ink, and paper from 8.5 by 11 to 8.5 by 14 inches. A deed that misses them can cost an extra $20 to record.

The county's conveyance standards add more for transfer documents. Legal descriptions have to be typewritten, cut-and-pasted text isn't accepted, signatures can't be in red ink, erasures are discouraged (line through the error and write the correction instead), and a copy of a previously recorded document can't be the only description of the property. All of these are much easier to fix before the deed is signed than after. See why documents get rejected for recording for other common problems.

What ACC Handles on a Warranty Deed

ACC Solutions handles the recording step for warranty deeds that are already prepared and signed:

• Reviewing the package for administrative completeness and flagging missing items, such as a blank tax mailing address or a missing DTE form
• Giving you the ACC fee and the estimated county fees before you pay
• Submitting electronically after you approve and pay
• Tracking the filing and sending you the recorded copy when the county returns it

Pricing: $99 for one prepared document, or $499 for a managed batch of up to 10. County fees and other outside costs are extra. ACC doesn't draft deeds, pick the deed type, research title, notarize, or give legal or tax advice, including on conveyance fee exemptions.

If a title company is handling your closing, ask whether it is already recording the deed so it isn't sent twice.

Sending a Warranty Deed to ACC, Step by Step

1. Send the request. Upload the signed, notarized deed and the completed DTE 100 or DTE 100-EX through the filing request form. Include any rental disclosure or entity documents that apply.
2. Review and quote. ACC checks the package for completeness and confirms the ACC fee and the estimated county fees.
3. Approve and pay. Nothing is filed until you approve the package and payment is confirmed.
4. Electronic submission. ACC submits the deed electronically and tracks its status. Our page on electronic document recording in Cuyahoga County explains how e-recording works.
5. Recorded copy. When the county records and returns the deed, ACC sends you the recorded copy.

Recording several deeds, for example after moving a portfolio into an LLC? Batch document recording covers up to 10 prepared documents for $499. For the general process, read how to record a deed in Cuyahoga County.

Frequently Asked Questions

Record Your Prepared Warranty Deed

Have a signed warranty deed ready? Start a filing request, read the filing services and terms, call (216) 238-5999, or email support@accmgmtsolutions.com.