{"id":185,"date":"2019-08-09T08:37:06","date_gmt":"2019-08-09T08:37:06","guid":{"rendered":"https:\/\/propertyonion.com\/education\/?p=185"},"modified":"2026-03-17T19:41:44","modified_gmt":"2026-03-17T23:41:44","slug":"quiet-title-action-what-is-it-how-to-do-it","status":"publish","type":"post","link":"https:\/\/propertyonion.com\/education\/quiet-title-action-what-is-it-how-to-do-it\/","title":{"rendered":"Quiet Title Action: What is it &#038; How To Do It?"},"content":{"rendered":"<div style=\"background-color:#f4f4f4; border-left:4px solid #aaaaaa; border-radius:4px; padding:8px 14px; margin:0 0 24px 0; font-family:Arial, sans-serif; font-size:13px; color:#666666;\"><strong>Updated:<\/strong> March 16, 2026<\/div>\n\n<p>At its core, a quiet title action is a lawsuit to remove anyone\u2019s interest in a property other than the person who is filing it. There\u2019s much more to a quiet title action, however, so we\u2019ve put together the basics.<\/p>\n<div id=\"ez-toc-container\" class=\"ez-toc-v2_0_82_2 ez-toc-wrap-left counter-hierarchy ez-toc-counter ez-toc-grey ez-toc-container-direction\">\n<div class=\"ez-toc-title-container\">\n<p class=\"ez-toc-title\" style=\"cursor:inherit\">In this Article:<\/p>\n<span class=\"ez-toc-title-toggle\"><a href=\"#\" class=\"ez-toc-pull-right ez-toc-btn ez-toc-btn-xs ez-toc-btn-default ez-toc-toggle\" aria-label=\"Toggle Table of Content\"><span class=\"ez-toc-js-icon-con\"><span class=\"\"><span class=\"eztoc-hide\" style=\"display:none;\">Toggle<\/span><span class=\"ez-toc-icon-toggle-span\"><svg style=\"fill: #999;color:#999\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" class=\"list-377408\" width=\"20px\" height=\"20px\" viewBox=\"0 0 24 24\" fill=\"none\"><path d=\"M6 6H4v2h2V6zm14 0H8v2h12V6zM4 11h2v2H4v-2zm16 0H8v2h12v-2zM4 16h2v2H4v-2zm16 0H8v2h12v-2z\" fill=\"currentColor\"><\/path><\/svg><svg style=\"fill: #999;color:#999\" class=\"arrow-unsorted-368013\" xmlns=\"http:\/\/www.w3.org\/2000\/svg\" width=\"10px\" height=\"10px\" viewBox=\"0 0 24 24\" version=\"1.2\" baseProfile=\"tiny\"><path d=\"M18.2 9.3l-6.2-6.3-6.2 6.3c-.2.2-.3.4-.3.7s.1.5.3.7c.2.2.4.3.7.3h11c.3 0 .5-.1.7-.3.2-.2.3-.5.3-.7s-.1-.5-.3-.7zM5.8 14.7l6.2 6.3 6.2-6.3c.2-.2.3-.5.3-.7s-.1-.5-.3-.7c-.2-.2-.4-.3-.7-.3h-11c-.3 0-.5.1-.7.3-.2.2-.3.5-.3.7s.1.5.3.7z\"\/><\/svg><\/span><\/span><\/span><\/a><\/span><\/div>\n<nav><ul class='ez-toc-list ez-toc-list-level-1 ' ><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-1\" href=\"https:\/\/propertyonion.com\/education\/quiet-title-action-what-is-it-how-to-do-it\/#What_Is_a_Quiet_Title_Action_Florida_Investors_Need_to_File\" >What Is a Quiet Title Action Florida Investors Need to File?<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-2\" href=\"https:\/\/propertyonion.com\/education\/quiet-title-action-what-is-it-how-to-do-it\/#What_Exactly_Is_a_Quiet_Title_Action\" >What Exactly Is a Quiet Title Action?<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-3\" href=\"https:\/\/propertyonion.com\/education\/quiet-title-action-what-is-it-how-to-do-it\/#When_Do_You_Need_to_Quiet_a_Title\" >When Do You Need to Quiet a Title?<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-4\" href=\"https:\/\/propertyonion.com\/education\/quiet-title-action-what-is-it-how-to-do-it\/#How_Much_Does_a_Quiet_Title_Action_Cost\" >How Much Does a Quiet Title Action Cost?<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-5\" href=\"https:\/\/propertyonion.com\/education\/quiet-title-action-what-is-it-how-to-do-it\/#Can_I_File_My_Own_Quiet_Title_Action\" >Can I File My Own Quiet Title Action?<\/a><\/li><li class='ez-toc-page-1 ez-toc-heading-level-2'><a class=\"ez-toc-link ez-toc-heading-6\" href=\"https:\/\/propertyonion.com\/education\/quiet-title-action-what-is-it-how-to-do-it\/#How_Long_Does_It_Take_to_Complete_a_Quiet_Title_Action\" >How Long Does It Take to Complete a Quiet Title Action?<\/a><\/li><\/ul><\/nav><\/div>\n<h2><span class=\"ez-toc-section\" id=\"What_Is_a_Quiet_Title_Action_Florida_Investors_Need_to_File\"><\/span>What Is a Quiet Title Action Florida Investors Need to File?<span class=\"ez-toc-section-end\"><\/span><\/h2>\n\n\n\n<h2 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"What_Exactly_Is_a_Quiet_Title_Action\"><\/span>What Exactly Is a Quiet Title Action?<span class=\"ez-toc-section-end\"><\/span><\/h2>\n\n\n\n<p>A quiet title action (or action to quiet title) is <strong>a way to establish a party\u2019s title to real property against anyone who might have a claim against the property\u2019s title<\/strong>. This lawsuit is brought in the court that has jurisdiction over the area where the property is located. It is a real lawsuit, but usually a friendly lawsuit since there is often no opposition.<\/p>\n\n\n\n<p>If that description left you scratching your head, think about it this way. Perhaps you bought a property from someone without a warranty that the title is free and clear. Today\u2019s complicated legal process is a bit different from the old way of standing on your new piece of land and shouting \u201cThis is my property, and unless you speak up in the next 60 days, you no longer have any claims against this property,\u201d but the idea is the same.<\/p>\n\n\n\n<p><strong>After roughly 60 days, if no one comes forth with a valid claim against the property, you now have a property that is free and clear and can get title insurance on it.<\/strong><\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"When_Do_You_Need_to_Quiet_a_Title\"><\/span>When Do You Need to Quiet a Title?<span class=\"ez-toc-section-end\"><\/span><\/h2>\n\n\n\n<p>You always need to <strong>consider filing a quiet title action if you buy a property at tax deed auctions from the county or from a sheriff\u2019s sale<\/strong>. These properties often have \u201cclouded titles,\u201d meaning broken title chains or other encumbrances that are unknown.<\/p>\n\n\n\n<p>Imagine this common scenario of a property that is sold at a county-run tax deed sale: Mr. and Mrs. Smith are an elderly couple living alone. Mr. Smith bought a number of properties and vacant lands over the past 50 years in several states and counties.<\/p>\n\n\n\n<p>Sadly, he dies suddenly. During this time of distress, his family is only aware of the properties that are local and others that are rented (they have a paper trail of checks going in and out each month).<\/p>\n\n\n\n<p><strong>What about the out-of-state properties that are vacant, like vacant lands or run-down vacant homes? <\/strong>More often than not, these are quickly forgotten, the surviving wife moves, and notices of overdue bills and taxes never get delivered.<\/p>\n\n\n\n<p>The family may not care about the properties if they aren\u2019t worth much, or perhaps they can\u2019t afford the taxes because Mr. Smith didn\u2019t leave a large enough estate. These properties get sold off at tax deed auctions on a regular basis, and <strong>the auction bidders are prime examples of those who need to file quiet title actions<\/strong>.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"How_Much_Does_a_Quiet_Title_Action_Cost\"><\/span>How Much Does a Quiet Title Action Cost?<span class=\"ez-toc-section-end\"><\/span><\/h2>\n\n\n\n<p>A quiet title action isn\u2019t cheap; <strong>it costs approximately $1,500\u2013$2,500<\/strong> to have an attorney file one. There are many steps involved, so if the property is worth enough money to justify the expense, you should have an attorney file the action.<\/p>\n\n\n\n<p>Before you hire an attorney, be sure this is an area they specialize in and that they practice law in the county where the property is located. If you pick a firm that rarely deals with property law and quiet title actions, they might not file the action and follow through correctly. This becomes money down the drain for you.<\/p>\n\n\n\n<p><strong>Always be sure to check an attorney\u2019s references<\/strong>, specifically on previous quiet title action clients.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"Can_I_File_My_Own_Quiet_Title_Action\"><\/span>Can I File My Own Quiet Title Action?<span class=\"ez-toc-section-end\"><\/span><\/h2>\n\n\n\n<p>Although most people opt for an attorney to file the action on their behalf, anyone can file the paperwork and follow the steps to create a quiet title action. This is a simple thing to do if you know the history of the liens and the previous owner of the property, but that often isn\u2019t the case.<\/p>\n\n\n\n<p>You also <strong>must be comfortable filing your own paperwork with the county courts<\/strong>, plus reading <a href=\"https:\/\/propertyonion.com\/titlecheck\/about_title_check\" target=\"_blank\">title searches<\/a> and legal documents in official records. The court fees can be upwards of $400. Other expenses include title searches, which can cost $75 to $200, and publication fees for filing public notices in newspapers.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><span class=\"ez-toc-section\" id=\"How_Long_Does_It_Take_to_Complete_a_Quiet_Title_Action\"><\/span>How Long Does It Take to Complete a Quiet Title Action?<span class=\"ez-toc-section-end\"><\/span><\/h2>\n\n\n\n<p>Most quiet title actions <strong>take approximately 60 to 90 days to complete<\/strong> from the first filing until the final hearing. It might take longer to quiet a title in some situations. There can be mistakes with a deed from 25 years ago and, if you don\u2019t know where those parties are to serve them notice, you have a problem. Oftentimes you\u2019ll need to hire someone to track down any parties that may have a claim on the title, and even heirs to serve them (defendant\u2019s) notice.<\/p>\n\n\n\n<p>Once all defendants have been served with the quiet title action, they have 20 days to file a response in court. If a defendant does not respond within the 20 days, then a default judgment is submitted to extinguish their claim.<\/p>\n\n\n\n<p>If a defendant cannot be located, then the court allows you to publish notice in a newspaper for four weeks in a row. <strong>Placing a notice in a newspaper with a large enough circulation is considered notice for those whom you could not serve individually<\/strong> but might have an interest in your property.<\/p>\n\n\n\n<p>After completing these steps, notice is considered to have been served to all parties known or unknown that might have interest in your property. Each state, county, and court has its own procedures and times, so it\u2019s important to plan for this before considering hold times for flip projects, for example.<\/p>\n\n\n\n<p>Although I am well-versed in the above subject, you should <strong>ALWAYS fact check with a qualified attorney<\/strong> as Florida property statutes change quite frequently.<\/p>\n\n<p>A quiet title action florida filing is often required after purchasing at a tax deed or foreclosure auction. Even though the auction itself transfers the deed, third parties may still claim an interest in the property. The quiet title action florida process forces those claims into court so a judge can rule on them definitively.<\/p>\n<p>The cost of a quiet title action florida in Florida typically ranges from $1,500 to $4,000 depending on the complexity of title issues and the attorney you use. While that may seem like a significant expense, it is a worthwhile investment that makes the property insurable and sellable.<\/p>\n<p>Without a completed quiet title action florida, most title insurance companies will not insure the property, which means you cannot sell to a buyer using financing. This makes the quiet title action florida a practical necessity for investors who want to maximize their exit options.<\/p>\n<p>Before you need a quiet title action florida, make sure you understand what a thorough <a href=\"https:\/\/propertyonion.com\/education\/florida-title-search-101-how-to-uncover-hidden-liens-encumbrances-and-red-flags-before-you-bid\/\" target=\"_blank\" rel=\"noopener\">florida title search<\/a> reveals about a property so you can anticipate potential issues in advance.<\/p>\n<p>Investors who buy at <a href=\"https:\/\/propertyonion.com\/education\/understanding-foreclosure-auctions-in-florida\/\" target=\"_blank\" rel=\"noopener\">florida foreclosure auctions<\/a> most frequently encounter the need for quiet title actions due to the nature of how judicial foreclosure deeds are conveyed.<\/p>\n<p>Understanding common <a href=\"https:\/\/propertyonion.com\/education\/common-title-search-mistakes-and-how-to-avoid-them\/\" target=\"_blank\" rel=\"noopener\">title search mistakes<\/a> before you bid can help you avoid purchasing properties with title defects that are expensive or impossible to cure.<\/p>\n<div style=\"background-color:#eef6fd; border-left:5px solid #1a73b8; border-radius:6px; padding:24px 28px; margin:32px 0; font-family:Georgia, serif;\">\n<p style=\"font-size:20px; font-weight:bold; color:#1a3a5c; margin:0 0 10px 0;\">Take Your Auction Investing to the Next Level<\/p>\n<p style=\"font-size:15px; color:#2c4a6e; margin:0 0 14px 0;\">Get instant access to Florida&#8217;s most comprehensive foreclosure and tax deed auction platform. <strong>PropertyOnion members<\/strong> enjoy full county coverage, in-depth property research tools, and free eBooks covering every aspect of auction investing from due diligence to closing.<\/p>\n<a href=\"https:\/\/propertyonion.com\/?&#038;reference_member_id=wpposts45&#038;ref2=wpposts45\" target=\"_blank\" rel=\"noopener\" style=\"display:inline-block; background-color:#1a73b8; color:#ffffff; font-family:Arial, sans-serif; font-size:15px; font-weight:bold; padding:12px 24px; border-radius:4px; text-decoration:none;\">Get Free Access Now<\/a>\n<\/div>","protected":false},"excerpt":{"rendered":"<p>Updated: March 16, 2026 At its core, a quiet title action is a lawsuit to remove anyone\u2019s interest in a property other than the person who is filing it. There\u2019s much more to a quiet&hellip;<\/p>\n","protected":false},"author":11,"featured_media":188,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[5],"tags":[78,76,77,79],"class_list":["post-185","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-real-estate-investing-articles","tag-attorney","tag-legal","tag-quiet-title","tag-title"],"_links":{"self":[{"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/posts\/185","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/users\/11"}],"replies":[{"embeddable":true,"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/comments?post=185"}],"version-history":[{"count":12,"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/posts\/185\/revisions"}],"predecessor-version":[{"id":13989,"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/posts\/185\/revisions\/13989"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/media\/188"}],"wp:attachment":[{"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/media?parent=185"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/categories?post=185"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/propertyonion.com\/education\/wp-json\/wp\/v2\/tags?post=185"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}