Does a Florida deed need to be notarized?
A deed needs two witnesses to be valid, and a notarized acknowledgment to be recorded — two separate requirements, both needed in practice.
A Florida deed must be signed by the grantor in the presence of two subscribing witnesses to be valid (F.S. §689.01). To be recorded with the county — which is what actually protects the new owner against later competing claims — it also needs an acknowledgment taken by a notary or other authorized officer (F.S. §695.03). I provide that notarized acknowledgment and can serve as one of the two witnesses.
Two separate requirements
The signing requirement (two witnesses, F.S. §689.01) makes the deed valid between the parties. The recording requirement (a notarized acknowledgment, F.S. §695.03) makes it recordable with the county clerk, which is what actually protects the new owner against later claims on the property. A deed can be validly signed and still be unrecordable if the acknowledgment is missing or defective.
Who signs
- The grantor (the person transferring the property) signs the deed
- The grantee (the recipient) typically doesn't need to sign the deed itself
- Two subscribing witnesses are required by statute — I can serve as one of them
Remote deed signings
Florida allows both the witnessing and the notarial acknowledgment for a deed to be completed by RON, using the same audio-video and identity-verification framework as any other Florida remote online notarization (F.S. Chapter 117, Part II). Recording requirements still vary by county — confirm with the destination county recorder in advance if timing matters.
Preparation checklist
- The completed, unsigned deed (a title company or attorney typically prepares this — I don't draft deeds)
- One current government-issued photo ID matching the grantor's name on the deed exactly
- Confirm the receiving county's recording requirements in advance
- RON only: working webcam, stable internet, smartphone or tablet for credential analysis
Pricing
Real estate and loan signings are quoted individually rather than a flat routine fee, given the range of closing packages — see Real Estate & Loan Signings for a quote.
Frequently asked questions
Does a Florida deed need to be notarized?
The deed itself needs two witnesses to be valid (F.S. §689.01). To be recorded with the county, which is what actually protects your ownership, it also needs a notarized acknowledgment (F.S. §695.03).
Can EMC notarize a deed remotely?
Yes. Both the witnessing and the notarial acknowledgment can be completed by RON, under Florida's remote online notarization framework (F.S. Chapter 117, Part II).
Do you draft deeds?
No. Drafting a deed is typically handled by a title company or real estate attorney. I notarize the signing and witness the execution; I don't prepare the deed itself.
Will you record the deed with the county?
Recording support is a separate coordination service — see County Recording Support for submission to any of Florida's 67 counties.
What if my county has specific formatting requirements?
Recording formatting rules vary by county. Confirm with the destination county recorder, or ask about County Recording Support, before your signing if timing matters.