The Short Answer

If your father is alive and currently owns the Pennsylvania property, he can usually add a family member to title by signing and recording a new deed (a quitclaim deed is one common option). However, if the owner has already died, you generally cannot “fix” title with a quitclaim deed—Pennsylvania probate/Orphans’ Court processes may be required to establish or transfer title.

What Pennsylvania Law Says

In Pennsylvania, whether a deed transfer is effective often depends on who currently holds legal title and whether there is an open estate. If the property is still titled in a deceased person’s name (or there is a dispute, missing heirs, or a questionable prior transfer), the cleanest path may be a court decree determining title rather than relying on a deed that may not match the true ownership.

The Statute

The primary law governing court determination of title to a decedent’s interest in Pennsylvania real estate is 20 Pa.C.S. § 3546.

This statute authorizes certain heirs/claimants (and in limited situations certain entities) to petition the Orphans’ Court to adjudge who holds title to a decedent’s interest in Pennsylvania real estate and to grant appropriate relief in situations where an estate was not administered (or administration has stalled) and title needs to be clarified.

Why You Should Speak with an Attorney

Even when a quitclaim deed seems straightforward, the risk in Pennsylvania is creating a deed that gets recorded but does not actually solve the underlying title problem—especially when probate issues, liens, or other heirs are involved. Legal outcomes often depend on:

• Strict Deadlines: If a family exemption decree is involved, Pennsylvania law can require recording within specific time limits to protect it against later bona fide purchasers or lienholders (for example, within one year after death in certain circumstances). See 20 Pa.C.S. § 3126.
• Burden of Proof: If title must be established through Orphans’ Court (rather than by a simple deed), you may need strong documentation showing the chain of title, heirship, and the decedent’s interest—problems here can delay refinancing, sale, or insurance coverage.
• Exceptions: Transfers can be challenged where there are questions about capacity, undue influence, fraud/forgery, or whether the property was jointly owned with survivorship (which can keep it out of probate). These issues often require legal analysis before anyone signs or records a deed.

Trying to handle this alone can lead to a clouded title, family disputes, or a transaction that later has to be unwound in court.

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Disclaimer: This article provides general information under Pennsylvania law and does not create an attorney-client relationship. Laws change frequently. For legal advice specific to your situation, please consult with a licensed attorney.