What Is a Quiet Title Action in California?

A quiet title action asks a court to determine, once and for all, who holds title to real property and to eliminate adverse claims against it. The judgment "quiets" the title by declaring the plaintiff's interest and cutting off the claims of everyone properly named in the suit.

California quiet title actions are governed by Code of Civil Procedure section 760.010 and following. The complaint must be verified, describe the property, state the basis of the plaintiff's title, and identify the adverse claims. Common triggers include forged or fraudulent deeds, botched foreclosures, boundary and easement disputes, old liens that were paid but never released, and co-ownership fights where one owner claims the other's name was added or removed improperly.

Quiet title is frequently paired with related claims such as cancellation of instruments, slander of title, or partition, and often with a lis pendens recorded against the property so it cannot be sold or borrowed against while the case is pending.