How to Pull a Title Report: What Investors Need to Know
A title report (also called a preliminary title report or title commitment) reveals the legal status of a property's ownership. It shows who owns the property, what liens or encumbrances exist, and whether the seller can legally transfer clear title. Every investor should understand how to pull and read one.
What a title report contains
- Current owner: Legal name(s) on the deed and how title is held (individual, joint tenancy, trust, LLC)
- Legal description: The official legal description of the property (lot, block, subdivision or metes and bounds)
- Outstanding liens: Mortgages, tax liens, judgment liens, mechanic's liens, and HOA liens
- Easements: Utility easements, access easements, or other rights that others have on the property
- Deed restrictions: Covenants or restrictions on property use (HOA rules, deed restrictions)
- Chain of title: History of ownership transfers
- Exceptions: Items the title insurance company will NOT cover
How to get a title report
Through your title company
When you open escrow, the title company orders a title search and provides a preliminary title report (or title commitment). This is the most common and reliable method. Cost: typically included in the closing process or $150-$300 if ordered separately.
Online title search services
Companies like PropertyShark, TitleSearch.com, or your county recorder's website provide basic title information. These are less comprehensive than a full title search but faster and cheaper for initial screening.
County recorder's office
You can search deed records, lien filings, and other recorded documents directly at the county recorder's office (or their website). This is free but requires you to know what to look for and how to interpret the records.
Reading the title report
Schedule A: The basics
Lists the property address, legal description, current owner, and how they hold title. Verify this matches what the seller told you.
Schedule B: Exceptions
Lists everything the title insurance policy will NOT cover. Standard exceptions include general taxes for the current year, rights of parties in possession, easements not shown in public records, and survey matters. Special exceptions are property-specific and may include specific easements, CC&Rs, or known encumbrances.
Requirements section
Lists what must be satisfied before the title company will insure the transaction. Common requirements: payoff of existing mortgages, resolution of tax liens, release of judgment liens, probate completion for deceased owner properties.
Red flags in title reports
- Multiple liens totaling more than property value: The property may be underwater and impossible to close without short sale approval.
- Federal tax liens: IRS liens have special redemption rights that complicate closing. See our title issues guide.
- Ownership disputes: Multiple parties claiming ownership or incomplete probate.
- Unrecorded instruments: Claims that are not in the public record but may affect title.
Related guides
- How to Handle Title Issues
- How to Read Property Tax Records
- Investor-Friendly Title Companies
- Wholesale Contracts Explained
- Working With Title Companies