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Key Takeaways
- Yes, you can remove someone from a mortgage without refinancing but it’s not typical.
- Options include loan assumption, court-ordered removal, or lender release.
- Even if removed from the title, a person may still owe the mortgage unless formally released.
- Removing someone without refinancing is less expensive but can be harder to qualify for.
Check options to remove a name from your mortgage. Start here
Removing someone from a mortgage without refinancing is possible, but it’s uncommon. Most lenders require refinancing to release a co-borrower from the loan. In some cases, options like loan assumption, lender release, or a court order may remove a borrower while keeping the existing mortgage in place.
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Can you remove someone from a mortgage without refinancing?
Yes, it’s possible to remove someone from a mortgage without refinancing but it’s not the most common path. Typically, refinancing into a new loan in just one person’s name is the standard way to release a co-borrower from responsibility. That said, alternatives may be available, depending on your lender’s policies and your financial qualifications.
Removing Someone from a Mortgage: Refinancing vs. Not Refinancing
| Refinancing | Not Refinancing |
| Very common | Rare |
| Co-borrower is fully released from liability | Borrower liability may remain |
| Higher cost (closing costs, new loan set up) | Lower cost (legal or assumption fees) |
| Must qualify for new mortgage | May not be required to qualify |
| Clean break, legal clarity, new terms | Keeps low mortgage rate, avoids high fees |
| New loan interest rate may be higher | Risk of liability or lender denial |
Video: Want someone taken off your mortgage?
How to remove someone from a mortgage without refinancing
While the best way to remove someone from a mortgage is often with a mortgage refinance, that comes with additional closing costs and the potential challenge of qualifying for a new loan, both of which need careful consideration.
Check options to remove someone from a mortgage. Start here
5 ways to remove someone from a mortgage without refinancing
- Mortgage Assumption (With Lender Approval): Takes over the existing loan with same rate and terms; must qualify and loan must be assumable (FHA, USDA, VA but not conventional).
- Court-Ordered Removal (e.g. Divorce Decree or Settlement): Judge assigns mortgage payment responsibility, but both borrowers stay on the loan unless it’s refinanced.
- Loan Modification or Lender Release: Lender may agree to remove one borrower without a refinance; rare and requires strong financials.
- Bankruptcy (Chapter 7 or 13): May remove borrower’s personal liability from the mortgage, but doesn’t remove name from mortgage or title unless property is surrendered.
- Quitclaim Deed: Removes someone from the home’s title, but not the mortgage, both borrowers remain financially responsible.
1. Mortgage Assumption
Ideal Candidate
- Has an assumable loan
- Can qualify solo (good credit, stable income)
- Wants to keep their loan’s current rate
- Can pay any needed equity upfront
Loan assumption lets one borrower take over the existing mortgage—rate and all—without refinancing, making it one of the simplest ways to remove someone from a home loan.
Requirements
Pros and Cons
Mortgage Assumption Request Letter Example
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2. Court-Ordered Removal (Divorce Decree)
Ideal Candidate
- Separating couples with a jointly held mortgage
- One party wants to keep home
- Other party is willing to relinquish ownership
- Both parties are cooperative in the process
A court order, typically during divorce or legal separation, can assign mortgage responsibility to one party, but it doesn’t automatically remove the other from the loan.
Requirements
Pros and Cons
3. Loan Modification or Lender Release
Ideal Candidate
- One borrower wants to remain on the mortgage and keep the home
- Remaining borrower can qualify for the loan alone
- Departing borrower is cooperative and wants to be removed
- Refinancing isn’t ideal due to costs or higher rates
In rare cases, a lender may agree to remove one borrower from the mortgage through a loan modification or formal release, without refinancing.
Requirements
Pros and Cons
4. Bankruptcy (Chapter 7 or 13)
Ideal Candidate
- Borrower facing financial hardship
- One party is unable to keep up with payments
- Seeking debt discharge without refinancing
- Borrower willing to give up home or restructure repayment
Filing for bankruptcy can remove a borrower’s personal responsibility for mortgage debt, but it does not remove their name from the loan or property title.
Requirements
Pros and Cons
5. Quitclaim Deed
Ideal Candidate
- One party stays and assumes full ownership
- The other relinquishes all ownership rights
- Common in divorce, separation, or family transfers
- Both sides agree and wish to skip refinancing
A quitclaim deed can transfer ownership of the home to one borrower, but it does not remove the other party from the mortgage loan.
Requirements
Pros and Cons
Costs of removing someone from a mortgage
While removing someone from a mortgage without refinancing can save money upfront, there are still potential costs to consider. Here’s how the expenses typically compare between refinancing and non-refinance options:
Check options to remove a name from your mortgage. Start here
| Cost Type | Refinancing | Not Refinancing (e.g. assumption, court order, deed transfer) |
| Lender Fees | Yes, often 2%-5% of loan amount | Sometimes, assumption or release fees may apply |
| Appraisal Fee | Yes, usually required (~$300-$600) | No, not usually required |
| Title & Recording Fees | Yes | Possibly, if the title is updated (e.g. quitclaim deed) |
| Attorney/Court Fees | Optional | Yes, in divorce or court-ordered removal |
| Equity Buyout Cost | Yes, if one party buys out the other’s share | Yes, may still apply if agreed to privately |
| Total Typical Cost | $3,000-$10,000+ | $500-$3,000 (or if legal action is involved) |
Removing someone from a mortgage WITH refinancing?
If you’ve read this article and have decided removing someone from a mortgage without refinancing is NOT for you, please check out our comprehensive guide to mortgage refinancing.
FAQ: How to remove someone from a mortgage without refinancing
Check options to remove a name from your mortgage. Start here
In most cases, you can’t remove someone’s name from a mortgage without refinancing but there are rare exceptions. Some loans may be assumable (letting one borrower take over the loan with lender approval), or a loan modification might remove a borrower in special cases. A court order can assign responsibility but won’t take someone off the mortgage unless the lender agrees.
To get out of a joint mortgage, you can refinance the loan in your name only, sell the home to pay off the mortgage, or in some cases, ask your lender to modify the loan or allow you to assume it for a fee.
Removing someone from a mortgage typically requires a loan application, proof of income, bank statements, credit report, property title and deed, and a divorce decree or separation agreement if applicable. Your lender may also request additional documents depending on your specific situation.
Yes, removing a name from a mortgage typically incurs costs. Refinancing usually requires closing costs of 2-5% of the loan balance, while a loan assumption may cost around 1% plus processing fees. Loan modification costs vary by lender.
No, removing a name from the deed does not remove them from the mortgage. The mortgage servicer will still hold both borrowers responsible for the debt.
The timeline to remove a co-signer from a mortgage varies depending on the mortgage terms and lender policies. It generally requires building equity, improving credit, or increasing income to qualify for the mortgage independently, which could take several years.
To remove a co-signer, assess your financial stability and ability to qualify for the mortgage alone. Contact your lender to discuss options, which may include refinancing or obtaining a release of liability. Specific steps vary by lender, so consult your loan officer for guidance.
Additional resources
Looking for more information? We’ve created additional articles that explore specific options for people who may want to change who’s currently on the mortgage. Be sure to check out the resources below to dive deeper into your options.
How to Remove Someone from a Mortgage
Can I Add Someone to My Mortgage Without Refinancing?
How to Get Out of a Joint Mortgage
What is an Assumable Mortgage and How Does it Work?
How to Successfully Execute Mortgage Release of Liability?
Can You Remove Someone from a Mortgage Without Their Permission?
The information contained on The Mortgage Reports website is for informational purposes only and is not an advertisement for products offered by Full Beaker. The views and opinions expressed herein are those of the author and do not reflect the policy or position of Full Beaker, its officers, parent, or affiliates.
By refinancing an existing loan, the total finance charges incurred may be higher over the life of the loan.
