How to Remove Someone from a Mortgage Without Refinancing 2025

July 16, 2025 - 4 min read

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

Wondering if you can remove someone from a mortgage without going through the hassle of refinancing? The good news is, there are a few ways to make it happen so read on to explore your options and find the best path forward.


In this article (Skip to...)


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

RefinancingNot Refinancing
Very commonRare
Co-borrower is fully released from liabilityBorrower liability may remain
Higher cost (closing costs, new loan set up)Lower cost (legal or assumption fees)
Must qualify for new mortgageMay not be required to qualify
Clean break, legal clarity, new termsKeeps low mortgage rate, avoids high fees
New loan interest rate may be higherRisk of liability or lender denial

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.

Mortgage Assumption Request Letter Example

Want an example of a letter you may send to your lender? Click here to download our free sample letter to help reach your goals.

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.

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.

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.

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.

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 TypeRefinancingNot Refinancing (e.g. assumption, court order, deed transfer)
Lender FeesYes, often 2%-5% of loan amountSometimes, assumption or release fees may apply
Appraisal FeeYes, usually required (~$300-$600)No, not usually required
Title & Recording FeesYesPossibly, if the title is updated (e.g. quitclaim deed)
Attorney/Court FeesOptional Yes, in divorce or court-ordered removal
Equity Buyout CostYes, if one party buys out the other's shareYes, 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?

Time to make a move? Let us find the right mortgage for you


Pete Gerardo
Authored By: Pete Gerardo
The Mortgage Reports contributor
Pete Gerardo is a business writer whose work has appeared in The New York Times and numerous trade magazines.
Aleksandra Kadzielawski
Updated By: Aleksandra Kadzielawski
The Mortgage Reports Editor
Aleksandra is endlessly curious about the housing market and loves turning what she learns into helpful content. She's a DePaul alum, licensed real estate agent, and NAR member who traded Chicago winters for Phoenix sunshine.
Paul Centopani
Reviewed By: Paul Centopani
The Mortgage Reports Editor
Paul Centopani is a writer and editor who started covering the lending and housing markets in 2018. Previous to joining The Mortgage Reports, he was a reporter for National Mortgage News. Paul grew up in Connecticut, graduated from Binghamton University and now lives in Chicago after a decade in New York and the D.C. area.