I need to refinance, but my son is on my deed..Must he co-sign?

This is a common occurrence and doesn't need a lot of special attention. In most states the mortgage and deed have to agree but the note does not. If mother has sufficient income and debt ratios to qualify for the mortgage, she can apply without the son. The loan will be underwritten with just her qualifying information and the son will still be a recorded owner of the property. The only difference will be his name will be on the mortgage also pledging his collateral or ownership interest should mother default on the loan. He will not be responsible for repayment of the loan.If mother is 62 years of age she can also consider a reverse mortgage which may be a better option if there is at least 60% equity in the property. In this case the son will have to be removed from the deed via a quit claim which is a simple process. You may want to discuss the various options with a lender licensed in your state.