Search 2.6 million LA County parcels — assessed values, deeds, ownership, tax bills, liens, ULA “mansion tax,” and zoning — through the Assessor PAIS, Registrar-Recorder (lavote.gov), Tax Collector, and city tools (ZIMAS, Atlas, LADBS). All 7 branch offices, 5 search routes, fees, statutes, plus 12 local insider tips most articles skip.
Need an LA County Property Record Right Now?
Three independent county departments hold property records — and the City of LA adds its own building/zoning records on top. The Assessor = values, ownership, parcel data. The Registrar-Recorder/County Clerk (RR/CC) = deeds, mortgages, liens. The Treasurer-Tax Collector (TTC) = tax bills. The City of LA tools = building permits, zoning, code enforcement.
The Three Offices Behind LA County Property Records
Los Angeles County maintains the largest property record system in California — over 2.6 million parcels across 88 incorporated cities plus large unincorporated areas, with a total assessed roll value exceeding $2.06 trillion. Records are split across three independent county departments. Knowing which office holds what saves hours.
| Office | What It Holds | Primary Search URL |
|---|---|---|
| Assessor (Jeff Prang) | Assessed values, ownership names, parcel boundaries, AIN, characteristics, exemptions | portal.assessor.lacounty.gov |
| Registrar-Recorder/County Clerk (Dean C. Logan) | Deeds, mortgages, liens, easements, reconveyances, UCC filings (back to 1850) | lavote.gov/home/recorder |
| Treasurer & Tax Collector (TTC) | Annual tax bills, secured/unsecured payments, delinquencies, defaulted properties, public auctions | ttc.lacounty.gov |
Search the Assessor Portal (PAIS) — 4 Steps
The Property Assessment Information System (PAIS) is the LA County Assessor’s free public portal. Fastest route for ownership, current value, parcel boundaries, and property characteristics. PAIS is updated daily.
- Open the official portal Go to portal.assessor.lacounty.gov. Mobile-friendly. No account required for basic searches.
- Choose your search type Search by property address, 10-digit AIN (no dashes), or owner name. Address is fastest if you know the street; AIN is the most precise.
- Click the matching property Results appear in a popup. Click the row for your target parcel to open full details.
- Review what’s shown Assessed land + improvement values, year built, square footage, lot size, recorded ownership name, full Events History timeline of every recorded sale or transfer with document numbers.
What you can pull from PAIS for free
- Current assessed value (land + improvements + total)
- Prior years’ assessment history (10+ years deep)
- Property characteristics: bedrooms, bathrooms, square footage, year built, lot size
- Recorded owner name (current and historical)
- Use code (residential / commercial / industrial / agricultural)
- Events History with recorded document numbers and dates
- Tax-Rate Area (TRA) and direct-assessment list
- Trended Base Year Value (Prop 13 calculation)
What PAIS does NOT show
- Actual deed document image (order separately from RR/CC)
- Mortgage balance or lender name
- Sale price for sales before September 2009 (AIN-index limitation)
- Pending sales or off-market transactions
- Building permits or code violations (use LADBS — see City of LA section)
Find Your AIN / APN — 5 Methods
The AIN (Assessor’s Identification Number) — also called APN (Assessor’s Parcel Number) — is a unique 10-digit number assigned to every LA parcel. Formatted: 5552-001-001. Without dashes for portal search: 5552001001. You’ll need it for tax payments, deed searches after Sept 2009, and assessment appeals.
- Look at your annual tax bill The AIN is printed prominently at the top of your Annual Secured Property Tax Bill (mailed every October). Also on the Notice of Assessed Value Change (mailed Feb–Mar).
- Search by address on PAIS Go to portal.assessor.lacounty.gov. Search by address. AIN appears to the left of the property address in the results list.
- Use the GIS map Open the LA County Assessor GIS Map, navigate to the parcel, click on it. AIN displays in the parcel info popup. Best for vacant land or properties without a clear street address.
- Check your Grant Deed or escrow papers Recently bought? Your Grant Deed or Warranty Deed lists the AIN in the property description. Title companies print it on preliminary title reports; lenders include it on escrow closing statements.
- Use Navigate LA (City of LA only) For city properties, navigatela.lacity.org returns the AIN within its County Assessor Parcel Report layer.
0123-456-789 on a bill, the searchable form is 0123456789 with the leading zero, not 123456789. Tax-payment portals will return “no record” if you drop the zero. Same trap with transposed digits — copy from the bill, don’t type from memory.
Search Deeds & Recorded Documents (RR/CC)
The Registrar-Recorder/County Clerk (RR/CC) is where actual deed documents live. Records go back continuously to 1850. The Assessor portal will show that a deed exists — to see or get a copy, you go through RR/CC.
What RR/CC records contain
- Grant Deeds, Quitclaim Deeds, Trust Deeds, Warranty Deeds
- Mortgages and reconveyances (full satisfaction of mortgages)
- Mechanic’s liens, tax liens, judgment liens, HOA liens
- Easements and right-of-way agreements
- UCC-1 financing statements (commercial property)
- Restrictive covenants and CC&Rs
- Powers of attorney related to real property
- Notices of Default and Notices of Trustee Sale (foreclosure)
Three ways to search RR/CC documents
Method 1 — By AIN (post-2009 documents)
The official online index at datastore.netronline.com/losangeles (NETR Online, the contracted vendor for LA County) lets you search by AIN. Enter the 10-digit AIN without dashes. Important: the AIN index only includes documents filed after September 2009.
Method 2 — By Document Number
If you have the unique document number from PAIS or a title report (looks like 20240123456), enter it in the Document Number field on NETR. Fastest and most precise search.
Method 3 — By Grantor / Grantee Name (all years back to 1850)
Name searches cover the full historical index. Use this for pre-September-2009 documents or when you don’t have the AIN. See next section for step-by-step.
Grantor / Grantee Name Search
The terms Grantor (seller / person transferring property) and Grantee (buyer / person receiving property) are how RR/CC indexes deeds.
- Open NETR Online (LA County) Go to datastore.netronline.com/losangeles and select Grantor/Grantee search.
- Enter the name carefully Use last name first (“SMITH JOHN” not “John Smith”). Spelling matters exactly — try variations and middle initials. Trust names match recorded format (“SMITH FAMILY TRUST” or “JOHN SMITH TRUSTEE”).
- Pick a date range Narrow to suspected transfer years. Without a range, the system searches every record back to 1850.
- Review the index hits Free index results show recording date, document number, document type, parties, brief description. To see the actual document, click through (registration required for paid retrieval).
Order Certified Copies of Deeds & Liens (4 Channels + Fees)
You’ll need a certified copy (not just a printout) for refinancing, title disputes, court evidence, or estate proceedings. RR/CC offers four ordering channels.
1. Online (fastest)
Order through NETR’s portal at datastore.netronline.com/losangeles. You need the document number or AIN. Documents mailed in 7–10 business days; rush options available. Note: $1.75 handling fee applies to credit card orders.
2. Mail
Send a written request to:
Real Estate Records
P.O. Box 1130
Norwalk, CA 90651-1130
Include: full property address or AIN, year recorded (or year range), document type, your return address, and check or money order. No cash, no e-checks, no temporary or foreign checks accepted. Processing: 20 working days from receipt. Add $18.50 for expedited mail return.
3. Fax
Fax to (562) 864-1250. Same information as mail. Payment must be made by mailed check after fax confirmation. The RR/CC does not accept index search requests over the phone.
4. In-person
Walk-ins accepted at all 7 branches with appointments preferred. See In-Person section below for all locations.
Look Up & Pay Property Tax Bill — 2026 Dates
Property tax bills come from the Treasurer-Tax Collector (TTC), not the Assessor. The Assessor sets value; the TTC sends the bill and collects the money.
Annual schedule (2026 fiscal year)
| Date | Event | Penalty for Late |
|---|---|---|
| July 1, 2026 | New fiscal year begins; tax roll closes | — |
| October 2026 | Annual Secured Property Tax Bill mailed | — |
| November 1, 2026 | First installment due | — |
| December 10, 2026 | First installment delinquent (last business day of grace) | 10% penalty |
| February 1, 2027 | Second installment due | — |
| April 10, 2027 | Second installment delinquent | 10% + $20 cost |
| July 1, 2027 | 5-year redemption period begins for defaults | 1.5%/month default rate |
Pay your tax bill — 4 methods
- Online by eCheck (free) Go to vcheck.ttc.lacounty.gov. Use your AIN. eCheck payments have no fee.
- Online by credit/debit card Same portal. Service fee: 2.22%, minimum $1.49. Visa, MasterCard, Discover, American Express accepted.
- Phone payment Call 1-888-473-0835. Same fees as online card payments.
- Mail or in-person Mail check to: LA County Tax Collector, P.O. Box 54018, Los Angeles, CA 90054-0018. Include AIN and installment number on the check.
Prop 13, Prop 19 & Reassessment Rules
California’s property tax system is unique because of voter-approved propositions that limit how much a property’s assessed value can increase year over year. These rules are critical to LA County tax records.
Proposition 13 (1978)
Caps annual assessed value increases at 2% per year regardless of market value. Base year value is locked at the time of purchase, then grows only 2% annually. This is why neighbors with identical homes can pay vastly different tax bills based on how long they’ve owned.
Proposition 8 (1978)
Allows a temporary reduction in assessed value when market value drops below the Prop 13 base value (e.g., during recessions). The Assessor restores Prop 13 value once the market recovers.
Proposition 19 (effective February 16, 2021)
Replaced earlier rules on inherited and transferred property:
- Parent-to-child transfers — only the primary residence retains its Prop 13 base value, and only if the child uses it as their primary residence within 1 year. Other inherited property is reassessed at current market value.
- Seniors (55+), severely disabled, or wildfire/disaster victims can transfer their Prop 13 base value to a new home anywhere in California, up to 3 times.
What triggers reassessment
Per California Revenue & Taxation Code §60, “change in ownership” triggers reassessment to current market value:
- Sale of property (most common trigger)
- New construction or major remodel (only the new portion is reassessed)
- Some inheritances (post-Prop 19 rules)
- Adding/removing names on title in non-spousal situations
Transfers that do not trigger reassessment: spouse-to-spouse transfers, joint-tenancy changes between original owners, most refinancings.
ULA “Mansion Tax” on LA City Sales Over $5M
ULA tax rates (2026)
| Sale Price (City of LA) | ULA Tax Rate | Example Tax on Sale |
|---|---|---|
| Under $5,300,000 (2026 threshold, indexed) | 0% (no ULA) | $0 |
| $5,300,000 – $10,599,999 | 4% | $8M sale = $320,000 ULA |
| $10,600,000 and above | 5.5% | $15M sale = $825,000 ULA |
Threshold adjusts annually for inflation per CPI. Verify current threshold at finance.lacity.gov/ula.
Important ULA exemptions
- Affordable housing developers (501(c)(3) status required)
- Government-to-government transfers
- Foreclosure transfers from the lender
- Some non-profit-to-non-profit transfers
- Not exempt: family transfers, inheritances at market value, 1031 exchanges
Exemptions: Homeowners’, Veterans’, Mills Act
LA County offers multiple exemptions that reduce a property’s taxable value. Apply through the Assessor’s office at assessor.lacounty.gov.
| Exemption | Tax Savings | Eligibility |
|---|---|---|
| Homeowners’ Exemption (Form BOE-266) | ~$70/year ($7,000 value reduction) | Owner-occupied primary residence |
| Disabled Veterans’ Basic | Up to $258,544 of value (2026) | 100% service-connected disabled veteran |
| Disabled Veterans’ Low-Income | Up to $387,816 of value (2026) | Disabled veteran below income threshold |
| Senior Citizen Property Tax Postponement | Defers property tax (state pays, recovered at sale) | 62+, ≤$53,574 income, equity ≥40% |
| Welfare Exemption | Full or partial | 501(c)(3) properties for charitable use |
| Church Exemption | Full | Property used exclusively for religious worship |
| Historical Property (Mills Act) | 40–60% tax reduction | City-designated historic property + 10-yr maintenance contract |
| Parent-Child Transfer (Prop 19) | Retains Prop 13 base | Primary residence to child as primary residence |
File a Property Tax Assessment Appeal
If you believe your property’s assessed value is too high, file a formal appeal with the LA County Assessment Appeals Board — a separate body from the Assessor’s office.
Filing window
The standard LA County window runs from July 2 to November 30 each year. (Statewide deadline is September 15 in many counties, but LA extends it.)
Step-by-step appeal process
- Talk to the Assessor first (informal review) Call 213-974-3211 or email helpdesk@assessor.lacounty.gov. Many disagreements are resolved informally without a formal appeal.
- Gather comparable sales evidence Pull 3–5 recent sales of similar properties (size, age, location) within the past 6 months that sold below your assessed value. Use Zillow, Redfin, ParcelQuest, or PropertyShark.
- File Form BOE-305-AH Download from the CA State Board of Equalization website. Filing fee: $46 per parcel. Submit to the Assessment Appeals Board, not the Assessor.
- Attend the hearing Hearings scheduled within 2 years of filing. You present comparable sales evidence; the Assessor presents theirs. The Board makes a binding decision.
City of LA Tools: ZIMAS, Atlas, Navigate LA, LADBS
If your property is inside the City of Los Angeles boundary, four city-specific tools give you data the County portals don’t have — building permits, code enforcement, zoning details, and parcel-level reports.
ZIMAS (Zone Information and Map Access System)
zimas.lacity.org is the City of LA’s official zoning lookup. Search by address or APN to see zoning code, lot dimensions, building setbacks, hillside designations, and overlay zones (Specific Plan, HPOZ historic, Transit Oriented Communities). Free, no account needed.
Atlas — Permit & Building Records
The LADBS Atlas tool lists every recorded permit for a City of LA property — building permits, electrical, plumbing, HVAC, demolition, mechanical. Includes permit dates, contractor names, valuations, and inspection results. Critical for buyer due diligence. Access via ladbs.org online services.
Navigate LA
navigatela.lacity.org is the multi-department mapping tool. Layers include: City Council district, Bureau of Engineering parcel report, Building & Safety report, Sewer Wye report, Census data, fault zones, methane zones, sewer lines, topography, zoning. Best for layered property research.
9A Report (City of LA real estate disclosure)
Sellers in the City of LA must provide buyers with a Report of Residential Property Records (Form 9A) — a city-issued document showing all open permits, violations, and code enforcement actions. Order from the LADBS website. Cost: $70.66. Required by ordinance for most sales.
Foreclosure, Probate & Tax-Defaulted Property
Foreclosure record search
California uses non-judicial foreclosure (trustee sale) for most residential mortgages. Records are filed with RR/CC. Two key documents:
- Notice of Default (NOD) — recorded when borrower is 90+ days delinquent. First public sign of foreclosure.
- Notice of Trustee Sale (NTS) — recorded ~3 months after NOD. Sets auction date and minimum bid.
Search NETR for both document types under the property’s AIN. Free third-party aggregators like Foreclosure.com compile these into searchable lists, but the official source is RR/CC.
Probate property search
When a property owner dies, their property may go through probate (court-supervised inheritance). LA County Superior Court probate filings are searchable at lacourt.org/casesummary/ui. Look for case type “Probate.” The filed petition lists all real property owned by the decedent at death — with AINs.
Tax-defaulted property auction
Properties with 5+ years of unpaid property tax are sold at the annual LA County Public Auction, typically held in October. Auctions are run by TTC at ttc.lacounty.gov. Properties sell to the highest bidder above the minimum (usually the back tax + penalties + costs).
Buyer’s Due-Diligence Checklist
Before signing escrow on an LA County property, run through every item below. Most are free or under $50.
Pre-Purchase Property Records Checklist
- Pull current PAIS record (assessed value, ownership, characteristics) — free
- Verify AIN matches across deed, title report, and Assessor portal — free
- Check Events History for all recent sales and refinances — free
- Order title insurance commitment from escrow (covers chain-of-title risks)
- Search NETR for unrecorded liens, mechanic’s liens, judgment liens — free index
- Check ZIMAS for zoning, HPOZ, hillside, fault zones (City of LA) — free
- Pull LADBS Atlas permit history (City of LA) — free
- Order 9A Report from seller (City of LA, $70.66)
- Check Treasurer-Tax Collector for unpaid back taxes — free
- If property over $5.3M in City of LA: budget for ULA mansion tax (4–5.5% of price)
- Verify Prop 13 reassessment will trigger (typically yes on purchase)
- Confirm no Notice of Default or Notice of Trustee Sale recorded — free NETR
- For unincorporated areas: check Z-NET for zoning and Public Works for permits
- Pull Mello-Roos and special assessment data from TTC — free
Seller’s Record-Cleanup Checklist
Before listing, clean up your records to avoid escrow delays and price reductions.
Pre-Listing Property Records Checklist
- Pull your PAIS record — confirm name, address, characteristics are correct
- If anything is wrong, file an Assessor correction request before listing
- Check NETR for any old liens that should have been released — request reconveyance from lender
- For paid-off mortgages: confirm the Full Reconveyance was recorded (lender’s job, but verify)
- If City of LA: order 9A Report yourself first — close out any open permits or violations
- Get signed-off final inspections on all open permits
- If any heir is on title and won’t be selling: clear the title via probate or quitclaim
- Pay any current-year property tax due to avoid escrow surprises
- If house has historical value: check if Mills Act contract transfers (it does, but disclose)
- Verify your Homeowners’ Exemption is current (you’ll lose it after sale anyway)
- For inherited property under Prop 19: get value reassessment confirmed before listing
Investor Tactics: Wholesale, Skip-Trace, Tax Liens
Wholesaling — finding distressed property
LA wholesalers comb RR/CC for fresh Notices of Default filed in the past 30 days. NETR’s date-range search lets you filter by recording date. Cross-reference NOD addresses with PAIS to identify properties where the owner has equity (assessed value × 1.5+ vs. estimated mortgage balance).
Skip-trace — finding the actual owner
The PAIS “owner” name may be a trust, LLC, or estate that obscures the real decision-maker. Use Grantor/Grantee searches to trace the original deed, then look up the trustee’s address from past filings. Combine with paid services like BatchSkipTracing or TLOxp for current contact info.
Tax-lien sales (technically not in LA)
California uses tax-deed sales (not tax-lien sales). Properties with 5+ years of delinquent tax are sold outright at the annual TTC auction. There’s no Florida-style 18% interest lien certificate — you bid on the property itself. Minimum bid is back tax + penalties + costs.
All 7 In-Person RR/CC Branch Offices
For complex requests, in-person service is often faster than online. RR/CC operates seven branches across LA County.
Norwalk Headquarters
12400 Imperial Highway, Norwalk, CA 90650
Hours: Mon–Fri 8:00 AM – 5:00 PM (closed county holidays)
Phone: 562-462-2716 · Toll-free: 800-201-8999
Appointments: lavote.gov (recommended — walk-ins limited)
Other RR/CC branch offices
| Branch | Address | Service Level |
|---|---|---|
| Van Nuys | 14340 W Sylvan St, Van Nuys, CA 91401 | Full real estate & vital records |
| Lancaster | 44509 N 16th St West, Lancaster, CA 93534 | Full real estate & vital records |
| LAX/Courthouse | 11701 S La Cienega Blvd, Los Angeles, CA 90045 | Full real estate & vital records |
| East Los Angeles | 4716 E Cesar E Chavez Ave, Los Angeles, CA 90022 | Limited services |
| Florence/Firestone | 7807 S Compton Ave, Los Angeles, CA 90001 | Limited services |
| Beverly Hills | 9355 Burton Way, Beverly Hills, CA 90210 | Limited services |
Assessor’s main office
500 West Temple Street, Room 225, Los Angeles, CA 90012
Hours: Mon–Fri 8:00 AM – 5:00 PM
Phone: 213-974-3211 · Toll-free: 888-807-2111
Email: helpdesk@assessor.lacounty.gov
Recording Fees & Document Costs (2026)
Fees set by California Government Code §27361 and the LA County Board of Supervisors Fee Ordinance. 2026 schedule:
| Service | Fee |
|---|---|
| Recording first page (Grant Deed, Quitclaim, etc.) | $22 |
| Each additional page | $3 |
| Building Homes & Jobs Act fee (per document, capped at $225) | $75 |
| Real Estate Fraud Prevention Fee | $10 |
| Documentary Transfer Tax (LA County base) | $1.10 per $1,000 of value |
| City of LA Documentary Transfer Tax (additional) | $4.50 per $1,000 of value |
| ULA Mansion Tax (City of LA, $5.3M+) | 4% – 5.5% of total price |
| Plain copy of recorded document (first page) | $5 |
| Each additional page (plain copy) | $1 |
| Certified copy (first page) | $5 |
| Each additional page (certified) | $1 |
| Expedited mail return | $18.50 |
| Online credit card handling fee | $1.75 |
| Online index search | Free |
| Online document image (NETR) | ~$4 per document |
| Assessment appeal filing fee | $46 per parcel |
| 9A Report (City of LA) | $70.66 |
| Wildfire-impacted resident requests | FREE (with affidavit) |
12 Local Insider Tips Most Guides Skip
- Best phone-call time: Wednesday or Thursday between 9:30 AM and 11:00 AM has the shortest hold times for both Assessor (213-974-3211) and RR/CC (800-201-8999). Avoid Mondays.
- The “10-day rule”: If you mail a tax payment, give it 10 business days. USPS delivery from anywhere in California to LA County’s Sacramento PO box can take a week.
- Free utility-account verification: SoCal Edison and SoCalGas account histories at an address can confirm continuous occupancy for adverse possession claims and exemption appeals. Request via consumer affairs.
- Property-tax payment plan: If you can’t pay the full bill, the TTC offers a 4-installment payment plan for delinquent secured taxes. Apply at ttc.lacounty.gov before the property defaults.
- The “Annual Notice” is not a tax bill: Many homeowners panic at the Notice of Assessed Value Change in February. It’s just informational — your actual tax bill arrives in October.
- Saturday research: The Assessor’s portal is available 24/7. Most title companies are closed weekends — but PAIS, NETR, ZIMAS, and Atlas all work fine on Saturday for due diligence.
- Hidden Mello-Roos: Newer LA County developments (Stevenson Ranch, Valencia, Porter Ranch) carry Mello-Roos special assessments often $2,000–$8,000/year on top of base property tax. Check the TTC bill detail before buying.
- Probate shortcut: For estates under $184,500 (2026 threshold), the heir can use a Small Estate Affidavit to avoid full probate. Saves 6–18 months and thousands in fees.
- The “fictitious business name” trick: If a property is owned by an LLC, search the County Clerk’s Fictitious Business Name database at lavote.gov to find the LLC’s principals — sometimes the actual owner.
- Plain copy vs. certified copy: A “plain copy” ($5/first page) is fine for personal use. You only need a “certified copy” ($5/first page + official seal) for court evidence, refinancing, or estate filings. Same price tier — just specify which you need.
- Late November appeal trick: The November 30 appeal deadline can be met with a simple form filing — you can supplement evidence later. If you’re undecided, file the form with placeholder evidence and add comparables before the hearing.
- City of LA homeowner refund: If you owned and lived in a City of LA home for at least 2 years and sold for under $1.7M (2026 threshold), you may qualify for a partial documentary transfer tax refund. Apply at finance.lacity.gov.
LA County by the Numbers (2026)
Useful context for property research and tax expectations:
| Metric | LA County | vs. CA Average |
|---|---|---|
| Total parcels | 2.6 million | Largest in CA |
| Total assessed value | $2.06 trillion | — |
| Median assessed value | $430,050 | ~equal |
| Average sale price | $850,000 | +25% |
| Average annual property tax | $5,700 | +18% |
| Average parcel size | 0.165 acres | slightly smaller |
| Average building size | 1,550 sq ft | slightly smaller |
| Median build year | 1941–1984 | — |
| Oldest properties | 1801 | — |
Highest property tax neighborhoods (well above county average)
- Hidden Hills — ~5.64x county average
- Beverly Hills — ~4.5x county average
- Palos Verdes Peninsula — ~3.97x county average
- Bel Air, Pacific Palisades, Manhattan Beach — also significantly above
Lowest property tax neighborhoods
- Rancho Dominguez — lowest in county
- Compton, Lynwood, South LA pockets — significantly below
Frequently Asked Questions
How do I look up Los Angeles County property records online for free?
Use three free official portals: portal.assessor.lacounty.gov for ownership and value, datastore.netronline.com/losangeles for the deed index (free index, paid images), and vcheck.ttc.lacounty.gov for tax bills. All three require no account for basic searches.
How do I search LA County property records by name?
Owner-name searches on the public PAIS site are restricted for privacy reasons. The workaround: search by address first to find the owner, or use the Grantor/Grantee name index at datastore.netronline.com/losangeles to find every recorded deed signed by that person. For full owner-name search access, visit the Assessor’s Hall of Administration counter at 500 West Temple St Room 225.
How do I search LA County property records by parcel number?
Enter your 10-digit AIN (no dashes) at portal.assessor.lacounty.gov. For deeds recorded after September 2009, search the same AIN at NETR Online. AIN format: 5552001001. Always include leading zeros — they’re part of the parcel number.
What is an AIN in Los Angeles County?
The AIN (Assessor’s Identification Number) — also called APN — is a 10-digit number unique to every parcel in LA County. Format: 5552-001-001. Find it on your annual tax bill, on PAIS by address search, on the Assessor’s GIS map, or in your Grant Deed. Required for tax payments and post-2009 deed searches.
How do I find out who owns a property in Los Angeles?
Search the property address at portal.assessor.lacounty.gov. The recorded owner name appears on the property details page. For LLC-owned property, also check the Fictitious Business Name database at lavote.gov to find the LLC’s principals. For trust-owned property, the Grantor/Grantee search may show the trustee’s identity.
How do I get a copy of a deed in LA County?
Three options: (1) Order online via NETR at datastore.netronline.com/losangeles with the document number — fastest, $4–$15. (2) Mail a written request with check to RR/CC, P.O. Box 1130, Norwalk, CA 90651-1130 — 20 working days. (3) Walk in to any of the 7 branches (Norwalk, Van Nuys, Lancaster, LAX, East LA, Florence/Firestone, or Beverly Hills) with appointment preferred. Cost: $5 first page + $1 each additional for plain or certified copy.
How far back do LA County property records go?
RR/CC has continuous deed and property records back to 1850 when LA County was formed. The online AIN index only includes documents recorded after September 2009. Older records require a Grantor/Grantee name search or in-person archive request at the Norwalk headquarters.
How do I pay my LA County property tax online?
Go to vcheck.ttc.lacounty.gov and enter your AIN. eCheck payments are free. Credit/debit card payments incur a 2.22% service fee (minimum $1.49). First installment due November 1 (delinquent December 10); second installment due February 1 (delinquent April 10).
What is the ULA Mansion Tax in Los Angeles?
Measure ULA, effective April 1, 2023, imposes additional transfer tax on City of LA real property sales over $5 million (adjusted to $5.3M in 2026). Rate is 4% on $5.3M–$10.6M, and 5.5% on $10.6M+. Only applies inside City of LA boundaries — Beverly Hills, Santa Monica, Pasadena, and other LA County cities are not subject.
How is property tax calculated in LA County?
Under Proposition 13, your base assessed value is set at purchase. It can increase by no more than 2% per year. The base tax rate is 1% of assessed value, plus voter-approved local bonds and direct assessments (typically 0.1%–0.3% additional). Average LA County tax bill is $5,700/year. Mello-Roos in newer developments adds $2,000–$8,000/year more.
What does Proposition 19 mean for inherited LA County property?
Effective Feb 16, 2021, the child inheriting a primary residence must use it as their primary residence within 1 year to retain the parent’s Prop 13 base value. All other inherited property — second homes, rentals, investment property — is reassessed at current market value. This often substantially increases the inherited property tax bill.
How do I find out if there’s a lien on a property in LA County?
Search the AIN or owner name at datastore.netronline.com/losangeles and filter for “Lien,” “Mechanic’s Lien,” “Tax Lien,” “Judgment Lien,” or “Notice of Default.” For a comprehensive title check before buying, hire a title insurance company — they search all liens, easements, and encumbrances back to the chain of title’s origin.
How do I file a Homeowners’ Exemption in LA County?
Download Form BOE-266 (Claim for Homeowners’ Property Tax Exemption) from assessor.lacounty.gov. The Assessor often mails the form automatically after recording your purchase deed. Submit by February 15 for full year exemption; by December 10 for partial credit on the current year. The exemption stays in place until you sell or move out — saves about $70/year.
Can I appeal my LA County property tax assessment?
Yes. File Form BOE-305-AH with the LA County Assessment Appeals Board between July 2 and November 30 each year. Filing fee: $46 per parcel. Bring 3–5 comparable sales from the past 6 months showing values lower than your assessed value. Hearings happen within 2 years. Important: you must continue paying the disputed tax bill on time — refunds with interest are issued if you win.
What’s the difference between the Assessor and the Recorder in LA County?
The Assessor determines property values and maintains the assessment roll for tax purposes. The Registrar-Recorder/County Clerk (RR/CC) records and stores the actual legal documents — deeds, mortgages, liens. Think of it this way: the Assessor says “this property is worth X”; the Recorder holds the document that says “this property was sold from Smith to Jones.”
Can I record my own deed at LA County RR/CC?
Yes — but use extreme caution. Self-recorded deeds are accepted if they meet legal requirements (proper notarization, correct legal description, parcel number, transfer tax declaration). RR/CC staff cannot give legal advice, and they’re notoriously strict at Norwalk — multiple rejections are common. Most homeowners use a real estate attorney or title company because rejected deeds must be re-recorded — paying the fee twice.
Where do I find LA County zoning information?
For unincorporated LA County, use the Z-NET zoning lookup tool at LA County Department of Regional Planning. For property within incorporated cities (LA, Long Beach, Pasadena, Santa Monica, etc.), contact that city’s planning department. For City of Los Angeles, use ZIMAS — it includes zoning, HPOZ overlays, and hillside designations.
What is the LA County wildfire fee waiver?
Residents whose property was directly impacted by the 2025 Palisades, Eaton, or Hurst fires (or any subsequent declared LA County wildfire) can request property records and vital records free of charge. Call 800-201-8999, option 3, or email RRCCFireAssistance@rrcc.lacounty.gov. Sign a fire-impact affidavit — available at LAX, Van Nuys, Lancaster, and Norwalk offices.
How do I find LA County foreclosure listings?
Search NETR for documents typed “Notice of Default” or “Notice of Trustee Sale” filed in the past 90 days. The official source is RR/CC, but commercial aggregators like Foreclosure.com compile these into searchable lists. For tax-defaulted properties (5+ years unpaid), the annual TTC public auction list is published 2–3 months before the October auction.
What’s the property tax due date for LA County in 2026?
First installment due November 1, 2026 — delinquent after December 10, 2026 (10% penalty). Second installment due February 1, 2027 — delinquent after April 10, 2027 (10% + $20 cost). Both installments cover the fiscal year July 1, 2026 – June 30, 2027.