Search Los Angeles County Property Records, Understand Assessments, Claim Exemptions, File Appeals and Pay the Correct Tax Bill
Use this guide to search a Los Angeles County parcel by property address or Assessor Identification Number, review land and improvement values, understand Proposition 13, check exemptions, file an assessment appeal, pay secured taxes and request recorded deeds or liens.
Los Angeles County does not operate a Texas-style County Appraisal District. The County Assessor values property, the Auditor-Controller calculates tax rates and extends taxes, the Treasurer and Tax Collector issues and collects bills, and the Assessment Appeals Board hears formal value disputes.
Independent guide — official county systems are used for the final search, filing, payment or recorded-document request.Critical Corrections to the Existing Los Angeles County CAD Article
| Previous Article Claim | Correct Los Angeles County Information | Why It Matters |
|---|---|---|
| Los Angeles County CAD or LACAD | Los Angeles County Assessor | California does not use the Texas appraisal-district structure. |
| Search by property owner name | The main county search starts with a property address or 10-digit AIN. | Public owner-name browsing is restricted and is not the standard parcel-search method. |
| May 15 protest deadline | Regular assessment appeals are filed July 2 through November 30. | May 15 is Texas terminology and does not control Los Angeles County appeals. |
| ARB hearing | Formal appeals are heard through the Los Angeles County Assessment Appeals Board. | Using the wrong office name can send taxpayers to an irrelevant process. |
| Property appeal is always free | The Assessment Appeals Board currently charges a $46 filing fee, with a hardship-waiver process. | Applicants should understand the filing cost before submitting. |
| April 30 exemption deadline | California exemption filing periods depend on the exemption and tax year. | The April 30 Texas deadline should not be applied to California claims. |
| Senior exemption and tax ceiling | California does not provide a broad Texas-style senior exemption or school-tax ceiling. | Eligible owners may instead need a Homeowners’ Exemption, Proposition 19 transfer or separate state postponement program. |
| One yearly tax deadline | Annual secured taxes are paid in two installments. | Each installment has its own due and delinquency date. |
Which Los Angeles County Office Handles Your Task?
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How to Search Los Angeles County Property Records
The official county property portal is the safest starting point for parcel information, assessed values, tax details and links to participating county offices.
Go to propertytax.lacounty.gov. Avoid commercial directories that imitate county property-search pages.
Use the 10-digit AIN when available because it identifies the exact parcel. Use the address option when the AIN is unknown.
Begin with the house number, street name and city. Remove unnecessary punctuation, unit wording or abbreviations when no result appears.
Check the property address, city, ZIP code, AIN and property description. Condominiums, parking spaces and adjoining parcels may have separate AINs.
Review land value, improvement value, assessed value, property characteristics, use code, map information and available assessment history.
The Assessor record explains valuation, while the Treasurer system shows billing and payment status. The Appeals Board system handles formal disputes.
Print the record or save it as a PDF. Keep the AIN with exemption applications, appeal evidence, tax receipts and recorded documents.
Best Search Method for Different Situations
| Information Available | Best Search Method | What to Confirm |
|---|---|---|
| 10-digit AIN | AIN search | Address, parcel description, assessment year and property type. |
| Street address | Property-address search | Correct city, unit, parcel and AIN. |
| Condominium address | Address search followed by unit and AIN comparison | The separate AIN for the intended unit and any parking parcel. |
| Tax bill | Treasurer search using the AIN | Tax year, bill type, installment, amount and payment status. |
| Supplemental notice | Assessor and Appeals Board search | Notice mailing date and 60-day appeal period. |
| Owner or seller name | Recorded-document request | Grantor, grantee, recording date and legal description. |
| Document number | Registrar-Recorder request | Document type, parties and parcel connection. |
What Is a Los Angeles County AIN?
The Assessor Identification Number is a 10-digit number used to identify a Los Angeles County parcel. It is commonly displayed in a format similar to 1234-567-890.
Where to find the AIN
- Annual secured property-tax bill
- Supplemental tax bill
- Los Angeles County Property Tax Portal
- Assessor parcel record
- Closing or title documents
- Previous tax-payment receipt
How to Read a Los Angeles County Assessor Record
| Record Field | Plain-Language Meaning | What to Check |
|---|---|---|
| AIN | The county’s 10-digit parcel identifier. | Use the same AIN for Assessor, tax, appeal and document research. |
| Situs address | The physical location associated with the parcel. | Unit, city and ZIP code. |
| Use code | The Assessor’s classification of the property’s principal use. | Residential, condominium, commercial, industrial, vacant or another use. |
| Land value | The assessed value assigned to the land portion. | Base-year history, transfers and parcel changes. |
| Improvement value | The assessed value assigned to buildings and taxable improvements. | New construction, additions, demolition and property characteristics. |
| Total assessed value | The combined assessed land and improvement value before applicable exemptions. | Compare it with notices, supplemental assessments and appeal decisions. |
| Year built | The construction year shown in the assessment record. | Original construction versus major additions or effective-age issues. |
| Building area | The Assessor’s recorded building size. | Permitted living area, additions, ADUs and excluded spaces. |
| Tax-rate area | The combination of local taxing agencies serving the parcel. | Nearby properties can belong to different tax-rate areas. |
| Legal description or map | Recorded or mapped parcel-identification information. | Use deeds, tract maps and surveys for legal decisions. |
How to Use Los Angeles County Parcel Maps
Assessor maps can help identify parcel shape, adjoining parcels, map-book references and AIN relationships. They should not be treated as boundary surveys.
Confirm the property address and parcel before opening a map.
Use the county-linked property-data and mapping tools rather than an unofficial parcel-map site.
This is useful for properties with several lots, condominium common areas, parking parcels or adjoining land.
Check whether the property contains one AIN or several separately assessed parcels.
Use recorded tract maps, parcel maps, deeds, easements and a licensed surveyor when exact boundaries matter.
How Los Angeles County Property Assessments Work
California’s property-tax system differs substantially from a Texas market-value system. Proposition 13 generally establishes a base-year value when property changes ownership or new construction is completed.
Change in Ownership and Supplemental Assessments
A sale, transfer, inheritance or ownership restructuring can trigger reassessment unless an exclusion applies. New construction can also create a supplemental assessment.
| Event | Possible Tax Effect | What to Review |
|---|---|---|
| Purchase of property | New base-year value based on the transfer. | Purchase date, reported consideration and supplemental notice. |
| Transfer into or out of a legal entity | May trigger reassessment depending on ownership and control changes. | Entity documents and Assessor change-in-ownership forms. |
| Inheritance | May qualify for a Proposition 19 exclusion or may be reassessed. | Relationship, property use, value limits and filing requirements. |
| Addition or major construction | New construction may be added to the existing base-year value. | Completion date, permits and what portion is newly assessable. |
| ADU construction | The new improvement may receive a separate new-construction value. | Permitted area, completion date and recorded property data. |
| Disaster rebuilding | Special rules can apply when qualifying property is reconstructed after damage. | Damage records, replacement construction and current Assessor guidance. |
Los Angeles County Property-Tax Exemptions and Transfers
California exemptions usually reduce assessed value rather than subtracting the same dollar amount from the final bill. Eligibility, application periods and renewal rules vary by program.
| Exemption or Program | Who It May Help | Important Detail |
|---|---|---|
| Homeowners’ Exemption | An owner occupying the property as a principal residence. | Reduces assessed value by up to $7,000; it does not reduce the tax bill by $7,000. |
| Disabled Veterans’ Exemption | Qualifying disabled veterans and certain surviving spouses. | Exemption amounts and income limits are adjusted periodically. |
| Proposition 19 base-year transfer | Eligible homeowners age 55 or older, severely disabled homeowners and certain disaster victims. | Can allow transfer of a qualifying base-year value to a replacement principal residence. |
| Parent-child or grandparent-grandchild exclusion | Certain qualifying family transfers under Proposition 19. | Principal-residence and value-limit requirements can apply. |
| Welfare Exemption | Qualifying charitable, religious, hospital or scientific organizations. | Ownership and actual property use must satisfy statutory requirements. |
| Church or Religious Exemption | Qualifying property used for religious purposes. | The correct annual or organizational claim must be filed. |
| Historical-property treatment | Certain properties under qualifying preservation agreements. | Eligibility depends on the applicable agreement and assessment rules. |
| Property-tax postponement | Certain qualifying seniors, blind or disabled homeowners. | This is generally a state postponement program, not a Los Angeles County senior exemption or permanent tax ceiling. |
Homeowners’ Exemption checklist
- Correct AIN
- Property address
- Owner’s legal name
- Acquisition date
- Principal-residence occupancy date
- Mailing address
- Government identification information requested by the form
- Signed application and filing confirmation
Decline-in-Value Review Under Proposition 8
A temporary decline-in-value assessment may apply when the property’s current market value falls below its factored base-year value. This is different from a permanent reduction in the Proposition 13 base-year value.
Evidence that may help
- Comparable sales near the January 1 lien date
- Property-condition photographs
- Repair estimates
- Professional appraisal
- Location or access limitations
- Market-data adjustments for size, age and condition
How to File a Los Angeles County Assessment Appeal
A formal appeal is filed with the Assessment Appeals Board. The filing deadline depends on the type of assessment being challenged.
| Assessment Type | Filing Period | Important Note |
|---|---|---|
| Regular annual assessment | July 2 through November 30 | For 2026, online regular-assessment filing opens July 2, 2026. |
| Supplemental assessment | Within 60 days after the notice mailing date | Do not wait for the regular annual filing period. |
| Adjusted assessment | Within 60 days after mailing | Use the date printed on the notice. |
| Escape assessment | Within 60 days after mailing | Escape assessments can involve earlier tax years. |
| Roll correction | Within 60 days after mailing | Read the corrected notice and appeal instructions carefully. |
| Misfortune or calamity reassessment | Within six months after the proposed reassessment notice | This appeal period is separate from the original Assessor damage claim. |
Confirm whether it is a regular, supplemental, escape, adjusted or calamity-related assessment.
The mailing date controls many 60-day appeal periods. Keep the envelope and complete notice.
One owner can receive several notices for different parcels, years or supplemental events.
Examples include value, base-year value, change in ownership, new construction, classification, decline in value or property characteristics.
Use comparable sales, appraisals, photographs, repair estimates, closing documents, construction records or income information.
Use the official online portal or obtain the AAB-100 form for filing by mail or in person.
Follow the current instructions and keep proof of payment or waiver submission.
Keep the confirmation number, filed form, evidence list and every subsequent notice.
State the requested value or correction clearly and organize the strongest evidence first.
The Board may decrease, increase or leave the assessment unchanged. Read further-review and payment requirements promptly.
Useful Assessment-Appeal Evidence by Property Type
| Property or Issue | Useful Evidence | Common Mistake |
|---|---|---|
| Single-family home | Comparable sales, condition photos, repair estimates and professional appraisal. | Using homes from a different neighborhood, school area or condition class. |
| Condominium | Same-building or similar-building sales, unit size, floor, view, parking and condition. | Using the building address without matching the correct unit AIN. |
| Commercial property | Rent roll, leases, vacancy, operating expenses, capitalization analysis and sales. | Providing only gross income or asking rents. |
| Apartment property | Unit mix, rents, expenses, vacancy, condition and comparable transactions. | Ignoring rent restrictions or major deferred maintenance. |
| Vacant land | Zoning, access, utilities, slope, environmental constraints and comparable land sales. | Comparing developable land with constrained hillside or landlocked parcels. |
| New construction | Permits, plans, invoices, completion date and description of replaced versus added improvements. | Failing to separate repairs from assessable new construction. |
| Change in ownership | Deed, trust, entity documents, probate records and exclusion claim. | Arguing value when the real dispute concerns whether reassessment should have occurred. |
| Fire or disaster damage | Dated photographs, insurance records, inspection reports, permits and repair estimates. | Missing the separate Assessor and appeal deadlines. |
Wildfire, Earthquake and Misfortune-or-Calamity Relief
Property substantially damaged by fire, earthquake, flood or another qualifying event may be eligible for temporary reassessment relief. The Assessor claim and any later Assessment Appeals Board appeal are separate steps.
Take dated photographs and retain fire, building, insurance and emergency-response reports.
Confirm every damaged parcel, condominium unit or separately assessed structure.
Request the current Misfortune or Calamity claim form and confirm the filing period for the event.
Include the date of damage, affected structures, estimated repair cost and supporting reports.
If the relief calculation is disputed, the formal Board appeal period is generally six months after the proposed reassessment notice.
Los Angeles County Property-Tax Bills and Due Dates
Annual secured property taxes are billed in two installments. Supplemental, unsecured, escape and corrected bills use their own dates and instructions.
| Bill or Installment | Normal Due Date | Normal Delinquency Date |
|---|---|---|
| Annual secured first installment | November 1 | After December 10 |
| Annual secured second installment | February 1 | After April 10 |
| Supplemental bill | Date printed on the supplemental bill | Date printed on the bill |
| Unsecured bill | Use the date printed on the unsecured bill | Use the bill’s stated delinquency date |
| Escape or corrected tax bill | Use the specific notice or bill | Use the specific notice or bill |
How to Search and Pay Los Angeles County Property Taxes
Use the property portal, Assessor record or current bill. Verify the property address and unit.
Determine whether the bill is annual secured, supplemental, unsecured, escape, corrected or delinquent.
Do not use a search advertisement or unofficial payment processor that is not linked by the county.
For certain secured-tax payments, use the six-character PIN printed on the bill. This is separate from the AIN.
Check whether the first or second installment is unpaid, already paid, delinquent or submitted through mortgage escrow.
The official payment page displays available payment methods and any applicable processing charge before submission.
Confirm the AIN, address, tax year, installment and total before authorizing payment.
Keep the receipt number, payment date, amount, AIN and installment.
If the account remains unpaid after normal processing, contact the Treasurer before submitting another payment.
Common Los Angeles County Tax Problems and Solutions
| Problem | Try This First | Correct Office |
|---|---|---|
| No annual bill received | Search the AIN and verify the mailing address. | Treasurer for the bill; Assessor for address information. |
| Recently purchased property has two bills | Determine whether one is the annual secured bill and the other is supplemental. | Treasurer and Assessor. |
| Payment is not posted | Review the confirmation and verify the AIN. | Treasurer before paying again. |
| Wrong property was paid | Collect the receipt and correct AIN. | Treasurer immediately. |
| Tax increased after purchase | Review the new base-year and supplemental assessments. | Assessor for value; Treasurer for billing. |
| Homeowners’ Exemption is missing | Review Assessor exemption status and current claim instructions. | County Assessor. |
| Property was damaged by fire | Document damage and request calamity-relief instructions promptly. | County Assessor. |
| Taxes are delinquent | Obtain the current amount including penalties and costs. | Treasurer and Tax Collector. |
| Assessment is under appeal | Confirm that required taxes are still paid on time. | Appeals Board for appeal; Treasurer for payment. |
How to Obtain Los Angeles County Deeds, Liens and Recorded Documents
The Registrar-Recorder/County Clerk maintains Los Angeles County real-estate records dating back to 1850. Because of home-address privacy restrictions, the office does not provide unrestricted online access to its real-estate indexes or document images.
Save the AIN, property address, legal description and approximate transfer or recording date.
Examples include grant deed, quitclaim deed, deed of trust, reconveyance, lien, release, easement, notice or court-related document.
The grantor generally transfers or grants an interest. The grantee generally receives the interest.
Records can be requested online, by mail or in person through the Registrar-Recorder/County Clerk.
A matching address or name alone does not prove that the document belongs to the intended parcel.
Legal, lender, court or title use may require certification rather than an ordinary copy.
Los Angeles County Property Buyer Checklist
- Correct AIN and address
- Land and improvement values
- Use code and building characteristics
- Year built and recorded area
- Change-in-ownership status
- Supplemental assessment history
- First and second installments
- Current payment status
- Supplemental bills
- Delinquent taxes
- Direct assessments
- Mortgage-escrow status
- Homeowners’ Exemption
- Disabled Veterans’ Exemption
- Proposition 19 claim
- Decline-in-value status
- Open assessment appeal
- Recent appeal decision
- Most recent deed
- Deeds of trust and reconveyances
- Liens and recorded notices
- Easements and restrictions
- Survey or parcel map
- Permits, ADUs and additions
Local Los Angeles County Property Considerations
| Property Situation | Important Checks | Why It Matters |
|---|---|---|
| Condominium | Unit AIN, parking AIN, floor, area, HOA documents and same-building sales. | One address may contain many separately assessed parcels. |
| Hillside property | Slope, access, retaining walls, geotechnical conditions, fire zone and insurance. | Physical limitations can affect market value and construction potential. |
| Coastal property | Coastal restrictions, bluff conditions, access, view, erosion and permit history. | Coastal properties require highly specific comparisons. |
| Wildfire-affected property | Damage date, insurance, permits, calamity claim, rebuilding and value notices. | Temporary relief and rebuilding rules use separate procedures and deadlines. |
| Property with an ADU | Permit status, completion date, area and supplemental assessment. | New construction may be assessed without reassessing the unchanged original property. |
| Commercial or apartment property | Rent roll, vacancy, expenses, restrictions, use code and entity ownership. | Income and legal-use information can materially affect valuation. |
| Unincorporated-area property | County zoning, services, special districts, septic, access and direct assessments. | The property may not use the same city services or assessments as a nearby incorporated area. |
| Property with several AINs | Every lot, parking space, air parcel or adjoining tract. | Each AIN can have a separate assessment, bill and appeal. |
How to Correct a Los Angeles County Property Record
| Problem | Correct Starting Office | What to Prepare |
|---|---|---|
| Wrong mailing address | County Assessor | AIN, owner information and corrected mailing address. |
| Recent deed not reflected | Registrar-Recorder, then Assessor | Recording number, date, parties and property address. |
| Building area or use code is wrong | County Assessor | Plans, permits, measurements, photographs and supporting records. |
| Homeowners’ Exemption is missing | County Assessor | AIN, ownership and occupancy information. |
| Supplemental assessment appears wrong | Assessor, then Appeals Board if necessary | Notice, deed, closing statement and value evidence. |
| Tax payment is missing | Treasurer and Tax Collector | Receipt, AIN, amount, date and payment confirmation. |
| Direct assessment is disputed | Agency listed on the tax bill | Bill, assessment description and agency correspondence. |
| Boundary or ownership dispute | Surveyor, title company or attorney | Deeds, maps, surveys, easements and title documents. |
Los Angeles County Property Office Contacts
| Office | Verified Contact Information | Use This Office For |
|---|---|---|
| Los Angeles County Assessor |
500 W. Temple Street, Room 225 Los Angeles, CA 90012 Phone: 213-974-3211 Toll-free: 888-807-2111 Email: helpdesk@assessor.lacounty.gov |
Parcel records, assessments, exemptions, ownership changes, new construction and decline-in-value reviews. |
| Los Angeles County Auditor-Controller |
500 W. Temple Street, Room 153 Los Angeles, CA 90012 Phone: 213-974-8368 Email: propertytax@auditor.lacounty.gov |
Tax rates, direct assessments, tax extension, accounting and corrected-tax calculations. |
| Treasurer and Tax Collector |
225 N. Hill Street, First Floor Lobby Los Angeles, CA 90012 Phone: 213-974-2111 Toll-free: 888-807-2111 |
Bills, payments, payment history, delinquent taxes, installment plans and collection questions. |
| Assessment Appeals Board |
500 W. Temple Street, Room B4 Los Angeles, CA 90012 Phone: 213-974-1471 Toll-free: 888-807-2111, press 5 Email: aaboffice@bos.lacounty.gov |
Regular, supplemental, escape, adjusted and calamity-related assessment appeals. |
| Registrar-Recorder/County Clerk |
12400 Imperial Highway Norwalk, CA 90650 Phone: 800-201-8999 Email: recorder@rrcc.lacounty.gov Main office hours listed: Monday–Friday, 8:00 a.m.–5:00 p.m. |
Recorded deeds, liens, releases, easements, real-estate records and certified copies. |
Los Angeles County Assessor and Appeals Offices Map
The Assessor and Assessment Appeals Board are located at the Kenneth Hahn Hall of Administration at 500 W. Temple Street. Confirm the correct room before travelling.
Official Los Angeles County Property Resources
Use these official links when ready to complete the final search, application, appeal, payment or document request.
Top 10 Los Angeles County Property Search FAQs
1. Is Los Angeles County CAD the official property office name?
No. Los Angeles County does not use a Texas-style county appraisal district. The official valuation office is the Los Angeles County Assessor.
2. How do I search Los Angeles County property records?
Use the official Los Angeles County Property Tax Portal or Assessor Portal. Search by property address or the 10-digit Assessor Identification Number, then verify the parcel address and AIN.
3. Can I search Los Angeles County property records by owner name?
The main public parcel search starts with an address or AIN rather than an unrestricted owner-name search. To research a deed by party name, request recorded-document information through the Registrar-Recorder/County Clerk.
4. What is the difference between an AIN and a payment PIN?
The AIN is the 10-digit number identifying the property parcel. The payment PIN is a separate six-character security code printed on certain secured tax bills and used for online payment access.
5. How much is the Los Angeles County Homeowners’ Exemption?
The Homeowners’ Exemption can reduce the assessed value of a qualifying principal residence by up to $7,000. It does not reduce the tax bill by $7,000. Current filing rules should be confirmed with the Assessor.
6. What is the Los Angeles County assessment-appeal deadline?
Regular assessment appeals are filed from July 2 through November 30. Supplemental, adjusted and escape assessments generally must be appealed within 60 days after mailing. Use the exact notice date and official instructions.
7. Is a Los Angeles County assessment appeal free?
No. The Assessment Appeals Board currently charges a $46 nonrefundable application fee. A hardship fee-waiver procedure is available for qualifying applicants.
8. How does Proposition 13 affect Los Angeles County property taxes?
Proposition 13 generally establishes a base-year value after a change in ownership or new construction and limits ordinary annual inflation adjustments to no more than 2%. The tax bill also includes the 1% general levy, voter-approved debt and direct assessments.
9. When are Los Angeles County secured property taxes due?
The first annual secured installment is due November 1 and normally becomes delinquent after December 10. The second is due February 1 and normally becomes delinquent after April 10, subject to weekend and holiday rules.
10. Where can I obtain a Los Angeles County deed or lien?
Request recorded real-estate documents from the Los Angeles County Registrar-Recorder/County Clerk online, by mail or in person. The county does not provide unrestricted online browsing of its real-estate-record indexes because of privacy restrictions.
Independent Guide and Editorial Note
County-CAD.us is an independent informational website. It is not affiliated with the Los Angeles County Assessor, Auditor-Controller, Treasurer and Tax Collector, Assessment Appeals Board, Registrar-Recorder/County Clerk or any California government agency.
Property records, assessed values, exemptions, appeal fees, filing periods, tax due dates, payment methods, office hours and document procedures can change. Use the appropriate official county source for the final action.
Editorial verification: July 14, 2026. The article was corrected to remove Texas CAD and ARB terminology, replace the false May 15 and April 30 deadlines, explain address and AIN searching, add current appeal fees and filing periods, and include official Los Angeles County tax, exemption, appeal and recorded-document procedures.
Estimate Taxes, Exemptions, Escrow, Protest Savings and Next Steps
This sitewide tool helps homeowners, buyers, sellers and investors understand property tax numbers before they check the official county appraisal district or tax office. It runs in your browser, does not collect personal data and gives practical next steps after each calculation.
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Choose your main goal. The tool will guide you to the right calculation or next step.
Use Tax, Exemption and Protest tabs to understand your appraisal notice and possible savings.
Use Buyer Budget and Monthly Escrow before relying only on a mortgage payment estimate.
Property Tax Estimate Calculator
Estimate annual tax using property value, assessment ratio, exemptions and local tax rate.
Homestead and Exemption Savings
Estimate how much a homestead, senior, disabled, veteran or local exemption may reduce annual tax.
Monthly Escrow / Ownership Cost
Estimate monthly property tax, insurance, HOA and reserve cushion. Useful for buyers and homeowners comparing affordability.
Property Tax Protest Savings
Estimate possible savings if your appraised value is reduced after a protest, evidence review or correction.
Appraised Value Growth / Cap Impact
Estimate how a value increase or appraisal cap may affect taxable value. Rules vary by state, county and exemption status.
Home Buyer Monthly Budget Estimate
Estimate a more realistic monthly ownership cost by adding mortgage, property tax, insurance and HOA.
Find Official County CAD and Tax Resources
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Values are educational estimates. Visitors should confirm final values, exemptions, tax rates, payment status and deadlines with official county resources.