Los Angeles County Property Records
Title Search | Lien Search | Deed Search | Prop 13 Verification | Chain of Title
U.S. Title Records provides professional property records search and title examination for all 88 cities and unincorporated areas of Los Angeles County. The LA County Registrar-Recorder/County Clerk does not provide online access to real estate records or indexes via the internet, making professional title search services essential. LA County is the largest county in the United States by population (10M+) with real estate records dating to 1851. Proposition 13 assessed value gaps. Mello-Roos in newer developments. LA City transfer tax plus Measure ULA on high-value sales. Community property state. Reports from $29.
Los Angeles County Property Records Search: Why You Cannot Search CA Property Records Online
The Los Angeles County Registrar-Recorder/County Clerk does not provide online access to real estate records or indexes via the internet. This is confirmed directly on the Registrar-Recorder's website, citing California Government Code Section 6254.21 (prohibition on posting home addresses of elected or appointed officials online). Because the Registrar-Recorder cannot identify such individuals within the records, the LA County Counsel's Office recommended that no real estate records be made available online. This means that the largest county in the United States (over 10 million residents, 88 incorporated cities, records dating to 1851) has no county-provided online access to recorded real estate documents.
Without online access, the only ways to search LA County property records are: (1) visit the Registrar-Recorder/County Clerk headquarters at 12400 Imperial Highway, Norwalk, CA 90650 in person, (2) visit a branch office in Beverly Hills, Van Nuys, Lancaster, East Los Angeles, LAX/Courthouse, or Florence/Firestone, (3) use a paid third-party index service that has digitized LA County recording indexes, or (4) order a professional property records search from U.S. Title Records. Our abstractors have direct access to LA County Registrar-Recorder recording indexes and the LA County Assessor database without requiring an in-person visit. Reports from $29, delivered via email in PDF format.
The LA County Assessor (assessor.lacounty.gov) does provide free online property lookups for assessment data. The Assessor's website allows searches by address, APN (Assessor's Identification Number), or owner name. This shows the current owner, assessed value (Prop 13 base year value), property characteristics, and tax information. However, the Assessor's website does not show recorded documents (deeds, deeds of trust, liens, lis pendens, abstracts of judgment). For recorded documents, you need the Registrar-Recorder, which, as noted above, is not available online. Our Property Detail Report ($29) combines Assessor data and Registrar-Recorder data in a single report.
No Online Recorder Access (Gov. Code 6254.21)
LA County is the only major US county that provides zero online access to recorded real estate documents through its own website. The Registrar-Recorder cites Government Code Section 6254.21. Real estate records are organized alphabetically by name and year at the Norwalk headquarters and branch offices. Index searches cannot be requested by phone. Our abstractors bypass this restriction through professional-grade recording index access. No in-person visit required.
Prop 13 Gaps: The Largest in the State
Los Angeles County has the widest gaps between Prop 13 assessed values and current market values in California. A home purchased in 1985 for $150,000 may be assessed at approximately $280,000 under the 2% annual cap, while the current market value exceeds $1,200,000. On transfer, the assessed value resets to $1,200,000 and the annual tax increases from approximately $2,800 to approximately $12,000. Our $29 report includes the current Prop 13 assessed value for pre-purchase tax analysis.
Measure ULA: LA City "Mansion Tax"
Effective April 2023, Measure ULA (also called the "mansion tax") imposes a 4% transfer tax on sales of LA City properties above $5,000,000 and 5.5% on sales above $10,000,000. This is in addition to the county documentary transfer tax ($1.10/$1,000) and the standard LA City transfer tax ($4.50/$1,000). On a $6,000,000 LA City sale: county transfer tax $6,600 + LA City transfer tax $27,000 + Measure ULA $240,000 = approximately $273,600 in transfer taxes. Measure ULA applies only within the City of Los Angeles, not to all 88 cities in LA County.
88 Cities, Each with Different Rules
LA County contains 88 incorporated cities (Los Angeles, Long Beach, Pasadena, Santa Monica, Glendale, Burbank, and 82 others) plus extensive unincorporated areas. City transfer taxes vary: LA City $4.50/$1,000, Santa Monica $3.00/$1,000, Culver City $4.50/$1,000. Some cities have rent control and just-cause eviction ordinances that create encumbrances on title. Mello-Roos is common in Santa Clarita and Palmdale. Same pricing regardless of city.
Los Angeles County Title Search Reports
Professional examination with direct recorder access (no in-person visit required)
Property Detail Report ($29)
LA County ownership verification and Assessor data.
- Current vested owner and tenancy type
- Prop 13 assessed value and market value gap
- Open deeds of trust from Registrar-Recorder
- Property characteristics, lot size, zoning
- Tax payment status, Mello-Roos flag
- Most recent sale and PCOR data
- City identification (which of 88 cities or unincorporated)
Full Owner Lien Report ($195)
Comprehensive LA County property AND owner lien search.
- Everything in the $29 report
- All Registrar-Recorder liens (deeds of trust, mechanic liens, lis pendens, NOD, NTS)
- Abstract of judgment search (CCP 697.310)
- CA Franchise Tax Board lien search
- IRS federal tax lien search
- UCC financing statement search
- Federal bankruptcy records
- HOA/CID assessment lien identification
- Foreclosure status (NOD/NTS identification)
Expanded Title Search ($375)
The most comprehensive LA County California title search.
- Everything in the $195 report
- Complete chain of conveyance
- Easement, CC&R, and restrictive covenant research
- Legal description verification
- Comparable sales data
- Document number for every instrument
Additional: Deed Copy $45 | Title Search by Name $75/$535 | Lien Report $95 | Chain of Title $275 | Full schedule of fees
Four LA County-Specific Risks Beyond the No-Online-Access Problem
1. Mello-Roos in Santa Clarita, Palmdale, and newer developments can add $5,000-$10,000+ per year. Community Facilities Districts (CFDs) in LA County's newer suburban developments levy Mello-Roos special taxes that are NOT subject to Proposition 13's 1% cap. In Santa Clarita (Valencia, Saugus, Newhall, Stevenson Ranch), Palmdale, and Lancaster, Mello-Roos can push the effective tax rate above 1.8%. These taxes run with the land for 25-40 years and are in addition to the base ad valorem property tax. Our reports flag Mello-Roos CFD liens from recorded instruments and Assessor data.
2. Community property claims are invisible on the Registrar-Recorder index. Under California Family Code Section 760, property acquired during marriage is presumed community property. A spouse not on the deed may have a 50% interest. The Registrar-Recorder index will show only the names on the recorded deed. A buyer who purchases from one spouse without the other's signature may not receive clear title. A Full Owner Lien Report ($195) identifies vesting type, marital status indicators, and interspousal transfer deeds in the chain.
3. Mechanic lien relate-back priority creates construction risk. Under Civil Code 8400, a mechanic lien relates back to the date work commenced, not the recording date. In LA County's active renovation market, a lien filed months after construction began can have priority over a deed of trust recorded after commencement. Subcontractors must serve a 20-day preliminary notice (Civil Code 8200). A $195 report identifies all mechanic liens.
4. Measure ULA applies only within the City of Los Angeles. A property in Santa Monica, Pasadena, Glendale, or unincorporated LA County is NOT subject to Measure ULA's 4%/5.5% transfer tax on high-value sales. But a property in the City of Los Angeles is. Correctly identifying which of the 88 cities a property is in (or whether it is in an unincorporated area) determines the total transfer tax burden. Our reports identify the specific city jurisdiction and applicable transfer tax rates.
Los Angeles County Property Records and Title Examination
Los Angeles County property records are maintained by the Registrar-Recorder/County Clerk at 12400 Imperial Highway, Norwalk, CA 90650. The Registrar-Recorder records all instruments affecting real property: grant deeds, quitclaim deeds, deeds of trust, reconveyances, mechanic liens (Civil Code 8400), lis pendens (CCP 405.20), abstracts of judgment (CCP 697.310), and federal tax liens. The Registrar-Recorder does not provide online access to records or indexes, citing Government Code Section 6254.21. The LA County Assessor (assessor.lacounty.gov) provides free online lookups for property ownership, assessed values, and characteristics. The Assessor's office is at 500 West Temple Street, Room 225, Los Angeles, CA 90012.
Six characteristics distinguish LA County property records: (1) no county-provided online access to recorded real estate documents (largest county in the US without online recorder access), (2) Prop 13 assessed value gaps are the widest in California due to long holding periods, (3) Measure ULA imposes 4%/5.5% transfer tax on City of Los Angeles sales above $5M/$10M, (4) Mello-Roos in Santa Clarita, Palmdale, and newer developments, (5) 88 incorporated cities each with different transfer tax rates, and (6) community property state with high divorce rates creating split-interest title risks. For statewide California property records, see our main California Property Records page.
How LA County Property Records Search Works
Professional recorder access without an in-person visit to Norwalk
Enter the LA County Address
Provide the address through the order portal. We identify the specific city (out of 88) or unincorporated area and applicable transfer tax jurisdiction.
Select Report Scope
$29 (ownership + Prop 13 value) to $375 (full examination). $195 recommended for any LA County purchase or investment.
Multi-Source Examination
Registrar-Recorder recording index, LA County Assessor, court judgment docket, CA Franchise Tax Board, Secretary of State UCC, and federal bankruptcy. No in-person visit needed.
Report Compiled
Findings assembled with document numbers, Prop 13 assessed value analysis, Mello-Roos identification, and city jurisdiction determination. Civil Code and CCP citations.
No Visit Required
No trip to Norwalk. No branch office visit. No account, subscription, or commitment. One property, one fee. BBB A+ since 2009.
Los Angeles County Property Records Questions
Authoritative answers for the largest county in the United States
Can I Search LA County Property Records Online?
The LA County Assessor (assessor.lacounty.gov) provides free online property lookups (owner, assessed value, characteristics). However, the Registrar-Recorder/County Clerk does NOT provide online access to recorded real estate documents (deeds, liens, mortgages), citing Government Code 6254.21. For recorded document searches without an in-person visit, submit the address to U.S. Title Records. Reports from $29.
Search LA County →What Is Measure ULA ("Mansion Tax")?
Effective April 2023, Measure ULA imposes a 4% transfer tax on City of Los Angeles property sales above $5,000,000 and 5.5% on sales above $10,000,000. On a $6M sale: approximately $240,000 in Measure ULA tax alone, plus standard LA City transfer tax ($27,000) and county documentary transfer tax ($6,600). Measure ULA applies only within the City of Los Angeles, not to all 88 cities in LA County.
CA Property Records →How Does Prop 13 Affect LA County Property Taxes?
Prop 13 caps assessed value increases at 2% per year. LA County has the widest assessment gaps in California. A home bought for $150K in 1985 may be assessed at $280K while market value exceeds $1.2M. On transfer, assessed value resets to $1.2M and taxes increase from approximately $2,800 to $12,000 per year. Our $29 report includes the current Prop 13 assessed value.
Property Detail Report →Where Is the LA County Recorder's Office?
Registrar-Recorder/County Clerk headquarters: 12400 Imperial Highway, Norwalk, CA 90650. Monday-Friday, 8:00 AM to 5:00 PM. Branch offices in Beverly Hills, Van Nuys, Lancaster, East LA, LAX/Courthouse, and Florence/Firestone. In-person only for record viewing. Our abstractors provide recorder access without requiring a visit to any office.
Search Without Visiting →Does LA County Have Mello-Roos?
Yes. Community Facilities Districts (CFDs) are common in newer LA County developments, particularly in Santa Clarita (Valencia, Saugus, Newhall), Palmdale, Lancaster, and some areas of the Santa Monica Mountains. Mello-Roos taxes are NOT subject to Prop 13's 1% cap and can add $5,000-$10,000+ annually. They run with the land for 25-40 years. Our reports flag Mello-Roos CFD liens from recorded instruments and Assessor data.
Lien Identification →How Much Does an LA County Title Search Cost?
Property Detail $29, Deed Copy $45, Name Search $75, Lien Report $95, Full Owner Lien $195, Chain of Title $275, Expanded $375. Same pricing as every California county. Full schedule of fees.
Schedule of Fees →Los Angeles County Property Records FAQ
Why can't I search LA County property records online?
The LA County Registrar-Recorder/County Clerk does not provide online access to real estate records, citing California Government Code Section 6254.21, which prohibits posting home addresses of elected or appointed officials online. Because the Registrar-Recorder cannot identify such individuals within the millions of recorded documents, the LA County Counsel's Office recommended blocking all online access. The LA County Assessor does provide free online lookups at assessor.lacounty.gov for ownership and assessment data, but not recorded documents.
What is the difference between the Assessor and the Registrar-Recorder?
The LA County Assessor (assessor.lacounty.gov) determines property values and maintains ownership and assessment records. Provides free online access. The Registrar-Recorder/County Clerk (lavote.gov/recorder) records all legal documents affecting real property (deeds, mortgages, liens, judgments). No online access. A complete title search requires both sources. Our $29 report combines data from both offices.
How do I find if there's a lien on my LA County property?
Since LA County does not provide online recorder access, you can: (1) visit the Registrar-Recorder in Norwalk or a branch office to search the index in person, (2) order a Full Owner Lien Report ($195) from U.S. Title Records, which searches the Registrar-Recorder, court judgments, state tax liens, IRS liens, UCC filings, and bankruptcy records. See our lien search guide.
Does Measure ULA apply to my property?
Measure ULA applies only to properties within the City of Los Angeles for sales above $5,000,000. Properties in Santa Monica, Pasadena, Glendale, Long Beach, Burbank, and the other 82 incorporated cities are NOT subject to Measure ULA. Unincorporated LA County areas are also not subject. Determining which jurisdiction a property is in is critical for calculating total transfer tax obligations. Our reports identify the specific city jurisdiction.
How far back do LA County property records go?
LA County Registrar-Recorder maintains real estate records dating back to 1851. Records from 1851-1957 are available on the lower level at Norwalk headquarters. Records from 1958 to present are on the second floor. Third-party index services typically cover 1977 to present. Our abstractors access the full range of recording history as needed for chain of title research. A Chain of Title ($275) or Expanded ($375) traces the complete ownership history.
What do I need to order an LA County property records report?
Only the property address. Submit through the order portal. APN (Assessor's Identification Number) also accepted. We identify the specific city or unincorporated area. No account, subscription, or commitment. One fee per property. PDF via email. No in-person visit to Norwalk or any branch office. BBB A+ since 2009.
Search Los Angeles County Property Records
Professional title examination for any property in all 88 LA County cities and unincorporated areas. Direct recorder access without an in-person visit. Prop 13 analysis, Mello-Roos identification, Measure ULA jurisdiction verification, and comprehensive lien examination. Reports from $29.