LA County Auditor-Controller Property Search & Tax Records

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Los Angeles County, California · Assessor, Auditor-Controller, tax, map and deed help

Correct the State, Find the AIN, Then Read the Tax Record

Searching for “LA County Auditor, OH” mixes two different systems. Los Angeles County is in California, and its Auditor-Controller is not the county office that performs the main public parcel lookup. Start with the Los Angeles County Assessor when you need a property address, AIN, value, land, building or parcel map.

Then use the Auditor-Controller when the question involves the tax calculation, Tax Rate Area, direct assessment, corrected tax roll or a refund caused by an assessed-value change. This guide shows the complete path so you do not bounce between agencies without knowing which one can actually solve the problem.

See the correct office first Search a property Understand Auditor charges
State correction: there is no Los Angeles County Auditor in Ohio. If your property is genuinely in Ohio, identify the actual Ohio county from the deed, tax bill or property address and use the County Auditors Association of Ohio directory. If you meant LA County, continue with the California tools below.

Quick answer: which LA County office should you use?

Parcel, AIN, value or property characteristics → Assessor. Tax calculation, Tax Rate Area or direct assessment → Auditor-Controller. Bill, payment or delinquency → Treasurer & Tax Collector. Deed, mortgage or recorded document → Registrar-Recorder/County Clerk.

1 Find the property Search by AIN or address in the Assessor Portal.
2 Read the assessment Check land, improvement, use and tax-rate-area data.
3 Identify the question Value, tax computation, payment, direct charge or deed.
4 Use the final office Contact only the agency that controls that action.

Important LA County property facts

Correct state California, not Ohio
Parcel identifier 10-digit AIN
AIN format 1234-567-890
Online search AIN or property address
Owner-name search Not available online
Assessor Jeffrey Prang
Auditor-Controller Oscar Valdez
Assessor phone 213-974-3211
Auditor tax help 213-974-8368
Recorder help 800-201-8999

To perform the parcel lookup, open the Assessor Portal, choose Basic Search or Map Search, enter the ten-digit AIN or property address, and verify the result before using the value or tax data.

Open official Assessor Portal Open LA County Property Tax Portal

Jump directly to your property question

Each section below finishes a specific task rather than sending you through a generic link directory.

Wrong-state search recovery

Did you mean Los Angeles County, California or an Ohio county?

Your property is in Los Angeles County

Use California systems throughout this article.

  • Assessor for parcel records and values
  • Auditor-Controller for tax computation
  • Treasurer for payment
  • Recorder for deeds
Your property is actually in Ohio

Do not use LA County links merely because the keyword includes “Auditor, OH.”

  1. Read the county name on the tax bill or deed.
  2. Open the Ohio county auditor directory.
  3. Select the real Ohio county.
  4. Use that county’s parcel-search system.
Find the correct Ohio county auditor
Failed search fixes

Why an LA County property may not appear

Multi-unit property The Assessor may use a different unit or master address. Search by AIN when possible.
Commercial property A business mailing or storefront address may differ from the Assessor’s situs address.
Corner lot The parcel may be indexed under another street frontage.
New development New subdivision or condominium data may not yet be reflected in every public record layer.
Vacant land The property may use a VAC/VIC proximity notation instead of an ordinary numbered street address.
Parcel was divided or combined Search older documents, map information or recently created parcel activity.
You have an owner name only Owner-name search is not available on the public website. Find an address, deed reference or AIN first.
Map and detail disagree Assessor map layers and parcel-detail data have different update schedules and can temporarily fall out of sync.
Assessor call script “I am trying to identify the property at [address/cross streets]. I have [AIN, deed information or prior parcel number]. The public search is showing [no result/old parcel/different address]. Can you confirm the current Assessor Identification Number and responsible district office?”
Parcel-detail decoder

Understand the Assessor record before using it

Important LA County Assessor fields explained
Field
What it means
What to do next
AIN
Ten-digit Assessor Identification Number.
Use it across Assessor and property-tax research.
Situs Address
Assessor’s location reference for the property.
Do not automatically treat it as a legal or mailing address.
Use Type / Use Code
Recorded assessment use category.
Check whether it reflects actual use.
Parcel Type
Assessor’s classification of the parcel record.
Useful when researching unusual parcel arrangements.
Tax Rate Area
Number identifying the tax-rate-area combination.
Use it in the Auditor-Controller tax-rate lookup.
Tax Status
May show current or delinquent status in the Assessor display.
Confirm actual payment balance with the Treasurer.
Exemption
Shows an enrolled exemption such as Homeowners’ where applicable.
Contact the Assessor if a qualifying exemption is missing.
Building SqFt
Recorded building area used for assessment information.
Check factual accuracy before a value dispute.
Year Built
Calendar year when at least half of original construction was complete.
Do not confuse it with Effective Year Built.
Effective Year
Adjusted age reflecting substantial later construction or rehabilitation.
Useful when comparing similar properties.
Land / Improvements
Separate components of assessed value.
Compare current roll, roll preparation and base-value information carefully.
Legal Description
Assessment-oriented property description shown by the Assessor.
Use the acquisition deed for the actual legal description needed for legal work.
Boundary-description warning: the Assessor specifically states that its Property Boundary Description is not the legal description. For an actual legal description, obtain the acquisition deed or consult a title company, surveyor or engineering professional.
Do not confuse these numbers

AIN vs PIN vs unsecured bill number

LA County property identification numbers
Identifier
Format
Used for
Where to find it
AIN
10 digits, commonly 1234-567-890
Identifies a real-property parcel.
Secured tax bill and Assessor records.
PIN
6-character alphanumeric code
Security code used for certain electronic property-tax payments.
Upper-left area of secured property-tax bill.
Unsecured Bill Number
8 digits beginning with 4
Identifies an unsecured tax bill.
Unsecured bill under Property Description.
Security note: the Treasurer states that the six-character payment PIN cannot be disclosed by telephone, email or fax. Do not confuse that security code with the ten-digit AIN you can safely use for property research.
What the title keyword is actually about

What does the LA County Auditor-Controller do?

The Auditor-Controller receives assessed values from the Assessor and performs the tax-roll functions needed to turn those assessments into tax calculations. The Property Tax Services Division maintains secured, unsecured and supplemental rolls, processes roll changes and adds direct assessments.

Extends the tax roll

Applies tax rates to assessed values and produces the extended property tax roll.

Adds direct assessments

Places agency-submitted benefit assessments and special charges on secured tax bills.

Processes roll changes

Adjustments can generate corrected bills, cancellations or tax refunds.

Maintains tax-rate data

Provides Tax Rate Area information and rate reports.

Scale of the work: LA County says Property Tax Services annually places more than 18 million direct assessments on the secured tax roll for the County, cities, schools and special districts.

Auditor-Controller Property Tax Services contact

Phone

213-974-8368

Phone service: 8:00 a.m.–4:30 p.m.

Email

propertytax@auditor.lacounty.gov

Counter
Kenneth Hahn Hall of Administration
500 W. Temple Street, Room 153
Los Angeles, CA 90012

Counter hours: 8:00 a.m.–5:00 p.m.

Open Property Tax Services Read Auditor property-tax FAQs
Bill-line troubleshooting

Understand a direct assessment on your tax bill

Direct assessments are separate from ordinary ad valorem property taxes. They may pay for a property-specific service or benefit and appear as separate lines on the secured tax bill.

Examples published by LA County

Weed removal
Landscape maintenance
Flood control
Refuse service
Sewer charges
Sidewalk repair
Lighting assessments
Other district or benefit charges

If you do not recognize a charge

Read the exact assessment name on the bill Do not assume the Auditor-Controller calculated the underlying service charge.
Open the Auditor direct-assessment contact resource Locate the agency associated with the assessment description.
Call the levying agency Ask what service, district, period and parcel generated the charge.
If the agency agrees it is wrong, ask how correction is submitted The levying agency must notify the County when its assessment needs correction.
Keep written proof Save the bill, agency correspondence and correction reference.
Important distinction: the Auditor-Controller acts as the agent that places the direct assessment on the roll. The city, district or agency that levied the charge is generally the correct source for explaining how the amount itself was calculated.
Find direct-assessment information
Tax Rate Area lookup

Decode the TRA and tax-rate calculation

Every taxable property belongs to a Tax Rate Area, or TRA, representing the combination of taxing entities applicable to that location. The TRA appears on the property record and tax bill.

Find the TRA Copy the Tax Rate Area from the Assessor parcel record or tax bill.
Remove leading zeroes The Auditor lookup specifically instructs users not to enter leading zeroes.
Choose the fiscal year Use the rate year matching the bill you are researching.
Review the tax rates Separate the general 1% levy from voter-approved bonded indebtedness.
Add direct assessments separately Direct assessments are not calculated simply by multiplying assessed value by the tax rate.
Example: if your bill shows TRA 00001, enter 1 in the Auditor-Controller tax-rate lookup.
Basic secured-tax concept: net assessed value × applicable tax rate + direct assessments = the major components of the secured tax bill.
Open official tax-rate lookup Download current TRA lookup data
Current August 2026 status

Which LA County tax year should you be checking now?

Los Angeles County secured property tax follows a July 1–June 30 fiscal year. Annual bills are mailed in October and contain two payment installments.

2025–26 first installment Due Nov. 1, 2025

10% penalty after Dec. 10 if unpaid.

2025–26 second installment Due Feb. 1, 2026

10% penalty + $10 cost after Apr. 10.

If still unpaid Defaulted July 1, 2026

Redemption charges now matter.

2026–27 annual bill Mailed in October 2026

First installment due Nov. 1.

If 2025–26 taxes are still unpaid

After June 30, unpaid current-year secured taxes become defaulted on July 1. LA County publishes a $15 redemption fee plus an additional penalty equal to 1.5% of the base tax for each month the taxes remain in default.

Find the AIN Use the ten-digit parcel identifier on the prior bill.
Open the Treasurer website Choose the delinquent secured-tax balance function.
Request the current amount Do not pay the original bill amount after default because additional charges may apply.
Check whether a lender already paid Review escrow or mortgage payment activity before making a duplicate payment.
Use the authorized payment route Confirm all payment details before submitting funds.
Save confirmation Keep the AIN, amount, payment date and receipt.

Payment fee warning

Credit/debit card

The Treasurer publishes a 2.22% processor fee with a $1.49 minimum per transaction.

Online identifiers

Use the AIN for parcel identification. Some electronic payment functions also require the separate six-character PIN printed on the bill.

Open Treasurer & Tax Collector Read secured-tax rules
Who issues the refund?

Property tax refund routing depends on why the refund exists

Use the correct refund path
Why money may be owed back
Primary office
What to know
Assessor reduced the property’s assessed value
Auditor-Controller
Value-change refunds are processed after the Auditor receives the value reduction.
Assessment Appeals Board reduced value
Auditor-Controller / Assessor
An appeal decision reducing value may generate a refund.
Duplicate tax payment
Treasurer & Tax Collector
Non-value-related overpayments are handled by the Treasurer.
Direct assessment was reduced after payment
Levying agency
Contact the agency responsible for the direct assessment.
Value-change refund timing: the Auditor-Controller says it generally processes and mails a refund within approximately 30–60 days after receiving the value reduction from the Assessor.
Refund call script “I am calling about AIN [AIN] for tax year [year]. The assessed value was reduced on [date/by Assessor or Appeals Board]. Can you confirm whether the roll correction has reached Property Tax Services and whether a refund has been issued?”
Open Auditor refund information
Parcel maps and update timing

Use LA County Assessor maps without treating them as surveys

Assessor maps are designed for assessment administration. They can help identify parcels, recent parcel changes and sales context, but they are not legal boundary surveys.

Why the map and parcel detail may temporarily disagree

Assessor map update timing
Data
Published update pattern
What it means for users
Parcel display/base map
Generally updated annually around roll release.
A newly created parcel may not appear immediately.
Parcel detail
Normally updated weekly, with a seasonal suspension around roll processing.
Detail and mapped parcel geometry can temporarily differ.
Assessor maps
Published as updated weekly.
Useful for recorded-map reference but not survey precision.
Recent sales layer
Updated weekly with qualifying recent activity.
Not every transfer or confidential sale detail will appear.
Never locate a fence or building from an Assessor map. LA County explicitly states that Assessor maps are not surveys and may not match exactly what is measured on the ground.

For an exact boundary

Obtain the recorded deed Use the Registrar-Recorder/County Clerk.
Find the recorded parcel or subdivision map Use the document references associated with the property.
Hire a licensed land surveyor when corners matter A professional survey is the correct tool for an on-the-ground boundary determination.
Open Assessor Map Search Read official mapping help
Recorded real-estate records

Find a deed, mortgage, lien or other recorded document

The Los Angeles County Registrar-Recorder/County Clerk records and maintains real-estate documents. Its records include historical material dating to the nineteenth century, but the office does not provide a public internet search of its real-estate indexes.

No public online deed-index search: the Recorder says its real-estate records and indexes are not posted for direct online searching because the records can contain protected home-address information.

Best record-copy workflow

Find the AIN and property address first Use the Assessor Portal to verify the exact parcel.
Collect document clues Note grantor, grantee, approximate recording year, document type and any document number you already have.
Open the official Real Estate Records Request page Choose the online request option when you need a copy rather than an in-person index search.
Follow the official copy-order route The Recorder’s online request page directs users to its approved online ordering service.
Allow processing time The official page says online orders are processed within approximately 20 working days from receipt.
Use in-person research for index searching Make an appointment at the Norwalk headquarters when you need to inspect indexes or records directly.

In-person record organization

1851–1957 records

The viewing page says these records are available in the lower-level records area at Norwalk headquarters.

1958–present records

The viewing page directs researchers to the second-floor record area.

Recorder/County Clerk

800-201-8999

Email

recorder@rrcc.lacounty.gov

Norwalk headquarters
12400 Imperial Highway
Norwalk, CA 90650
Read real-estate record options Request a real-estate record Plan in-person record research
Property tax relief and account corrections

Homeowners’ Exemption, mailing address and Prop. 19

Homeowners’ Exemption

LA County describes the Homeowners’ Exemption as a $7,000 reduction in assessed value for a qualifying principal residence, producing roughly $70 in annual tax savings at the basic 1% levy.

Own the residence
Occupy it as the principal residence
Principal-residence test relates to January 1
Use the official Assessor claim form
New owners are generally mailed a claim form
Check the tax bill to confirm enrollment

Change the tax-mailing address

Use the Assessor change-of-mailing-address process Do not send the change only to the Treasurer.
Choose online or mail filing LA County identifies online filing as the easiest and fastest route.
Prepare photo identification Government ID is required for online and mail-in submissions.
Prepare additional title documents if necessary Requirements can differ based on how property title is held.
Verify the next tax bill Make sure the mailing address change is reflected before assuming it is complete.

Prop. 19 questions

The Assessor—not the Auditor-Controller—handles reassessment exclusions and eligible base-year-value transfer questions involving parent-child/grandparent-grandchild transfers and qualifying homeowners age 55+, severely disabled homeowners or disaster victims.

Review official exemption and address guidance Open LA County Assessor
2026 deadline still open

Challenge a 2026 regular assessment before November 30

Current filing deadline: the Los Angeles County Assessment Appeals Board states that 2026 Regular Assessment filing ends November 30, 2026 at 12:00 midnight Pacific Time.

Do not confuse two review routes

Assessor review

Start with the Assessor when you believe factual property data is wrong or market value has declined below the factored base-year value.

Assessment Appeals Board

Use the independent formal appeals process when you want an adjudicated assessment dispute.

Prepare the appeal

AIN
Assessment year
Assessor’s enrolled value
Requested value
Recent comparable sales
Independent appraisal where useful
Photographs or condition evidence
Correct building and land facts
Purchase or closing documents
Evidence supporting claimed market value

File online

Open the Assessment Appeals Board website Review the 2026 filing notice before starting.
Select Applicant Login Create or access the online filing account.
Complete AAB-100 information Identify the property, assessment and reason for appeal.
Upload or prepare supporting evidence Keep organized copies even if evidence submission timing differs from the initial application.
Pay the filing fee The current non-refundable filing fee is $46.
Request a fee waiver when appropriate The County provides a financial-hardship waiver process.
Save confirmation Keep application, payment, parcel and filing-date proof.
Value can move in either direction: an Assessment Appeals Board decision may decrease, increase or leave the assessed value unchanged based on the evidence.
Open 2026 Assessment Appeals filing Call Assessment Appeals: 213-974-1471
Correct-office contact board

Los Angeles County property contacts

Call the office that controls the property issue
Office
Use it for
Contact
Main location
Assessor
AIN, values, parcel characteristics, exemptions, change of ownership and mailing address.
213-974-3211
Toll free: 888-807-2111
helpdesk@assessor.lacounty.gov
500 W. Temple St., Room 225
Los Angeles, CA 90012
Auditor-Controller Property Tax Services
Tax computation, TRA, direct assessments, value-change refunds and roll corrections.
213-974-8368
propertytax@auditor.lacounty.gov
500 W. Temple St., Room 153
Los Angeles, CA 90012
Treasurer & Tax Collector
Tax bills, current balance, payments, delinquencies and duplicate-payment refunds.
213-974-2111
Toll free information: 888-807-2111
225 N. Hill Street
Los Angeles, CA 90012
Registrar-Recorder/County Clerk
Deeds, mortgages, liens, easements and real-estate record copies.
800-201-8999
recorder@rrcc.lacounty.gov
12400 Imperial Highway
Norwalk, CA 90650
Assessment Appeals Board
Formal assessment appeal applications and hearings.
213-974-1471
Kenneth Hahn Hall of Administration
Los Angeles, CA
Universal property call script “I am calling about AIN [1234-567-890] at [property address]. I need help with [assessment / tax calculation / direct assessment / tax payment / deed / refund / appeal]. The record currently shows [brief issue]. Which office or correction process controls this problem?”
Before relying on the record

Property research checklist

Confirm the property is in Los Angeles County, California
Save the ten-digit AIN
Verify parcel status
Check use type and building facts
Review current and prior assessed values
Check Tax Rate Area
Identify direct assessments separately
Confirm tax balance with the Treasurer
Check Homeowners’ Exemption
Obtain recorded deed for ownership documentation
Use a survey for exact boundaries
Check November 30, 2026 appeal deadline if disputing value
Ten practical answers

LA County Auditor-Controller property FAQs

Is there an LA County Auditor in Ohio?

No. Los Angeles County is in California. If you meant Los Angeles County, use the Los Angeles County Assessor for parcel and assessment records and the Auditor-Controller for property-tax calculations, tax-rate areas and direct assessments. If the property is actually in Ohio, identify the correct Ohio county and use that county auditor.

Where do I search Los Angeles County property records?

Use the official Los Angeles County Assessor Portal. It supports searches by Assessor Identification Number or address and provides parcel, assessment, building, land, tax-rate-area and map information.

What is an LA County AIN?

The Assessor Identification Number is the ten-digit real-property identifier used in Los Angeles County. It consists of a four-digit map book number, three-digit page number and three-digit parcel number, commonly displayed as 1234-567-890.

Is the LA County AIN the same as the tax-payment PIN?

No. The AIN is a ten-digit parcel identifier. The Treasurer’s PIN is a separate six-character security code printed on the secured property tax bill and used for certain electronic tax-payment functions.

Can I search LA County property online by owner name?

The Assessor does not provide an online owner-name search because of privacy restrictions. Search by AIN or address instead. Owner information may be available through Assessor offices or recorded-document research.

What does the Los Angeles County Auditor-Controller do with property taxes?

The Auditor-Controller extends the property tax roll, applies the general levy and voter-approved debt rates, processes tax-roll changes, places direct assessments on the secured roll, maintains tax-rate-area information and processes certain refunds caused by assessment reductions.

When are Los Angeles County secured property taxes due?

Annual secured bills are mailed in October. The first installment is due November 1 and becomes delinquent after December 10. The second installment is due February 1 and becomes delinquent after April 10.

How do I find a Los Angeles County deed online?

The Registrar-Recorder/County Clerk does not provide its real-estate indexes for direct online public searching. Use the official Real Estate Records Request service to order a copy or make an appointment to research records in person.

How do I appeal my 2026 Los Angeles County assessment?

The Los Angeles County Assessment Appeals Board states that the deadline for 2026 regular assessment filing is November 30, 2026 at midnight Pacific Time. A $46 nonrefundable filing fee generally applies, with a hardship fee-waiver process available.

Are Los Angeles County Assessor parcel maps legal surveys?

No. Assessor maps are prepared for assessment purposes and are not surveys. Use the recorded deed, subdivision or parcel map and a licensed land surveyor when exact property boundaries matter.

Information checked August 7, 2026: Assessor search functions, AIN/PIN definitions, parcel-map limitations, Auditor-Controller responsibilities, direct assessments, Tax Rate Area tools, refund routing, secured-tax deadlines and penalties, Recorder record-access rules, office contacts and the 2026 Assessment Appeals filing deadline were checked against official Los Angeles County sources.
Independent guide: CountyAuditors.org is not the Los Angeles County Assessor, Auditor-Controller, Treasurer & Tax Collector, Registrar-Recorder/County Clerk or Assessment Appeals Board. Confirm live values, tax balances, direct-assessment corrections, record-copy fees and filing deadlines with the responsible County office before paying, filing or making a legal or financial decision.
Ohio Auditor Tools · Tax Year 2026

10 Ohio Property Tax Calculators & Auditor Tools

Built specifically for Ohio's 35% assessment ratio, current DTE forms, and 2026 Homestead, Owner-Occupancy, CAUV, Conveyance Fee, and Board of Revision rules. Every number reflects verified Ohio Department of Taxation amounts.

Homestead: $29,000 Enhanced Vet: $58,000 OAGI limit: $41,000 Assessment: 35% of market BOR filing: Free · DTE 1

Annual Tax Bill Estimator

OHIO

Applies Ohio's 35% assessment ratio plus your county's effective millage tier — the actual math your auditor uses.

Pick a county tier and enter your market value.

Homestead Reduction Calculator

DTE 105A

2026 Ohio Homestead: $29,000 general or $58,000 enhanced (100% disabled vet, KIA spouse). OAGI under $41,000 required for non-veteran applicants.

Pick your situation and enter your home value.

Owner-Occupancy & Non-Business Credits

DTE 105C

Every Ohio owner-occupied home qualifies for the 2.5% Owner-Occupancy Credit plus the automatic 10% Non-Business Credit. Most owners don't realize these stack.

Enter your annual tax to see both credit amounts.

Conveyance Fee Calculator

ORC 322

When you sell or transfer Ohio property, the auditor collects $1 state + up to $3 county per $1,000, plus $0.50 per parcel. Counties choose their rate.

Enter sale price and pick your county rate.

CAUV Agricultural Savings

DTE 109

Ohio's Current Agricultural Use Value cuts taxable value dramatically for farmland (10+ acres, or smaller with $2,500+ annual gross income).

Enter both market and CAUV values to see savings.

Mill Rate Converter

Ohio tax rates appear three ways on auditor sites: mills, percent, or dollars per $1,000. Convert between them instantly.

Enter a rate to see all three forms.

Parcel Number Cleaner

Ohio's 88 counties each format parcels differently — Franklin uses 010-123456-00, Cuyahoga uses 001-23-456, Hamilton uses 100-0001-0001-00. Auto-detects.

Paste any Ohio county parcel to format it.

35% Ratio Sanity Check

Ohio law sets taxable value at 35% of market value. If yours is significantly higher, you're a strong BOR appeal candidate.

Enter both values to compare against Ohio's 35% target.

BOR Appeal Savings

DTE 1

A successful Board of Revision complaint typically cuts your value 10–20%. Filing is free and stays in effect until the next reappraisal.

Enter your tax bill and reduction estimate.

BOR Deadline Countdown

MAR 31

Ohio's statutory Board of Revision filing deadline is March 31 for the prior tax year. Miss it and you wait until next year — no extensions.

Set your deadline to start the countdown.

Verify with the official Ohio source

These calculators use the verified 2026 Ohio Department of Taxation amounts and statutory rules. For your exact bill, exemption status, and county-specific deadlines, always confirm with your county auditor and the Ohio Revised Code:

Ohio Dept. of Taxation — Real Property DTE Forms (105A, 105C, 1, 109) ORC 5715 — Board of Revision ORC 5713 — Taxable Real Property ORC 322.02 — Conveyance Fee ORC 319.54(F)(3) — State Fee ORC 5713.30 — CAUV tax.ohio.gov — Main Portal

Estimates use Ohio's 35% statutory assessment ratio and effective tax rate tiers averaged across major Ohio counties. Your actual bill depends on local school levies, voted millage, inside vs. outside millage splits, House Bill 920 reduction factors (HB 920), and special assessments. The 2026 Homestead general amount ($29,000) and enhanced amount ($58,000) reflect HB 187 inflation indexing — your county auditor's office may show slightly different transitional figures. Nothing here is legal or tax advice. CountyAuditors.org is an independent informational directory, not affiliated with any county government.

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