Los Angeles County Property Search: Parcel Records, Assessed Values and Maps
A Los Angeles County property search can help you identify a parcel, review available assessed values and property characteristics, and find assessment maps. This guide explains which search tool to use, how to confirm the correct parcel, what the results mean, and where to request records or assistance.
Independent information guide: This website is not affiliated with Los Angeles County. Official agencies handle property records, assessment inquiries, document requests, corrections, and data purchases.
Choose the record you need: Assessor records, property tax bills, recorded deeds, and building permits are maintained through different services. An assessment search does not establish the property's complete title, current tax balance, or permit history.
Choose Your Search
The Assessor maintains property information for assessment purposes. Other agencies provide tax billing, recorded real estate documents, and permit records. Start with the information or transaction you need.
| Your task | Where to start | What to prepare |
|---|---|---|
| Find a parcel's AIN, assessed values, or available property characteristics | Assessor Portal. | Property address, AIN, or enough location information to identify the parcel on a map. |
| Review an assessment map or locate a parcel | The map search and available map resources in the Assessor Portal. | AIN, map reference, or the property's approximate location. |
| View a property tax bill, balance, or payment information | Property Tax Portal. | Bill type, tax year, AIN, or other identifiers requested by the tax service. |
| Request a recorded deed or another recorded real estate document | Real Estate Records services in the Registrar-Recorder/County Clerk directory. | Document type, party names, recording date, or document number when available. |
| Find available County building permit records | County Building Permit Viewer, after confirming County jurisdiction. | Property address, current AIN, and approximate construction date or known permit number. |
| Ask about incorrect property characteristics or assessed value | Assessor correction or valuation assistance. | AIN, property address, assessment year, and the specific information in question. |
| Request identifiable Assessor records not available through the portal | Assessor public records instructions. | Record type, parcel identifiers, assessment year, and date range when relevant. |
| Purchase multi-property data or inquire about subscription access | Assessor Data Sales. | Geographic coverage, required fields, time period, and preferred format. |
For building permits, use the agency that serves the property. The County viewer does not provide complete permit records for every incorporated city.
Prepare Your Property Information
Gather the identifiers you already have before opening a search. Keep each property's address and parcel number together when researching several properties.
- The property's street address, including any relevant unit information.
- The city or unincorporated community.
- The current Assessor's Identification Number, when known.
- A legal description or map reference, when relevant.
- The assessment year or transaction date being researched.
- A prior assessment notice, tax bill, or recorded document that identifies the property.
Use the Property Location
The property's location, sometimes called its situs address, may differ from the owner's mailing address. Use the property location for an address search.
A mailing city name or ZIP Code may not describe the property's municipal jurisdiction. Compare the search result with the parcel location rather than relying on the mailing label alone.
Recognize the AIN
The Assessor's Identification Number (AIN) is a 10-digit parcel identifier. It may be displayed with separators identifying its map book, page, and parcel components.
Copy the complete number and follow the search field's formatting instructions. Do not substitute a recorded document number, tax bill number, permit number, loan number, or escrow reference.
Search the Assessor Portal
The official property search page links to the Assessor Portal for property and assessment information.
Follow a Search Sequence
- Open the Assessor Portal.
- Choose Basic Search, Legal Search, or Map Search according to the information available.
- Enter the requested address, AIN, or legal search information, or locate the parcel on the map.
- Compare the returned parcel identifiers and location with your source information.
- Open the available property details and map resources.
- Note the assessment year and any dates associated with the information.
- If the result is missing or uncertain, try another search method or contact the Assessor.
| Search method | Useful when | What to check |
|---|---|---|
| Address search | You know the property's street location. | Street number, name, direction, community, and whether the result matches the intended parcel. |
| AIN search | You have a parcel identifier from an assessment notice, tax bill, or other property record. | All 10 digits and the property location returned by the search. |
| Legal search | You have legal or subdivision information supported by the portal's search fields. | The fields requested by the tool and whether the information identifies one or several parcels. |
| Map search | You know the approximate location or need to compare nearby parcels. | The selected parcel, its AIN, neighboring features, and available map references. |
Address Search
Start with the property's street location. Check spelling, directional information, and the portal's search instructions if the first attempt returns no match.
A single parcel may contain several buildings or addresses. A unit address may also require closer comparison with the parcel record. Review possible matches rather than accepting the first similar address.
AIN Search
An AIN search is useful when address formatting is uncertain. Confirm the returned location even when the number comes from an existing document, particularly if the document is old or the property has undergone parcel changes.
Legal and Map Searches
Use the legal information requested by the portal rather than assuming that a complete deed description can be entered into every field. For descriptions covering several parcels, map resources or Assessor assistance may be needed.
Map search can help identify an assessed parcel and nearby parcels. It does not independently resolve a surveyed boundary, easement, access right, or title question.
Confirm the Correct Parcel
Before using a result, compare the AIN, property location, map position, and available characteristics. Similar addresses can produce plausible results for the wrong parcel.
Properties Requiring Closer Review
- Condominiums: Confirm that the record corresponds to the intended assessed unit or parcel.
- Apartment and commercial sites: Check whether several addresses or structures share a parcel.
- Multi-parcel developments: Identify each parcel relevant to the inquiry.
- Vacant land: Use parcel and map information when no conventional street address is available.
- Mobile home properties: Confirm which record concerns the land and which concerns the manufactured home or other assessment.
An address may identify an entrance or building rather than every parcel associated with a site. Keep the parcel identifier attached to the values and characteristics you record.
Understand the Results
Available fields vary by record and service. A parcel result may include the AIN, property location, assessed land and improvement values, property characteristics, assessment year, and map references.
Assessed Value and Market Value
Assessed value is used for property tax purposes and may differ from the property's current market value. It should not be treated as a current sale-price estimate.
Compare values for the same assessment year and parcel. A tax assessment figure, a sale price, an appraisal, and a real estate listing price answer different questions.
Land and Improvements
Land value and improvement value are separate assessment components. In this context, improvements generally mean assessable buildings and structures on the land, not necessarily recent remodeling or upgrades.
Property Characteristics
Characteristics maintained by the Assessor support assessment work. They should not be treated as confirmation that construction was permitted, that a particular use is authorized, or that every detail in a listing is accurate.
If a field appears incorrect, identify the exact discrepancy and the assessment record involved before requesting assistance.
Maps and Boundaries
Assessment maps help identify parcels for assessment purposes. An online parcel boundary does not replace a survey or establish the complete legal extent of ownership.
For decisions involving boundaries, easements, title, or construction, verify the relevant original records and obtain appropriate professional assistance when needed.
Ownership and Recorded Documents
The Assessor identifies ownership for assessment purposes and receives information about recorded property transfers. Its parcel record is different from a recorded deed or a complete examination of title.
Online Owner Information
The Assessor's public records page states that online publication of identifying information such as a homeowner's name is restricted. The free portal may therefore omit ownership details you expect to see.
A missing owner name does not mean that no ownership record exists. Follow the Assessor's instructions for available ownership information or use the appropriate recorded-document service.
Request a Recorded Real Estate Document
Use Real Estate Records services in the Registrar-Recorder/County Clerk directory when you need a copy of a recorded deed, lien, reconveyance, or other recorded instrument.
- Identify the document type and parties.
- Provide a recording date or document number when available.
- Check the search and request methods.
- Determine whether a certified copy is needed.
- Review the applicable charges and delivery instructions.
A copy of one recorded document does not necessarily show all interests, restrictions, or later transactions affecting the property. An Assessor search should not be presented as a complete title search.
Missing or Outdated Information
If No Result Appears
- Check the address or AIN for typing errors.
- Confirm that you are searching the property location rather than an owner's mailing address.
- Try the AIN if an address search is unsuccessful.
- Use map search when the address is uncertain.
- Review whether an older document identifies a parcel that has changed.
- Contact the Assessor if you cannot confidently identify the record.
An unsuccessful search does not establish that the property has no assessment record.
Recent Transfers or Construction
Recorded transfers, new construction, parcel changes, and assessment processing can affect property records. A recent event may not immediately appear in every public-facing service.
Keep the transaction date, recording information, known parcel identifiers, and relevant assessment notices available when asking about an update.
Why an Assessment May Change
Ownership changes, assessable new construction, annual adjustments, and other assessment processes can affect the values shown. The treatment of a transfer or construction project depends on its circumstances.
Use the Assessor's real property overview for background and contact the appropriate Assessor service for a specific case. Do not infer a transfer exclusion or reassessment result solely from a portal entry.
For a supplemental bill, unpaid amount, or payment question, use the Property Tax Portal and the responsible tax office.
Correct Property Information
A property-characteristic correction and a challenge to assessed value are different requests. Identify which issue you need to address.
Property Characteristics
The Assessor provides a Property Data Change Request, Form ASSR-129, for corrections to property information such as building or land details. Find the current form and submission instructions through the official Assessor website.
- Provide the property address and AIN.
- Identify the field you believe is incorrect.
- Explain the requested correction.
- Include the supporting information requested by the form.
- Retain the submission confirmation.
A submitted request does not establish that the record has been changed or that the tax assessment will be adjusted.
Assessed Value
Use the district office locator for valuation inquiries concerning a particular property.
An Assessor inquiry or review does not automatically file a formal assessment appeal. For a formal challenge, check the Assessment Appeals Board's current instructions and applicable filing deadline.
Request Assessor Records
The Assessor public records page provides a request process for reasonably identifiable records maintained by the office.
Its listed record categories include assessment rolls, assessment maps, recent transfer lists, organizational exemption claims and supporting documents, market data, and property-characteristic information. Availability depends on the requested record and applicable disclosure requirements.
Describe the Records Clearly
- The AIN and property address, when the request concerns a parcel.
- The record category or document sought.
- The assessment year or date range.
- The particular information needed.
- Any known map or record reference.
Follow the form's current fields and attachment instructions. If your request is broad or does not identify the records sufficiently, the office may need clarification.
Routine Records and Specialized Products
The Assessor states that it does not charge for duplicating routine records. Subscription services, specialized data products, and multi-property purchases are separate services and may involve charges.
Review the instructions for the requested record rather than assuming that all information is available through the free portal or that every request requires a paid data purchase.
Subscription and Bulk Data
The Assessor Data Sales page describes multi-property products and a separate Property Database Inquiry System.
| Service | Typical purpose | What to confirm |
|---|---|---|
| Free Assessor Portal | Review available information for an identified parcel using address, AIN, legal, or map searches. | Correct parcel, assessment year, displayed fields, and search limitations. |
| Assessor records request | Request identifiable records not resolved by a portal search. | Record description, date range, availability, and applicable request instructions. |
| Property Database Inquiry System | Subscription access for remote viewing of individual property records. | Current availability, access requirements, search functions, contract terms, and charges. |
| Multi-property data products | Obtain offered files or products covering multiple parcels or a larger geographic area. | Coverage, fields, format, update date, permitted use, and current pricing. |
Subscription Access
The Data Sales page describes the Property Database Inquiry System as a fee-based service for viewing records one at a time, with indexing by AIN, assessee name, or situs address. It is separate from the free Assessor Portal and bulk data products.
Confirm the current service and enrollment requirements before requesting access. Do not assume that features or charges listed in an older schedule remain unchanged.
Bulk Products
Listed products include assessment roll files, sales lists, parcel-change reports, apartment building listings, publicly owned parcel information, and GIS parcel data.
Describe the geographic area, required fields, date range, and intended format before purchasing. A product's name alone may not establish that it includes all information needed for your project.
For data purchases, contact 213-974-3363 or datasales@assessor.lacounty.gov. Use general Assessor or district assistance for a single property's value or characteristics.
Assessor Assistance and Offices
For general property information assistance, call 213-974-3211 or 888-807-2111. Have the AIN, property address, and specific question available.
Choose the Appropriate Service
The general contact form is identified for inquiries not about a specific property address. For a parcel-specific question, use the appropriate property inquiry, district, or appointment route.
The appointment page organizes services by subject, including ownership, valuation, exemptions, mapping, and data sales. Select the category that matches your request.
Use the assigned district office locator when the question concerns residential or commercial-industrial valuation for a particular property.
Office Locations
The following locations are listed by the Assessor. Review the official office locations page for current hours, service availability, appointments, and temporary arrangements before traveling.
| Office or service | Location or official entry point | Contact and visit information |
|---|---|---|
| Headquarters | Kenneth Hahn Hall of Administration, 500 West Temple Street, Room 225, Los Angeles, CA 90012-2770. | 213-974-3211. Check current public counter hours and line-entry requirements. |
| North District services | Current North District locations and arrangements. | 818-833-6000. Confirm the appropriate location, including available Castaic services, before visiting. |
| East District | 1190 Durfee Avenue, South El Monte, CA 91733. | 626-258-6001. Confirm hours and the service required. |
| South District | 1401 East Willow Street, Signal Hill, CA 90755. | 562-256-1701. Confirm hours and the service required. |
| West Regional | 6167 Bristol Parkway, Suite 100, Culver City, CA 90230. | 310-665-5300. Confirm current operating arrangements before traveling. |
| Beverly Hills Courthouse | 9355 Burton Way, Suite 400, Beverly Hills, CA 90210. | 310-665-5300. This location has a different weekly schedule and holiday arrangements from most regional offices. |
| Lancaster Regional | 251 East Avenue K-6, Lancaster, CA 93535. | 661-940-6700. Confirm hours and the service required. |
| Property Data Sales | Data Sales instructions. | 213-974-3363 or datasales@assessor.lacounty.gov. Confirm purchase and submission arrangements. |
North District Service Changes
The Assessor announced that the Sylmar office closed effective March 26, 2026, with services temporarily relocated. Review current North District notices for the location providing your requested service rather than traveling to the former office.
Public counter locations and mailing destinations may differ. Use the address and room designation specified for your documents, and confirm temporary or satellite arrangements directly with the office.
Before You Use the Information
- Confirm the parcel: Match the AIN, address, and map location.
- Check the year: Identify the assessment period and dates associated with the record.
- Interpret values correctly: Assessed value is not necessarily current market value.
- Use the appropriate record source: Tax balances, deeds, permits, and assessment records use different services.
- Recognize missing information: An omitted owner name or unsuccessful search does not establish that no record exists.
- Verify consequential details: Use original records for title, boundary, legal, engineering, or construction questions.
- Keep identifiers together: Preserve the connection between each parcel and the information collected.
- Confirm service arrangements: Check current offices, application instructions, and data charges before visiting or ordering.
If you find an outdated detail or broken link in this guide, please contact our website editor. Property records, assessment questions, corrections, document requests, and data purchases should go to the responsible official agency.