Behind on Property Taxes in Los Angeles County? Here’s What It Means and What You Can Do
A lot of people find out about a property tax problem by accident: a letter at an old address, a relative’s mail, or a notice that a home is now “tax-defaulted.” It’s especially common with inherited homes, where the bills kept going to someone who passed away.
The good news is that in California, a tax default usually doesn’t mean you lose the house right away. There’s typically a window to fix it, and acting early gives you the most options.
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What “tax-defaulted” means
Secured property taxes in LA County are billed in two installments each year. If they aren’t paid by the end of the fiscal year (June 30), the unpaid amount is generally declared tax-defaulted on July 1. From then on: – Penalties and interest (redemption penalties) keep adding to the balance. – You can still redeem by paying the full amount owed, or in many cases set up an installment plan of redemption with the Treasurer and Tax Collector, if you qualify. – If the default continues for several years (generally five years for most residential property), the property can become subject to the Tax Collector’s power to sell, meaning it may be offered at a public tax auction.
The LA County Treasurer and Tax Collector (TTC) is the official source for your exact balance, dates and payment options. Always confirm with them directly: ttc.lacounty.gov.
Signs a property may be in tax default
- You haven’t seen a property tax bill in a while (common after a death, a move or a divorce).
- Bills went to a deceased owner or an old mailing address.
- You received a notice about defaulted taxes or a “Notice of Power to Sell.”
- Someone mentioned the property appears on a county list.
- You can check the property’s tax status on the TTC website by parcel number (AIN).
Your options
1. Pay it off (redeem). If you can, this is often the simplest fix. You keep the home, and the default is cleared. 2. Installment plan. Many owners can spread the defaulted amount over several years while also staying current on new taxes. Eligibility rules apply. Ask the TTC. 3. Refinance or borrow against equity to pay the balance, if feasible. 4. Sell the property. Taxes are paid from the sale proceeds in escrow, and you keep the remaining equity. If time is short or the home needs work, a direct as-is sale can close around a deadline. 5. Sell your share if you’re one of several heirs who can’t agree. See Sell Your Inherited Share. 6. Get help from a tax professional or legal aid if you have a hardship, a dispute about the bill, or other special circumstances.
If an auction date is already set, see Stop a Tax Auction.
Why we reach out to some owners
You may have heard from us because public records show a property may be tax-defaulted. We contact owners because many genuinely don’t know, and finding out early matters. You’re never obligated to work with us, and the first thing we’ll tell you is how to check your status directly with the county.
How we can help
- Check the current tax status and title picture with you.
- Explain your options in plain English, including paying the county yourself.
- If selling makes sense, make a written as-is offer and close through escrow, with taxes paid at closing.
- For inherited homes, coordinate with heirs and the estate’s attorney.
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“I’m Erwin Miciano. I started SoCal Property Resolution because the families I met weren’t looking for a flashy cash offer. They were stuck: a house split between relatives, a probate case that wouldn’t move, a tax bill nobody knew about. My job is to explain your options honestly. Sometimes that means buying, and sometimes it means pointing you somewhere else.”
Frequently asked questions
How long can property taxes go unpaid before LA County sells the house?
Generally, after taxes become defaulted, residential property can become subject to the power to sell after five years, though different rules can apply to some property types. Confirm the exact timeline with the LA County Treasurer and Tax Collector.
Can I pay defaulted taxes in installments?
Often yes, through an installment plan of redemption, if you qualify and keep current-year taxes paid. Ask the TTC for the terms.
Will I lose my equity if the house is sold at tax auction?
The county sells to recover taxes owed. If the sale brings more than owed, there may be excess proceeds that former owners can claim, but they come with deadlines and you lose the home. Selling yourself first typically preserves more control. See Excess Proceeds.
I inherited the house and didn’t know about the taxes. What now?
That’s very common. See Inherited House With Back Taxes.
Is your letter from the county?
No. We are a private company, not a government agency. Always verify any tax information directly with the county.
Talk it through with someone local
Confidential, no pressure. Mon–Fri, 10am–5pm · info@selltosemi.com
Get My OptionsCall (619) 996-0830SoCal Property Resolution is a real estate investment company that may buy property or ownership interests as a principal. We are not attorneys, tax advisors, real estate agents or a government agency, and this page is general information, not legal or tax advice. Laws, deadlines and county procedures change; confirm details with a qualified California attorney or tax professional and the relevant county office.
