Which Rules MightApply to Your Situation?

Program

CalHFA MyHome Assistance Program

CalHFA offers a deferred-payment junior loan toward the down payment and closing costs alongside an eligible CalHFA first mortgage.

Who it applies to: Generally, first-time homebuyers who will occupy the home as a primary residence, complete homebuyer education counselling, and meet CalHFA income limits. The property must be a single-family, one-unit residence, including approved condominiums and PUDs; manufactured housing is permitted; non-occupant co-borrowers are not allowed.

With a CalHFA government (FHA) first loan

Up to the lesser of 3.5% of the purchase price or appraised value

With a CalHFA conventional first loan

Up to the lesser of 3% of the purchase price or appraised value

Deliberately not published here: CalHFA income limits vary by county and change. This tool does not reprint them. Check the current limits with CalHFA or a CalHFA-approved loan officer.

Program

FHA loan limits are set county by county

FHA insures a mortgage only up to a maximum amount that HUD sets separately for each county and updates every year.

Who it applies to: Generally, buyers using FHA financing anywhere in Los Angeles County.

Deliberately not published here: The Los Angeles County dollar limit is deliberately not printed here. It changes annually, and a stale number on a website is worse than no number. Read the current figure from HUD’s own lookup.

Program

California Homeowners' Exemption

California reduces the taxable value of a qualifying owner-occupied home, which lowers the annual property tax bill.

Who it applies to: Generally, owners for whom the home was their principal place of residence on the January 1 lien date. It is a one-time filing with the county assessor, and the claimant is responsible for telling the assessor when they are no longer eligible.

Reduction in taxable value

$7,000

Claim form

BOE-266, Claim for Homeowners' Property Tax Exemption

Filing deadline for the full exemption that year

No later than February 15

Last day to terminate without penalty

December 10

Insurance

California FAIR Plan

The California FAIR Plan is the state’s insurer of last resort, providing access to basic fire coverage when a property cannot be insured in the traditional market.

Who it applies to: Generally, California property owners unable to find coverage from a traditional carrier. It is a syndicated fire insurance pool made up of all insurers licensed to conduct property/casualty business in California, established by statute (California Insurance Code sections 10090 et seq.) in August 1968. It is not a state agency, has no public or taxpayer funding, and has not been rated or evaluated by A.M. Best. It describes itself as a temporary safety net rather than a permanent replacement for a traditional policy.

Tax

Capital gains exclusion on the sale of a main home

Federal tax law lets qualifying homeowners leave part of the gain on the sale of a main home out of taxable income.

Who it applies to: Generally, owners who owned the home for at least 24 months and used it as their residence for at least 24 months out of the 5 years before the sale, and who have not taken the exclusion on another home in the previous 2 years.

Maximum exclusion, single

$250,000

Maximum exclusion, married filing jointly

$500,000

Ownership and use test

24 months (2 years) out of the last 5 years

How often it can be taken

Only once during a 2-year period

Tax

The larger exclusion for a surviving spouse

A widow or widower who has not remarried may be able to count time the late spouse owned and lived in the home, and to use the married-filing-jointly exclusion amount.

Who it applies to: Generally, a surviving spouse who has not remarried and sells within 2 years of the death of their spouse, where the other conditions in Publication 523 are satisfied.

Exclusion amount potentially available

$500,000

Sale window referenced

Within 2 years of the death of the spouse

Tax

City of Los Angeles base real property transfer tax

The City of Los Angeles charges a transfer tax on every document that conveys real property inside the city, at any value.

Who it applies to: Generally, conveyances of real property inside the City of Los Angeles limits. It is an excise tax on the privilege of selling a real property interest, not a tax on the property itself. Neighborhood names are not city boundaries. Confirm the parcel’s jurisdiction before assuming either way.

Base tax rate

$2.25 per $500 or fractional part thereof (0.45%)

Measure of value

Net value of the property conveyed, excluding any lien or encumbrance remaining at the time of sale

Rounding

A value not divisible by $500 is rounded up to the nearest $500 for the base tax calculation

Deliberately not published here: This tool does not calculate a transfer tax for a specific property. The taxable value, the available exemptions and who bears the cost are all deal-specific.

Tax

Measure ULA transfer tax (City of Los Angeles)

Measure ULA adds a further transfer tax on top of the base tax once the value conveyed inside the City of Los Angeles passes a published threshold.

Who it applies to: Generally, conveyances of real property inside the City of Los Angeles limits occurring on or after April 1, 2023, where the consideration or value passes the threshold. Exemptions exist for certain transferees described in Los Angeles Municipal Code sections 21.9.14 and 21.9.15.

Rate, value conveyed over $5,400,000 but under $10,900,000

4%

Rate, value conveyed $10,900,000 or more

5.5%

Thresholds in effect

For transactions closing after June 30, 2026

How the thresholds move

Adjusted annually using the Bureau of Labor Statistics Chained Consumer Price Index

Measure of value

Gross value, including the value of any lien or encumbrance

In force since

Conveyances occurring on or after April 1, 2023

Deliberately not published here: No ULA figure is calculated for a specific property here. Whether the tax applies at all turns on the value conveyed, the transferee and the exemptions in the municipal code.

Tax

California real estate withholding (Form 593)

California generally requires a prepayment of income tax to be withheld out of the proceeds of a California real estate sale, reported on Form 593 after every transaction.

Who it applies to: Generally, sellers of California real property, including exchanges and easements, and sales of property held by a trust. Form 593 lists full and partial exemptions, and it is filed with the escrow agent before closing.

Listed exemptions include sale price of

$100,000 or less

Other listed exemptions

Property in foreclosure; seller is a bank acting as a trustee

Form

Form 593, Real Estate Withholding Statement

Deliberately not published here: The withholding percentage is not printed here because the Franchise Tax Board page above does not state it. Read the current rate from the Form 593 instructions or FTB Publication 1016.

Insurance

California FAIR Plan

The California FAIR Plan is the state’s insurer of last resort, providing access to basic fire coverage when a property cannot be insured in the traditional market.

Who it applies to: Generally, California property owners unable to find coverage from a traditional carrier. It is a syndicated fire insurance pool made up of all insurers licensed to conduct property/casualty business in California, established by statute (California Insurance Code sections 10090 et seq.) in August 1968. It is not a state agency, has no public or taxpayer funding, and has not been rated or evaluated by A.M. Best. It describes itself as a temporary safety net rather than a permanent replacement for a traditional policy.

Tax

Capital gains exclusion on the sale of a main home

Federal tax law lets qualifying homeowners leave part of the gain on the sale of a main home out of taxable income.

Who it applies to: Generally, owners who owned the home for at least 24 months and used it as their residence for at least 24 months out of the 5 years before the sale, and who have not taken the exclusion on another home in the previous 2 years.

Maximum exclusion, single

$250,000

Maximum exclusion, married filing jointly

$500,000

Ownership and use test

24 months (2 years) out of the last 5 years

How often it can be taken

Only once during a 2-year period

Tax

City of Los Angeles base real property transfer tax

The City of Los Angeles charges a transfer tax on every document that conveys real property inside the city, at any value.

Who it applies to: Generally, conveyances of real property inside the City of Los Angeles limits. It is an excise tax on the privilege of selling a real property interest, not a tax on the property itself. Neighborhood names are not city boundaries. Confirm the parcel’s jurisdiction before assuming either way.

Base tax rate

$2.25 per $500 or fractional part thereof (0.45%)

Measure of value

Net value of the property conveyed, excluding any lien or encumbrance remaining at the time of sale

Rounding

A value not divisible by $500 is rounded up to the nearest $500 for the base tax calculation

Deliberately not published here: This tool does not calculate a transfer tax for a specific property. The taxable value, the available exemptions and who bears the cost are all deal-specific.

Tax

Measure ULA transfer tax (City of Los Angeles)

Measure ULA adds a further transfer tax on top of the base tax once the value conveyed inside the City of Los Angeles passes a published threshold.

Who it applies to: Generally, conveyances of real property inside the City of Los Angeles limits occurring on or after April 1, 2023, where the consideration or value passes the threshold. Exemptions exist for certain transferees described in Los Angeles Municipal Code sections 21.9.14 and 21.9.15.

Rate, value conveyed over $5,400,000 but under $10,900,000

4%

Rate, value conveyed $10,900,000 or more

5.5%

Thresholds in effect

For transactions closing after June 30, 2026

How the thresholds move

Adjusted annually using the Bureau of Labor Statistics Chained Consumer Price Index

Measure of value

Gross value, including the value of any lien or encumbrance

In force since

Conveyances occurring on or after April 1, 2023

Deliberately not published here: No ULA figure is calculated for a specific property here. Whether the tax applies at all turns on the value conveyed, the transferee and the exemptions in the municipal code.

Tax

California real estate withholding (Form 593)

California generally requires a prepayment of income tax to be withheld out of the proceeds of a California real estate sale, reported on Form 593 after every transaction.

Who it applies to: Generally, sellers of California real property, including exchanges and easements, and sales of property held by a trust. Form 593 lists full and partial exemptions, and it is filed with the escrow agent before closing.

Listed exemptions include sale price of

$100,000 or less

Other listed exemptions

Property in foreclosure; seller is a bank acting as a trustee

Form

Form 593, Real Estate Withholding Statement

Deliberately not published here: The withholding percentage is not printed here because the Franchise Tax Board page above does not state it. Read the current rate from the Form 593 instructions or FTB Publication 1016.

Tax

Transfers of property between spouses incident to divorce

Federal tax law generally treats a transfer of property between spouses or former spouses incident to a divorce as producing no recognised gain or loss, with the recipient taking over the transferor’s adjusted basis rather than a fresh one.

Who it applies to: Generally, transfers made within one year after the marriage ends, and later transfers related to the end of the marriage made under a divorce or separation instrument and not too remote in time or circumstances, a test Publication 504 frames around six years.

One-year test

Transfers within one year after the marriage ends

Six-year test

Later transfers, if related to the cessation of the marriage

Recipient’s basis

Carryover of the transferor’s adjusted basis, not fair market value

Tax

The use test when one spouse has moved out

Publication 523 lets a spouse who no longer lives in the home treat it as their residence in some divorce and separation situations, which affects the main-home exclusion.

Who it applies to: Generally, a sole or joint owner whose spouse or former spouse is allowed to live in the home under a divorce or separation instrument and uses the home as their main home.

Program

California Homeowners' Exemption

California reduces the taxable value of a qualifying owner-occupied home, which lowers the annual property tax bill.

Who it applies to: Generally, owners for whom the home was their principal place of residence on the January 1 lien date. It is a one-time filing with the county assessor, and the claimant is responsible for telling the assessor when they are no longer eligible.

Reduction in taxable value

$7,000

Claim form

BOE-266, Claim for Homeowners' Property Tax Exemption

Filing deadline for the full exemption that year

No later than February 15

Last day to terminate without penalty

December 10

Tax

The larger exclusion for a surviving spouse

A widow or widower who has not remarried may be able to count time the late spouse owned and lived in the home, and to use the married-filing-jointly exclusion amount.

Who it applies to: Generally, a surviving spouse who has not remarried and sells within 2 years of the death of their spouse, where the other conditions in Publication 523 are satisfied.

Exclusion amount potentially available

$500,000

Sale window referenced

Within 2 years of the death of the spouse

Tax

City of Los Angeles base real property transfer tax

The City of Los Angeles charges a transfer tax on every document that conveys real property inside the city, at any value.

Who it applies to: Generally, conveyances of real property inside the City of Los Angeles limits. It is an excise tax on the privilege of selling a real property interest, not a tax on the property itself. Neighborhood names are not city boundaries. Confirm the parcel’s jurisdiction before assuming either way.

Base tax rate

$2.25 per $500 or fractional part thereof (0.45%)

Measure of value

Net value of the property conveyed, excluding any lien or encumbrance remaining at the time of sale

Rounding

A value not divisible by $500 is rounded up to the nearest $500 for the base tax calculation

Deliberately not published here: This tool does not calculate a transfer tax for a specific property. The taxable value, the available exemptions and who bears the cost are all deal-specific.

Tax

Measure ULA transfer tax (City of Los Angeles)

Measure ULA adds a further transfer tax on top of the base tax once the value conveyed inside the City of Los Angeles passes a published threshold.

Who it applies to: Generally, conveyances of real property inside the City of Los Angeles limits occurring on or after April 1, 2023, where the consideration or value passes the threshold. Exemptions exist for certain transferees described in Los Angeles Municipal Code sections 21.9.14 and 21.9.15.

Rate, value conveyed over $5,400,000 but under $10,900,000

4%

Rate, value conveyed $10,900,000 or more

5.5%

Thresholds in effect

For transactions closing after June 30, 2026

How the thresholds move

Adjusted annually using the Bureau of Labor Statistics Chained Consumer Price Index

Measure of value

Gross value, including the value of any lien or encumbrance

In force since

Conveyances occurring on or after April 1, 2023

Deliberately not published here: No ULA figure is calculated for a specific property here. Whether the tax applies at all turns on the value conveyed, the transferee and the exemptions in the municipal code.

Tax

California real estate withholding (Form 593)

California generally requires a prepayment of income tax to be withheld out of the proceeds of a California real estate sale, reported on Form 593 after every transaction.

Who it applies to: Generally, sellers of California real property, including exchanges and easements, and sales of property held by a trust. Form 593 lists full and partial exemptions, and it is filed with the escrow agent before closing.

Listed exemptions include sale price of

$100,000 or less

Other listed exemptions

Property in foreclosure; seller is a bank acting as a trustee

Form

Form 593, Real Estate Withholding Statement

Deliberately not published here: The withholding percentage is not printed here because the Franchise Tax Board page above does not state it. Read the current rate from the Form 593 instructions or FTB Publication 1016.

Tax

Basis of inherited property

For tax purposes the basis of property inherited from someone who died is generally its fair market value on the date of death, rather than what they originally paid for it.

Who it applies to: Generally, heirs and beneficiaries. The personal representative may instead elect the alternate valuation date. In a community property state such as California, when either spouse dies the total value of the community property, including the surviving spouse’s part, generally becomes the basis of the entire property.

Deadline

California’s simplified alternatives to a full probate

California allows some estates to transfer property without a full probate case when the value falls under limits set by the Probate Code.

Who it applies to: Generally, estates under the limits below. The limits depend on the date of death, and the small-estate affidavit cannot be used for real property or where a probate case is already open without the personal representative’s written permission.

Affidavit to collect or transfer personal property (Prob. Code §§13100–13101), deaths on or after April 1, 2025

Estate valued at $208,850 or less

Same affidavit, deaths April 1, 2022 – March 31, 2025

Estate valued at $184,500 or less

Waiting period before using that affidavit

At least 40 days since the person died

Petition to determine succession to real property that was the decedent’s main home in California (§§13151–13154), deaths on or after April 1, 2025

Home valued at $750,000 or less

Affidavit re real property of small value (§13200), deaths on or after April 1, 2025

Real property valued at $69,625 or less

How often the limits change

Every 3 years. Last on April 1, 2025, next on April 1, 2028

Sources disagree. Two pages on the California Courts self-help site disagree. The "Simple procedures to transfer an estate" page shows the April 1, 2025 increase to $208,850, while the "Small estate affidavit to transfer personal property" page still states $184,500 for deaths on or after April 1, 2022. Both are linked so the difference can be seen, and a probate attorney should confirm which applies.

Deadline

Proposition 19 parent–child and grandparent–grandchild exclusion

A transfer of a family home between parent and child, or grandparent and grandchild, can be excluded from property tax reassessment only up to a limit and only when the home is a principal residence on both sides.

Who it applies to: Generally, transfers on or after February 16, 2021 where the home was the principal residence of the transferor and becomes the principal residence of the transferee. Missing the filing window can end the exclusion.

Value limit

Current taxable value plus $1,000,000, adjusted for inflation

Inflation-adjusted amount, February 16, 2025 – February 15, 2027

$1,044,586

Claim form

BOE-19-P (parent–child) or BOE-19-G (grandparent–grandchild)

Deadline to file the exclusion claim

Within 3 years of the date of death or transfer, or before a transfer to a third party, whichever is earlier

Deadline to file the homeowners'/disabled veterans' exemption claim

Within 1 year of the date of death or transfer

Insurance

California FAIR Plan

The California FAIR Plan is the state’s insurer of last resort, providing access to basic fire coverage when a property cannot be insured in the traditional market.

Who it applies to: Generally, California property owners unable to find coverage from a traditional carrier. It is a syndicated fire insurance pool made up of all insurers licensed to conduct property/casualty business in California, established by statute (California Insurance Code sections 10090 et seq.) in August 1968. It is not a state agency, has no public or taxpayer funding, and has not been rated or evaluated by A.M. Best. It describes itself as a temporary safety net rather than a permanent replacement for a traditional policy.

Tax

City of Los Angeles base real property transfer tax

The City of Los Angeles charges a transfer tax on every document that conveys real property inside the city, at any value.

Who it applies to: Generally, conveyances of real property inside the City of Los Angeles limits. It is an excise tax on the privilege of selling a real property interest, not a tax on the property itself. Neighborhood names are not city boundaries. Confirm the parcel’s jurisdiction before assuming either way.

Base tax rate

$2.25 per $500 or fractional part thereof (0.45%)

Measure of value

Net value of the property conveyed, excluding any lien or encumbrance remaining at the time of sale

Rounding

A value not divisible by $500 is rounded up to the nearest $500 for the base tax calculation

Deliberately not published here: This tool does not calculate a transfer tax for a specific property. The taxable value, the available exemptions and who bears the cost are all deal-specific.

Tax

Measure ULA transfer tax (City of Los Angeles)

Measure ULA adds a further transfer tax on top of the base tax once the value conveyed inside the City of Los Angeles passes a published threshold.

Who it applies to: Generally, conveyances of real property inside the City of Los Angeles limits occurring on or after April 1, 2023, where the consideration or value passes the threshold. Exemptions exist for certain transferees described in Los Angeles Municipal Code sections 21.9.14 and 21.9.15.

Rate, value conveyed over $5,400,000 but under $10,900,000

4%

Rate, value conveyed $10,900,000 or more

5.5%

Thresholds in effect

For transactions closing after June 30, 2026

How the thresholds move

Adjusted annually using the Bureau of Labor Statistics Chained Consumer Price Index

Measure of value

Gross value, including the value of any lien or encumbrance

In force since

Conveyances occurring on or after April 1, 2023

Deliberately not published here: No ULA figure is calculated for a specific property here. Whether the tax applies at all turns on the value conveyed, the transferee and the exemptions in the municipal code.

Tax

California real estate withholding (Form 593)

California generally requires a prepayment of income tax to be withheld out of the proceeds of a California real estate sale, reported on Form 593 after every transaction.

Who it applies to: Generally, sellers of California real property, including exchanges and easements, and sales of property held by a trust. Form 593 lists full and partial exemptions, and it is filed with the escrow agent before closing.

Listed exemptions include sale price of

$100,000 or less

Other listed exemptions

Property in foreclosure; seller is a bank acting as a trustee

Form

Form 593, Real Estate Withholding Statement

Deliberately not published here: The withholding percentage is not printed here because the Franchise Tax Board page above does not state it. Read the current rate from the Form 593 instructions or FTB Publication 1016.

Local rule

Los Angeles Rent Stabilization Ordinance (RSO)

The RSO regulates rent increases and the legal reasons for eviction at many City of Los Angeles rental properties, and it stays attached to the property when it changes hands.

Who it applies to: Generally, City of Los Angeles rental properties first built on or before October 1, 1978, plus replacement units built after July 15, 2007 under RSO section 151.28: apartments, condominiums, townhomes, duplexes, two or more single-family dwelling units on the same parcel, rooms occupied by the same tenant for 30 or more consecutive days in a hotel, motel, rooming house or boarding house, residential units attached to a commercial building, ADUs and junior ADUs, and mobilehomes in mobilehome parks. A single-family home that is the only residential structure on its parcel is generally not covered, but a unit outside the RSO may still be covered by the City’s Just Cause Ordinance.

Construction date that brings a property in

First built on or before October 1, 1978

Replacement units

Built after July 15, 2007 replacing demolished RSO units (RSO section 151.28)

How often rent may be raised

Once every 12 months by the allowable percentage

Annual registration fee per rental unit

$38.75

Local rule

No-fault endings of a tenancy, relocation assistance and the Landlord Declaration

Where an RSO tenancy ends through no fault of the tenant, the owner must pay relocation assistance and must file a Landlord Declaration of Intent to Evict with the Los Angeles Housing Department before a move-out notice is served.

Who it applies to: Generally, the RSO’s no-fault reasons: owner or eligible family-member occupancy, a resident manager, demolition or permanent withdrawal from the rental market under the Ellis Act, a governmental order to vacate, a HUD-owned property before sale, residential hotel conversion or demolition, and conversion to an affordable housing accommodation. The amount turns on whether the tenant is a "qualified" tenant (62 or older, handicapped or disabled, or with one or more minor dependent children) or an "eligible" tenant, plus length of tenancy and income.

When the payment must be made available

Within 15 days of service of the written notice to terminate tenancy

Window to appeal a relocation determination

15 days from issuance of the determination

"Mom and Pop" owners

No more than four residential units and a single-family house in the City; a lower amount may apply, usable once every three years

Deliberately not published here: The relocation dollar amounts are not reproduced here. They are published in the Housing Department’s Relocation Assistance Bulletin and they change. Read them there.

Tax

City of Los Angeles base real property transfer tax

The City of Los Angeles charges a transfer tax on every document that conveys real property inside the city, at any value.

Who it applies to: Generally, conveyances of real property inside the City of Los Angeles limits. It is an excise tax on the privilege of selling a real property interest, not a tax on the property itself. Neighborhood names are not city boundaries. Confirm the parcel’s jurisdiction before assuming either way.

Base tax rate

$2.25 per $500 or fractional part thereof (0.45%)

Measure of value

Net value of the property conveyed, excluding any lien or encumbrance remaining at the time of sale

Rounding

A value not divisible by $500 is rounded up to the nearest $500 for the base tax calculation

Deliberately not published here: This tool does not calculate a transfer tax for a specific property. The taxable value, the available exemptions and who bears the cost are all deal-specific.

Tax

Measure ULA transfer tax (City of Los Angeles)

Measure ULA adds a further transfer tax on top of the base tax once the value conveyed inside the City of Los Angeles passes a published threshold.

Who it applies to: Generally, conveyances of real property inside the City of Los Angeles limits occurring on or after April 1, 2023, where the consideration or value passes the threshold. Exemptions exist for certain transferees described in Los Angeles Municipal Code sections 21.9.14 and 21.9.15.

Rate, value conveyed over $5,400,000 but under $10,900,000

4%

Rate, value conveyed $10,900,000 or more

5.5%

Thresholds in effect

For transactions closing after June 30, 2026

How the thresholds move

Adjusted annually using the Bureau of Labor Statistics Chained Consumer Price Index

Measure of value

Gross value, including the value of any lien or encumbrance

In force since

Conveyances occurring on or after April 1, 2023

Deliberately not published here: No ULA figure is calculated for a specific property here. Whether the tax applies at all turns on the value conveyed, the transferee and the exemptions in the municipal code.

Tax

California real estate withholding (Form 593)

California generally requires a prepayment of income tax to be withheld out of the proceeds of a California real estate sale, reported on Form 593 after every transaction.

Who it applies to: Generally, sellers of California real property, including exchanges and easements, and sales of property held by a trust. Form 593 lists full and partial exemptions, and it is filed with the escrow agent before closing.

Listed exemptions include sale price of

$100,000 or less

Other listed exemptions

Property in foreclosure; seller is a bank acting as a trustee

Form

Form 593, Real Estate Withholding Statement

Deliberately not published here: The withholding percentage is not printed here because the Franchise Tax Board page above does not state it. Read the current rate from the Form 593 instructions or FTB Publication 1016.

Local rule

Los Angeles Rent Stabilization Ordinance (RSO)

The RSO regulates rent increases and the legal reasons for eviction at many City of Los Angeles rental properties, and it stays attached to the property when it changes hands.

Who it applies to: Generally, City of Los Angeles rental properties first built on or before October 1, 1978, plus replacement units built after July 15, 2007 under RSO section 151.28: apartments, condominiums, townhomes, duplexes, two or more single-family dwelling units on the same parcel, rooms occupied by the same tenant for 30 or more consecutive days in a hotel, motel, rooming house or boarding house, residential units attached to a commercial building, ADUs and junior ADUs, and mobilehomes in mobilehome parks. A single-family home that is the only residential structure on its parcel is generally not covered, but a unit outside the RSO may still be covered by the City’s Just Cause Ordinance.

Construction date that brings a property in

First built on or before October 1, 1978

Replacement units

Built after July 15, 2007 replacing demolished RSO units (RSO section 151.28)

How often rent may be raised

Once every 12 months by the allowable percentage

Annual registration fee per rental unit

$38.75

Local rule

No-fault endings of a tenancy, relocation assistance and the Landlord Declaration

Where an RSO tenancy ends through no fault of the tenant, the owner must pay relocation assistance and must file a Landlord Declaration of Intent to Evict with the Los Angeles Housing Department before a move-out notice is served.

Who it applies to: Generally, the RSO’s no-fault reasons: owner or eligible family-member occupancy, a resident manager, demolition or permanent withdrawal from the rental market under the Ellis Act, a governmental order to vacate, a HUD-owned property before sale, residential hotel conversion or demolition, and conversion to an affordable housing accommodation. The amount turns on whether the tenant is a "qualified" tenant (62 or older, handicapped or disabled, or with one or more minor dependent children) or an "eligible" tenant, plus length of tenancy and income.

When the payment must be made available

Within 15 days of service of the written notice to terminate tenancy

Window to appeal a relocation determination

15 days from issuance of the determination

"Mom and Pop" owners

No more than four residential units and a single-family house in the City; a lower amount may apply, usable once every three years

Deliberately not published here: The relocation dollar amounts are not reproduced here. They are published in the Housing Department’s Relocation Assistance Bulletin and they change. Read them there.

Deadline

Section 1031 like-kind exchange: the 45-day and 180-day limits

A Section 1031 exchange postpones tax on the gain from an investment or business property only if two fixed time limits are met.

Who it applies to: Generally, owners of property held for use in a trade or business or for investment. Property held primarily for personal use, such as a primary residence, a second home or a vacation home, does not qualify for like-kind exchange treatment.

Identification period

45 days from the date the relinquished property is sold, in writing, signed and delivered to a person involved in the exchange

Exchange period

No later than 180 days after the sale, or the due date (with extensions) of the return for the tax year in which the relinquished property was sold, whichever is earlier

Extensions

These limits cannot be extended for any circumstance or hardship except in the case of presidentially declared disasters

Reverse exchanges

Replacement property parked with an exchange accommodation titleholder for no more than 180 days

Deadline

Who may hold the money in a 1031 exchange

Taking control of the sale proceeds before an exchange is complete can disqualify the whole transaction, so the money is normally held by a qualified intermediary.

Who it applies to: Generally, anyone attempting a deferred exchange. A taxpayer cannot act as their own facilitator, and neither can their agent, including a real estate agent or broker, investment banker or broker, accountant, attorney or employee, or anyone who acted in those capacities for them within the previous two years.

Consequence of premature receipt

May disqualify the entire transaction and make all gain immediately taxable

Program

Finding a qualified intermediary

The Federation of Exchange Accommodators is the national trade association for 1031 exchange practitioners and publishes a directory of member qualified intermediaries.

Who it applies to: Generally, anyone who needs a qualified intermediary in place before the relinquished property closes. The IRS itself warns to be careful in the selection of an intermediary.

Insurance

California FAIR Plan

The California FAIR Plan is the state’s insurer of last resort, providing access to basic fire coverage when a property cannot be insured in the traditional market.

Who it applies to: Generally, California property owners unable to find coverage from a traditional carrier. It is a syndicated fire insurance pool made up of all insurers licensed to conduct property/casualty business in California, established by statute (California Insurance Code sections 10090 et seq.) in August 1968. It is not a state agency, has no public or taxpayer funding, and has not been rated or evaluated by A.M. Best. It describes itself as a temporary safety net rather than a permanent replacement for a traditional policy.

Program

California Homeowners' Exemption

California reduces the taxable value of a qualifying owner-occupied home, which lowers the annual property tax bill.

Who it applies to: Generally, owners for whom the home was their principal place of residence on the January 1 lien date. It is a one-time filing with the county assessor, and the claimant is responsible for telling the assessor when they are no longer eligible.

Reduction in taxable value

$7,000

Claim form

BOE-266, Claim for Homeowners' Property Tax Exemption

Filing deadline for the full exemption that year

No later than February 15

Last day to terminate without penalty

December 10

Tax

Capital gains exclusion on the sale of a main home

Federal tax law lets qualifying homeowners leave part of the gain on the sale of a main home out of taxable income.

Who it applies to: Generally, owners who owned the home for at least 24 months and used it as their residence for at least 24 months out of the 5 years before the sale, and who have not taken the exclusion on another home in the previous 2 years.

Maximum exclusion, single

$250,000

Maximum exclusion, married filing jointly

$500,000

Ownership and use test

24 months (2 years) out of the last 5 years

How often it can be taken

Only once during a 2-year period

Tax

The larger exclusion for a surviving spouse

A widow or widower who has not remarried may be able to count time the late spouse owned and lived in the home, and to use the married-filing-jointly exclusion amount.

Who it applies to: Generally, a surviving spouse who has not remarried and sells within 2 years of the death of their spouse, where the other conditions in Publication 523 are satisfied.

Exclusion amount potentially available

$500,000

Sale window referenced

Within 2 years of the death of the spouse

Tax

City of Los Angeles base real property transfer tax

The City of Los Angeles charges a transfer tax on every document that conveys real property inside the city, at any value.

Who it applies to: Generally, conveyances of real property inside the City of Los Angeles limits. It is an excise tax on the privilege of selling a real property interest, not a tax on the property itself. Neighborhood names are not city boundaries. Confirm the parcel’s jurisdiction before assuming either way.

Base tax rate

$2.25 per $500 or fractional part thereof (0.45%)

Measure of value

Net value of the property conveyed, excluding any lien or encumbrance remaining at the time of sale

Rounding

A value not divisible by $500 is rounded up to the nearest $500 for the base tax calculation

Deliberately not published here: This tool does not calculate a transfer tax for a specific property. The taxable value, the available exemptions and who bears the cost are all deal-specific.

Tax

Measure ULA transfer tax (City of Los Angeles)

Measure ULA adds a further transfer tax on top of the base tax once the value conveyed inside the City of Los Angeles passes a published threshold.

Who it applies to: Generally, conveyances of real property inside the City of Los Angeles limits occurring on or after April 1, 2023, where the consideration or value passes the threshold. Exemptions exist for certain transferees described in Los Angeles Municipal Code sections 21.9.14 and 21.9.15.

Rate, value conveyed over $5,400,000 but under $10,900,000

4%

Rate, value conveyed $10,900,000 or more

5.5%

Thresholds in effect

For transactions closing after June 30, 2026

How the thresholds move

Adjusted annually using the Bureau of Labor Statistics Chained Consumer Price Index

Measure of value

Gross value, including the value of any lien or encumbrance

In force since

Conveyances occurring on or after April 1, 2023

Deliberately not published here: No ULA figure is calculated for a specific property here. Whether the tax applies at all turns on the value conveyed, the transferee and the exemptions in the municipal code.

Tax

California real estate withholding (Form 593)

California generally requires a prepayment of income tax to be withheld out of the proceeds of a California real estate sale, reported on Form 593 after every transaction.

Who it applies to: Generally, sellers of California real property, including exchanges and easements, and sales of property held by a trust. Form 593 lists full and partial exemptions, and it is filed with the escrow agent before closing.

Listed exemptions include sale price of

$100,000 or less

Other listed exemptions

Property in foreclosure; seller is a bank acting as a trustee

Form

Form 593, Real Estate Withholding Statement

Deliberately not published here: The withholding percentage is not printed here because the Franchise Tax Board page above does not state it. Read the current rate from the Form 593 instructions or FTB Publication 1016.

Tax

Basis of inherited property

For tax purposes the basis of property inherited from someone who died is generally its fair market value on the date of death, rather than what they originally paid for it.

Who it applies to: Generally, heirs and beneficiaries. The personal representative may instead elect the alternate valuation date. In a community property state such as California, when either spouse dies the total value of the community property, including the surviving spouse’s part, generally becomes the basis of the entire property.

Deadline

Proposition 19 parent–child and grandparent–grandchild exclusion

A transfer of a family home between parent and child, or grandparent and grandchild, can be excluded from property tax reassessment only up to a limit and only when the home is a principal residence on both sides.

Who it applies to: Generally, transfers on or after February 16, 2021 where the home was the principal residence of the transferor and becomes the principal residence of the transferee. Missing the filing window can end the exclusion.

Value limit

Current taxable value plus $1,000,000, adjusted for inflation

Inflation-adjusted amount, February 16, 2025 – February 15, 2027

$1,044,586

Claim form

BOE-19-P (parent–child) or BOE-19-G (grandparent–grandchild)

Deadline to file the exclusion claim

Within 3 years of the date of death or transfer, or before a transfer to a third party, whichever is earlier

Deadline to file the homeowners'/disabled veterans' exemption claim

Within 1 year of the date of death or transfer

Program

Proposition 19 base year value transfer for homeowners 55 or older

A qualifying homeowner may be able to carry the taxable base year value of their home to a replacement principal residence anywhere in California instead of the replacement being assessed at its full purchase price.

Who it applies to: Generally, homeowners who are at least 55 years old, and also severely disabled persons and victims of a wildfire or natural disaster, buying or newly constructing a replacement principal residence. Effective April 1, 2021.

Number of transfers

Three times

Where

Anywhere in California

Equal or lesser value, replacement purchased before the original home is sold

100%

Equal or lesser value, purchased within the first year after the sale

105%

Equal or lesser value, purchased within the second year after the sale

110%

If the replacement costs more

The excess amount is added to the transferred base year value

Deadline to file the claim

Within 3 years, or before a transfer to a third party

Insurance

California FAIR Plan

The California FAIR Plan is the state’s insurer of last resort, providing access to basic fire coverage when a property cannot be insured in the traditional market.

Who it applies to: Generally, California property owners unable to find coverage from a traditional carrier. It is a syndicated fire insurance pool made up of all insurers licensed to conduct property/casualty business in California, established by statute (California Insurance Code sections 10090 et seq.) in August 1968. It is not a state agency, has no public or taxpayer funding, and has not been rated or evaluated by A.M. Best. It describes itself as a temporary safety net rather than a permanent replacement for a traditional policy.