How to Appeal Your Los Angeles County Property Assessment Before the Deadline

Published August 10, 2026

The regular filing window for an LA County assessment appeal runs July 2 through November 30 each year, costs a flat $46, and a separate 60 day clock applies if you are appealing a supplemental or escape assessment instead.

The short answer

For a regular Los Angeles County property assessment appeal, you must file between July 2 and November 30 of the assessment year. The fee is a flat $46 per application, non-refundable. A supplemental or escape assessment runs on a different clock: you have 60 days from the mailing date on the notice or tax bill, or the postmark date if later.

Last verified: August 10, 2026

Two different appeals, two different deadlines

Owners often assume there is one property tax appeal deadline. There are two, and mixing them up is the most common way to lose the right to appeal entirely.

The regular filing period covers the annual assessed value the Assessor's Office sets as of the January 1 lien date and mails on your annual property tax bill. The Los Angeles County Assessment Appeals Board states the filing dates are July 2 to November 30 of each year for all real and personal property assessments. If November 30 falls on a weekend or legal holiday, an application postmarked the next business day is still timely.

A supplemental or escape assessment is different. It arrives after a change in ownership, new construction, or a correction the Assessor makes outside the normal roll cycle, and it comes with its own notice or supplemental tax bill. For that assessment, the appeals board gives you 60 days from the mailing date printed on the notice or tax bill, or the postmark date, whichever is later. Miss that 60 day window on a supplemental bill, and the regular July to November period does not save you, because it is a different assessment on a different roll.

What it costs to file

| Item | Amount |

|---|---|

| Regular assessment appeal application | $46, non-refundable, per application |

| Supplemental or escape assessment appeal | Same $46 fee structure applies |

| Fee waiver | Available for applicants showing financial hardship |

The Los Angeles County Board of Supervisors approved the $46 filing fee on August 31, 2021, effective October 1, 2021, under an amendment to LA County Code Title 2. The fee is charged per application, so an owner appealing several parcels files, and pays, separately for each one.

Why the July to November window matters for South Bay owners

Assessed values on the annual roll reflect the property's value as of January 1. For an owner who bought in the South Bay in the last year, that number is usually the purchase price, since a change in ownership resets assessed value under Proposition 13. There is not much to argue with there.

The appeal window earns its keep in a falling or flat market, or where the Assessor's estimate of factored base year value plus any inflation adjustment overshoots what comparable South Bay properties actually traded for that January. If you believe the assessed value on your annual bill exceeds market value, the July 2 to November 30 window is the vehicle. Miss November 30 and you wait for next year's roll.

Filing itself

Applications go through the county's online portal at lacaab.lacounty.gov, the Assessment Appeals Board's filing system. The board's office can also be reached at (213) 974-1471 or AABOffice@bos.lacounty.gov for procedural questions, including where to find current forms and instructions.

An appeal application is not a demand for a specific number. It is a request for a hearing, and you carry the burden of showing the assessed value is wrong, typically with comparable sales, an independent appraisal, or income and expense data for income property. Build that evidence before you file, not after.

What happens after you file

Filing starts a process, not an instant correction. The board schedules a hearing, which for a contested residential or small multifamily case in LA County can take months given hearing volume. Some cases are resolved through an informal review with the Assessor's Office before a hearing is ever needed. None of that changes the filing deadline itself. The deadline is about preserving your right to be heard, not about resolving the case quickly.

FAQ

What is the deadline to appeal my regular LA County property tax assessment?

November 30 of the assessment year, with filing opening July 2. An application postmarked the next business day is timely if November 30 falls on a weekend or legal holiday.

How much does it cost to file an assessment appeal in Los Angeles County?

A flat $46 per application, non-refundable, per the county fee schedule adopted in 2021. Fee waivers exist for owners who can show financial hardship.

What if I got a supplemental or escape assessment instead of my regular annual bill?

You have 60 days from the mailing date printed on the notice or tax bill, or the postmark date, whichever is later. This is a separate deadline from the July to November regular filing period.

Can I appeal after the deadline if I have a good reason?

The Assessment Appeals Board sets these as hard filing windows tied to the type of assessment. If you believe you have grounds for a late filing, raise it directly with the AAB office at (213) 974-1471 rather than assuming an exception applies.

Does filing an appeal pause my property tax bill?

Filing an appeal does not by itself change your obligation to pay the tax bill as assessed while the appeal is pending. Confirm current payment obligations with the LA County Treasurer and Tax Collector, since that office, not the Assessment Appeals Board, handles billing and any refund process if you win.

Where do I actually file the appeal?

Through the county's online system at lacaab.lacounty.gov. For questions on forms or process, contact the Assessment Appeals Board office directly at (213) 974-1471 or AABOffice@bos.lacounty.gov.

This is general information about the Los Angeles County assessment appeal process, not tax advice. Confirm current deadlines, fees, and your specific filing strategy with a CPA, tax attorney, or the Assessment Appeals Board before you file.

Topics: taxes, property assessment, Los Angeles County, assessment appeals, South Bay, property management

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