West Covina Property Records
Deed records for West Covina are maintained by the Los Angeles County Recorder office in Norwalk. The city does not keep its own deed files. All property transfers in West Covina go through the county system. You can search these records online from 1977 to now or visit the recorder office for older documents. West Covina is a San Gabriel Valley city with over 106,000 residents located about 20 miles east of downtown Los Angeles. The county handles millions of property transactions each year including all deeds for the 88 cities in LA County.
West Covina Quick Facts
LA County Recorder Office
Los Angeles County Recorder handles all deed filings for West Covina. The main office is at 12400 East Imperial Highway in Norwalk which is about 15 miles southwest of West Covina. Hours are Monday through Friday from 8am to 5pm. You can call (800) 201-8999 or email recorder@rrcc.lacounty.gov.
West Covina residents can file deeds by mail, in person, or through electronic recording. Most title companies and real estate lawyers use eRecording because it is faster. Documents submitted electronically often process the same day. Paper deeds can take several days to a few weeks depending on how busy the office is. The county assigns a document number to each recorded deed and adds it to the public searchable index.
For more information about Los Angeles County's deed recording services, visit the Los Angeles County deed records page where you can find detailed information about the recorder office, fees, online databases, and how to search for property documents throughout the county including West Covina and all 88 LA County cities.
Search West Covina Deeds
LA County uses LexisNexis for online deed searches. Go to paymentsolutions.lexisnexis.com/ca/co/rrccrecords to access the portal. You can search by name, document number, or legal description. The database goes back to 1977. Older records are on file at the Norwalk office but not available online.
To search by name, enter the last name first. The system shows all matching deeds in LA County. Click one to see the basics like date recorded and document number. If you want the full deed image, you must pay. Fees are per document. Certified copies cost more than plain copies.
Most West Covina property deeds are grant deeds. These are the standard type for home sales. The seller grants the property to the buyer. Under California law, this implies the seller has not sold it to anyone else and there are no hidden liens besides what the deed lists. Quitclaim deeds are also common for transfers between family or to fix title issues.
The online search covers all of LA County including West Covina. When you search, you may see deeds from other cities too if the person you are searching for owns land in multiple places. Pay attention to the legal description or address to make sure you have the right property.
Transfer Tax and Recording Fees
LA County charges $95 to record the first page of a deed. This includes the $15 base fee, $75 SB2 housing fee, and $5 fraud prevention fee. Each extra page costs $3. Most deeds are two or three pages. A three-page deed costs $95 plus $6 which equals $101 to record.
These fees are the same whether you live in West Covina or any other part of LA County. The county sets the fees. Cities do not charge separate recording fees. They only charge transfer taxes which are different from recording fees. Transfer taxes are based on the sale price. Recording fees are based on the number of pages.
The city of Los Angeles has its own city transfer tax including the high Measure ULA tax on expensive properties. But West Covina does not have a city transfer tax. You only pay the county documentary transfer tax which is 55 cents per $500 of the sale price. This is the standard California rate. Closing costs in West Covina are lower than in LA city for this reason.
If you need a certified copy of a deed, the county charges $6 for the first page and $3 for each additional page. Certification adds the county seal and a signed statement. Courts and lenders require certified copies. Plain copies cost $5 for the first page but do not have the seal. You can use plain copies for your own records but not for legal matters.
California Recording Laws
California has state laws that govern deed recordings. These apply in West Covina and every other city. The main statute is California Civil Code Section 1091 which requires that real property transfers be in writing and signed. Another key law is California Government Code Section 27361 which sets the maximum recording fees counties can charge.
Grant deeds include implied covenants under Civil Code Section 1113 which says the grantor promises the property has not been conveyed to another person and is free from liens except those disclosed. These are automatic when you use the word grant. You do not have to spell them out in the deed.
The Secretary of State oversees notary publics who must sign most deeds. Visit www.sos.ca.gov/notary to learn about notary requirements or to find a commissioned notary in your area. Deeds must be notarized to be recorded in California unless the law provides a specific exception.
California also has programs to help property owners detect fraud. The state Department of Real Estate maintains a list of county alert programs at dre.ca.gov/consumers/CountyAlerts.html where you can sign up to receive notifications if someone records a deed against your property. Los Angeles County offers a homeowner notification program for free.
Other LA County Cities
Los Angeles County has 88 cities total. All use the same county recorder in Norwalk. Other San Gabriel Valley and nearby cities include:
Note: Some LA County cities like Los Angeles, Santa Monica, Culver City, and Pomona have their own additional city transfer taxes. West Covina does not have a city transfer tax. Check with your title company about local taxes before closing on any LA County property.