Owning rental property in Los Angeles and its cities (e.g. Beverly Hills, Culver City, Long Beach) brings questions about rights and procedures. This guide explains key concepts like ownership interest, property tax myths, and how to prove title. That’s also why hiring a professional manager can ease your burden. In LA County you can even view official parcel data via a property ownership map, showing which owner holds which lot. Understanding your legal ownership is crucial, and a local expert like Martin Feinberg (a 37‑year Westside Realtor and full-service property manager) can help maximize your returns while you remain worry-free.
Does paying property tax give ownership?
A common myth is that paying another person’s property taxes can earn you the title. In reality, paying taxes does not grant ownership. Legal title to real estate transfers only through the deed signed by the seller (or by a court order in foreclosure). Simply covering the tax bill on someone else’s home doesn’t make you the owner.
It is worth noting, however, that in rare cases a third party can acquire a tax lien or even the property itself through foreclosure if taxes go unpaid. But, under normal circumstances, ownership still rests with whoever holds the deed. As Chase advises, “...paying property tax does not give you ownership of the property. Ownership is transferred through a deed… signed over to you by the seller at the time of purchase.”
What is ownership interest in a property?
“Ownership interest” means the bundle of rights that come with owning property. They’re the right to use, rent, sell, or pass the property on. In practical terms, your ownership interest could be 100% or fractional, and it may be held alone or shared with others.
Tenants in Common
Each co-owner has an undivided share in the whole property (equal or unequal shares). Each co-tenant can use the entire property and is responsible for a proportionate share of expenses. When one co-owner dies, their share passes to their heirs, not automatically to the other owners.
Joint Tenancy
All owners hold equal shares with a right of survivorship. If one dies, their interest automatically transfers to the remaining owners (no probate). FYI: Selling one’s share in joint tenancy converts it into a tenants-in-common arrangement.
Community Property (CA law for spouses)
In California, most married couples own property as community property, meaning each spouse owns half of any asset acquired during marriage. With no special designation, a spouse’s half still goes through probate when they die. However, couples can record it as “community property with right of survivorship” so the survivor inherits immediately.
Fractional Ownership
Several unrelated parties each own a percentage of a high-value asset (often used for vacation homes, jets, or luxury real estate). Each owner has rights to use the property for a set period and shares maintenance and management costs. This is like a sophisticated timeshare. You have a slice of ownership and usage.
Each of the above grants an ownership interest (legal title) in the property. In all cases, the owner’s rights are defined by the title documents. As Chase explains, ownership interest is essentially, “the rights an owner has in a property,” such as the freedom “...to sell, rent or use the property.” Holding title jointly or fractionally still counts as ownership interest. You just share it according to the legal agreement.
How do you take ownership of abandoned property?
You cannot simply claim an abandoned house or land without following the law. Legally taking title to abandoned property (especially real estate) requires formal procedures:
Confirm Abandonment of Property
Ensure the owner has truly relinquished the property. Abandonment isn’t just vacancy. The law looks for evidence that the owner “has relinquished their rights,” such as not paying taxes, neglecting the property, or clearly leaving it behind. For example, California courts have ruled that title cannot be presumed abandoned without proof the owner intended to abandon it.
Provide Notice to Former Owner
Many jurisdictions require you to notify the former owner and the public. This often means certified mailing a notice to the owner’s last known address and publishing an announcement in a local newspaper or public registry. This step protects the original owner’s rights by giving them a chance to object or reclaim the property.
Adverse Possession (Statutory Claim)
In California, one common way is adverse possession. This is a legal doctrine where a person occupying property without permission can gain title if strict conditions are met. Specifically, you must occupy the land continuously for at least 5 years, and pay all property taxes for that period. Your use must be open, notorious, exclusive, and hostile (meaning without owner’s permission). In effect, you behave like the owner in plain view, and after five years the law may grant you legal ownership.
Don’t forget that paying taxes alone isn’t enough. It’s just one of several requirements.
Legal filing
If the above steps are satisfied, you typically must file documents (like a lawsuit or a quitclaim deed) in court or at the county recorder’s office to finalize the transfer. Courts scrutinize such claims closely and often require evidence (photos, tax receipts, affidavits) to show the use was continuous and exclusive.
In short, taking ownership of truly abandoned real property requires strict compliance with adverse possession or local unclaimed property laws. It can be complex. A knowledgeable attorney or property manager can help navigate these steps.
California expert sources stress that “paying property taxes is a crucial requirement” for an adverse possession claim, but it does not by itself give ownership. As mentioned above, it’s just one part of the process.
How do you prove ownership of a property?
Proving legal ownership of real property in Los Angeles (or anywhere) usually means producing official documents. Key proofs include:
Recorded deed: The most definitive proof is the deed (grant deed or quitclaim) showing who owns the title. A deed recorded at the county recorder’s office is public record of ownership.
Title or escrow documents: Copies of closing statements or title insurance policies from when you bought the property help demonstrate a paper trail.
Property tax statements: Tax bills or receipts in your name (from the Assessor’s office) indicate you are the responsible owner.
Mortgage or loan documents: Lender paperwork listing you as borrower-owner can be supporting evidence.
Insurance policy: Homeowner insurance showing you as the named insured on the address.
County records: Los Angeles County parcel maps or the Assessor’s online records will list the owner of each parcel. You can often search by address or Assessor’s Parcel Number (APN) to confirm your name.
Title insurance: Holding an owner’s title insurance policy also proves you had the purchase funds to buy the property and that a title company vouches for your ownership status.
In practice, a combination of these documents is used. As Chase explains, “Property ownership can generally be proved by… legal documents that show you hold the property’s title. These documents may include the deed, property tax statements, mortgage documents, insurance policies and public records”. If ownership is ever challenged, these are the records you’d present to establish you are the owner.
How do you prove ownership of personal property?
Personal property (furniture, electronics, appliances, etc.) is proved by whatever documentation you have. Useful proofs include:
Receipts or sales contracts: Original purchase receipts, invoices, or contracts are ideal proof you bought an item. Detailed inventory documentation is helpful.
Home inventory: Keeping a detailed home inventory (with item descriptions, values, serial numbers) is highly recommended. Photos or videos of items in your home can serve as evidence.
Serial/model numbers: Record unique identifiers (e.g. a car’s VIN, appliance serial numbers). These tie the specific item to you.
Credit/debit records: Bank or credit card statements showing the purchase of an item can substitute for a receipt.
Appraisals and certifications: For high-value items (jewelry, art, collectibles), professional appraisals or valuations support proof of ownership.
User manuals and packaging: Keeping manuals or original boxes can help verify an item’s make and model.
Affidavits or insurance documentation: If formal proof is lacking, a sworn affidavit listing your property (often used in insurance claims) or a renter’s insurance inventory list can be used. Insurance companies note that even without receipts, they accept photographs and serial numbers as evidence.
In general, the more evidence you have (receipts, serial numbers, photos), the stronger the proof of ownership. As one expert puts it, while receipts are ideal, insurers and courts will also accept an itemized inventory, photos of each item, and financial records showing the purchase. The key is demonstrating you had the item and when it was yours.
Benefits of Hiring a Professional Property Manager
For Los Angeles-area landlords, understanding ownership is one thing… managing tenants and legal compliance is another. A full-service property manager provides expertise and peace of mind. For example, one management firm notes that “owning an investment or rental property can be stressful” if you’re not an expert on habitability laws and market dynamics. A local manager handles those headaches. Key advantages include:
Market Expertise & Rental Pricing: A manager conducts a thorough market study to set rents optimally. In LA’s competitive market, underpricing means lost income; overpricing means vacancy. A pro keeps rents in line with current demand. As one firm advises, this balance avoids high vacancies and maximizes profit.
Tenant Screening and Placement: Good managers run credit and background checks. They advertise and fill vacancies quickly, finding qualified tenants. One LA landlord raved that Martin Feinberg’s team leased a Culver City home in just two weeks to high-credit renters. Professionally screened tenants reduce the risk of late rent or eviction.
Maintenance and Vendor Management: Managers handle repairs and routine maintenance. They have networks of trusted contractors (plumbers, electricians, landscapers) and often better vendor pricing than individual owners. This ensures your property stays in top condition without you lifting a tool.
Legal Compliance and Regulations: California (and cities like Beverly Hills or Santa Monica) have complex rental laws and registrations. For instance, Beverly Hills requires all landlords to register their units annually and follow strict rent caps. A local manager stays up-to-date on state laws (e.g. AB 1482 rent cap of 5%+inflation) and municipal rules, ensuring your property complies with health codes, lease regulations, and eviction procedures.
Rent Collection and Financial Reporting: Property managers collect rent on schedule and handle late notices or legal action if needed. They also provide easy financial reporting. You’ll get access to online portals that let you see monthly income, expenses, and accounting statements. Martin Feinberg’s firm, for example, offers an owner portal so you “can easily stay in tune with how your investment is performing.”
Time Savings and Peace of Mind: Perhaps most importantly, hiring a manager frees your time. You can live anywhere or focus on your career, while the manager deals with tenants and emergencies. As one Feinberg client said, after 5 years working together “Martin and his team are always on top of everything—from routine [inspections] to staying current with changes in local housing law.” Owning rental real estate becomes much more hassle-free with expert help.
In short, a local property manager combines market savvy, legal knowledge, and day-to-day service. They help maximize your income and minimize risks. For Los Angeles rentals, whether a Culver City condo, a bungalow in Long Beach, or a Santa Monica apartment, having someone “on top of everything… from routine management to staying current with changes in local housing law” can make your investment truly passive income.
Partner with a Local Expert: Martin Feinberg Property Management
If you own rental property in LA, Culver City, Beverly Hills or nearby, consider letting Martin Feinberg’s full-service team handle it. Martin is a licensed broker and veteran Realtor (37+ years experience) who “takes the stress out of property management”. He provides personalized service: “I handle absolutely everything for owners with the same diligence and care that I take in handling my own properties,” he says. From preparing market analyses and setting rents, to tenant screening, rent collection, maintenance, evictions, and financial reports, Feinberg’s firm covers it all.
By partnering with Martin Feinberg Property Management, you gain the benefits listed above and more – custom advice for your specific area and property. For example, Feinberg helped one Culver City landlord “bring the rent to market value” and recommended upgrades to attract tenants. Another notes he has kept her properties compliant and profitable for years. His team even covers uncontested eviction costs if needed.
Ready to simplify your investment? Contact Martin Feinberg’s full-service property management team today. Whether you’re in Glendale, Pasadena, Burbank or anywhere in LA County, they’ll ensure your property is professionally managed. This maximizes your income while you relax. With Martin Feinberg on your side, being a landlord truly becomes “smooth and completely hassle-free.”
