If the person who owes you money owns a house, a condo, a rental or commercial property in Los Angeles County, one of the first things to do with your judgment is record an abstract of judgment. It is relatively simple, it doesn't require a court hearing, and it creates a lien that can sit on the debtor's real estate for years.
This guide explains how to get an abstract of judgment, how to record it with the Los Angeles County Registrar-Recorder/County Clerk, how long the lien lasts, and what it does and doesn't do.
An abstract of judgment is a summary of your judgment issued by the court clerk. It lists the court, the case number, the parties, the amount of the judgment and identifying information about the debtor. Recording it in the county's official records puts the world on notice that the debtor owes you money, and under California Code of Civil Procedure section 697.310 it creates a judgment lien on the debtor's real property in that county.
For a Los Angeles Superior Court judgment, you request the abstract from the clerk of the courthouse where your case was filed using form EJ-001, Abstract of Judgment—Civil and Small Claims. The clerk issues it. Check the court's website for current fees and filing options.
California law requires the abstract to include the debtor's name and last known address and, if you know them, the last four digits of the debtor's Social Security number and driver's license number. Accurate identifying information helps title companies match the lien to the right person, so fill it in as completely as you can.
Judgments from the U.S. District Court for the Central District of California can also become liens on California real estate. The U.S. District Court issues its own abstract, which is recorded the same way.
Real property records in Los Angeles County are kept by the Los Angeles County Registrar-Recorder/County Clerk, whose main office is in Norwalk. You submit the abstract for recording along with the recording fee. The Registrar-Recorder's website lists current locations, fees, cover-page requirements and electronic recording options, so check it before you submit.
Once recorded, the abstract gets a document number and recording date. Keep a conformed copy for your file. The recording date matters, because it generally sets the lien's priority against later liens.
Property held in someone else's name, such as a trust, an LLC or a relative, isn't automatically covered. Reaching it usually requires more steps, which our article on using an affidavit of identity when the debtor's home is in a trust walks through in one real case.
A California judgment lien on real property lasts 10 years from the date the judgment was entered. A money judgment can be renewed for another 10 years before it expires.
To keep the lien and its priority, a certified copy of the renewal of judgment must be recorded in each county where the abstract was recorded before the 10 years expire. Proof of service of the notice of renewal on the debtor must also be filed with the court.
Watch the calendar. If the renewal isn't recorded in time, the lien lapses and you can lose your place in line.
It clouds the title. Title companies search for recorded judgment liens. When the debtor sells or refinances, escrow usually has to pay off the lien before the deal can close, which is why a recorded abstract often gets judgments paid years later.
It doesn't force a sale by itself. To force the sale of real property, a creditor needs a writ of execution and, for the debtor's home, a court order. California's homestead exemption protects a significant amount of equity in a debtor's home, so forced sales of homes are the exception, not the rule. Our guide to enforcing a judgment against real estate in Los Angeles County covers that process.
It doesn't reach personal property. Business assets like equipment and inventory are handled differently, through a judgment lien filed with the California Secretary of State.
With the Los Angeles County Registrar-Recorder/County Clerk. Its main office is in Norwalk, and its website lists current locations, fees and electronic recording options.
For California state court judgments, Judicial Council form EJ-001, Abstract of Judgment—Civil and Small Claims, issued by the clerk of the court that entered the judgment.
No. The abstract issued by the court clerk can be recorded as is.
Ten years from entry of the judgment. To keep the lien and its priority, a certified copy of the renewal of judgment must be recorded in each county where the abstract was recorded before the 10 years expire, and proof of service of the notice of renewal must be filed with the court.
Yes. In the county where the abstract is recorded, the lien attaches to real property the debtor acquires while the lien is in effect.
Yes. Recording early means the lien is already in place if the debtor buys property in the county later.
Recording an abstract is a smart first step, but a lien can take years to pay off, and it doesn't help much if the debtor never sells. If you would rather be paid now, you can sell your judgment. Learn how selling a judgment in Los Angeles works, or submit your judgment for a no-obligation cash offer. Final Verdict Solutions buys civil money judgments over $25,000 in Los Angeles County and across the country.
This article is general information, not legal advice. For advice about your case, talk to a California attorney.
Final Verdict Solutions buys civil money judgments over $25,000. Get a no-obligation cash offer. If you accept, you get paid and collecting the judgment becomes our job, not yours.
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