Propositions 60 and 90

From the LA County Assessors web site

In most cases, these constitutional tax initiatives allow senior citizens to transfer the trended base value from their current home to a replacement property if certain requirements are met. This may result in substantial tax savings.

Who Qualifies?

If you or your spouse who resides with you is age 55 or older, you may buy or construct a new home of equal or lesser value than your existing home and transfer the trended base value to your new property. This is a one-time only benefit. You must buy or complete construction of your replacement home within two years of the sale of the original property. Both the original home and the new home must be your principal place of residence. A claim must be filed within three years of purchasing or completing new construction of the replacement property. If a claim is filed after the three-year period, relief will be granted beginning with the calendar year in which the claim was filed. Once you have filed and received this tax relief, neither you nor your spouse who resides with you can ever file again.

Eligibility Requirements:

The replacement property must be your principal residence and must be eligible for the Homeowners’ Exemption or Disabled Veterans' Exemption.   The replacement property must be of equal or lesser “current market value” than the original property. The "equal or lesser" test is applied to the entire replacement residence, even if the owner of the original property acquires only a partial interest in the replacement residence. Owners of two qualifying original residences may not combine the values of those properties in order to qualify for a Proposition 60 base-year transfer to a replacement residence of greater value than the more valuable of the two original residences.   The replacement property must be purchased or built within two years (before or after) of the sale of the original property.   Your original property must have been eligible for the Homeowners’ or Disabled Veterans’ Exemption.   You, or a spouse residing with you, must have been at least 55 years of age when the original property was sold.

Frequently Asked Questions

Q. What is the difference between Proposition 60 and Proposition 90? A. Proposition 60 relates to transfers within the same county (intra-county). Proposition 90 relates to transfers of base value from one county to another county in California (inter-county).

Q. If I qualify for Proposition 60/90 benefits, do I still need to file for a Homeowners’ Exemption on the replacement property? A. Yes. Homeowners’ Exemptions are not granted automatically.

Q. What is the Proposition 60/90 filing deadline? A. A claim must be filed within three years of purchasing or completing new construction of the replacement property. If a claim is filed after the three-year period, relief will be granted beginning with the calendar year in which the claim was filed.

Q. My original home is located outside Los Angeles County, but my replacement home is in Los Angeles County. Do I qualify for relief? A. Yes.

Q. I plan to relocate from Los Angeles County to another county. Do I qualify for relief? A. You may qualify for relief. As of November 5, 2004, the following counties in California have an ordinance enabling Proposition 90: Alameda   Orange   San Mateo   Ventura   Los Angeles   San Diego   Santa Clara Since the counties indicated above are subject to change, we recommend contacting the county to which you wish to move to verify Proposition 90 eligibility.

Q. Do all replacement homes qualify? A. If you meet all other eligibility requirements, relief is granted for a single family residence, condominium, unit in planned development, cooperative housing, community apartment, mobile home subject to local real property tax, and living unit within a larger structure consisting of both residential and non-residential accommodations.

Q. If I make an improvement to my replacement home within two years of purchase, can I get additional tax relief for the new construction? A. Yes, as long as the total amount of your purchase and the new construction does not exceed the market value of the original property at the time of the sale.

Q. What does “equal or lesser value” of a replacement property mean? A. The meaning of “equal or lesser value” depends on when you purchase the replacement property. In general, “equal or lesser” value means:   100% or less of the market value of the original property if a replacement property was purchased or newly constructed before the sale of the original property, or   105% or less of the market value of the original property if a replacement property was purchased or newly constructed within the first year after the sale of the original property, or   110% or less of the market value of the original property if a replacement property was purchased or newly constructed within the second year after the sale of the original property. When making the “equal or lesser value” test, it is important to understand that the market value of a property is not necessarily the same as the sale or purchase price. The Assessor will determine the market value of each property. In some new developments, the indicated sale price does not include upgrades paid for outside of escrow. The Assessor must consider the value of these upgrades when determining the market value of the property. If the market value of your replacement dwelling exceeds the “equal or lesser value” test, no relief is available. It is “all or nothing” with no partial benefits granted.

Q. Can I give my original home to my son or daughter and still get Proposition 60/90 benefits when I purchase a replacement property? A. No. An original property must be sold and subject to reappraisal at full market value.

Q. If an original property has multiple owners, can Proposition 60/90 tax relief be split? A. No. The owners must determine between themselves which one will get the benefit. Only one original owner can claim Proposition 60/90 tax relief.

How Do I File for Proposition 60/90 Tax Relief?

Claim forms are available from several sources. Choose the most convenient for you. Online: Forms are available from the Assessor’s website: assessor.lacounty.gov Email: Send an email to helpdesk@assessor.lacounty.gov Phone: Call 1.213.893.1239 Claim forms may also be requested by mail or in person at any of our offices.

What Form Do I Need?

Claim of Person(s) at Least 55 Years of Age for Transfer of Base Year Value to Replacement Dwelling (BOE-60-AH/OWN-89) .

1 For expanded definitions of Propositions 60 and 90, see Revenue and Taxation (R & T) Code Section 69.5. It is available online at www.boetaxes.ca.gov/property.

Prop 60/90

Proposition 60 amended the California Constitution in November 1986.  It allows qualified persons over the age of 55 to transfer the base year values from a former residence (“original property”) to a replacement residence under certain conditions.

Who is a "qualified person"? First, the claimant must be age 55 or older, and own and occupy the original residential property as the owner’s principal residence as of the date of transfer to a new owner.  If the claimant is married and resides there with his spouse, then both spouses qualify if either one of them is at least age 55 as of the date of transfer. 

What is a “transfer of the base year value”?  Let’s take this step by step. The base year is the year in which the property or portion thereof is purchased, newly constructed, or a re appraisable ownership change occurs.  The base year value, also called “original base year value,” is the full market value of the home in the base year. The full market value is typically determined by either the purchase price or the Proposition 13 value. 

Proposition 13 was a 1978 amendment of the California Constitution (Article XIIIA), aimed at controlling housing price increases. It limited the assessed value of existing homes to 1975-1976 values, limited tax rates to one percent of assessed value (plus any voter-approved surcharges), and limited inflation-based increases to two percent annually. Proposition 13 value is the full market value, adjusted according to these limits. Thus, the factored base year value of the original residence is the original base year value, adjusted by the annual inflation factor for each taxable year under the current ownership. Prop 60 allows this value of the original residence to be transferred to the replacement home.

What other "conditions"  must be met to qualify?    Both the original and replacement properties must be located in the same county; and  The original property must have been eligible for either the homeowner’s exemption (claimant owned and occupied it as principal residence at the time of sale or within two years of the acquisition of the replacement property) or entitled to the disabled veteran’s exemption (veteran with service related disability and California resident on January 1 of claim year); and   The replacement dwelling must be of equal or lesser value than the original property; and  The replacement dwelling must have been acquired or newly constructed within two years before or after the sale of the original property as long as the replacement property was acquired or newly constructed on or after November 6, 1986; and • The original property must be subject to reappraisal at its current "fair market value" as a result of its transfer, in accordance with Revenue & Taxation Code sections 110.1 or 5803; and • A claim must be filed within three years of the replacement dwelling purchase or completion of new construction of the replacement dwelling. 

What if I jointly own the property with someone who is not my spouse? The same rule applies. If there are two or more co-owners of a dwelling, all owners qualify if only one owner of record is over 55 and if that owner/claimant occupies the property as of the date of the transfer. 

How often can I claim the Proposition 60 benefit?  The benefits of the Proposition 60 exclusion are granted only once in a claimant’s lifetime. 

As a co-tenant of the original property with another owner, may I receive a partial benefit if we apply for the exclusion and buy separate replacement homes? No. Only one co-owner of a qualified original property may receive the  benefit in this situation. The co-owners must choose between themselves which one will make the claim.  The only exception is a multiple-residence original property (such as a duplex), where multiple owners qualify for separate homeowner’s exemptions. In that case, each owner may transfer a portion of the original property’s value to his separate replacement dwelling. 

Does Prop 60 apply if I make a gift of  my original property to my children and I buy a replacement?  No. A gift of the original home to the owner’s child, while the owner is alive or through a will upon the owner’s death, does not qualify. The original property must be sold in exchange for something of monetary value (“consideration”) and be subject to reappraisal at full market value at the time of transfer. 

What is "equal or lesser value" of the replacement dwelling? In most cases, where the replacement property is purchased before or at the same time as the original, the market value of the replacement must be 100 % or less of the market value of the original.

Must I buy the replacement home before I sell my original residence? No. You have up to two years before or after the sale of the original residence to buy a replacement. The date of the replacement’s purchase determines the relative market value that is required to qualify under Prop 60. Thus, (1) if the replacement is purchased or newly built before the original property is sold, the replacement’s value must be 100% or less than the market value of the original; (2) if the replacement dwelling is acquired or newly built within one year after the original is sold, the replacement’s value must be not more than 105% of the original’s value; and (3) if the replacement is acquired or newly built within two years after the original is sold, the replacement’s value must be not more than 110% of the original’s. Market value is not necessarily the purchase or sale price—it is determined by the county assessor. 

As sole owner of an original property, may I qualify when I jointly buy a share of a replacement? Yes you may, as long as you are otherwise qualified, regardless of how many co-owners buy the replacement. All co-owners will share your benefit, although they need not join in your claim. You may not claim the benefit again, but the others may. (Ref. LTA 91/80.)

May one sole owner of a qualified original home and another sole owner of a separate qualified original home apply their separate Prop 60 benefits to the same replacement residence they buy jointly? No. Each owner may only receive the benefit of a single claim. The owners may not combine their benefits to buy a replacement dwelling of equal or less value than the combined original value. 

PROPOSITION 90: FOR PROPERTIES IN DIFFERENT COUNTIES Prop 60 requires that both the old and new homes be within the same county. Prop 90, adopted in 1988, extends Prop 60’s benefits to homes in two counties, but only if the county of the replacement property has adopted a county ordinance permitting the local county assessor to apply the value determined by the county assessor of  the original home.

Which counties grant Prop 90 exclusions?  As of October 2000, these counties had adopted an ordinance making Prop 60 benefits available to local replacement dwellings: Alameda, Kern, Los Angeles, Modoc, Orange, San Diego, Ventura, San Mateo, and Santa Clara. For more information, contact the county assessor in the county where you plan to buy.

PROPOSITION 110: FOR SEVERELY DISABLED PERSONS Proposition 110 was adopted on June 5, 1990 to extend Prop 60 to severely disabled persons residing permanently in the property. Also, in existing homes qualified for a homeowner’s exemption, certain construction, modifications, or installations intended to increase accessibility for an owner or an owner’s severely and permanently disabled spouse, are excluded from reappraisal.

Do I also need to be 55 or older to qualify? No. Prop 110 applies regardless of age.

What other conditions must be met?   The replacement property must be newly built or purchased on or after June 6, 1990; and  The disability must be properly certified; and  The claimant must not have previously benefited from a replacement dwelling exclusion. However, an exception applies to successful claimants under Props 60 or 90 who later become severely and permanently disabled: they may qualify again, under Prop 110. (Ref. LTA 97/02, R&T Code §69.5.)

Proposition 90 Watch

Ordinarily under Proposition 13, the value of a home for property tax purposes is re-assessed to market level whenever a change in ownership takes place. This usually results in higher property taxes for the homebuyer.

In November 1988, the state's voters approved Proposition 90, which is designed to induce greater turnover of homes owned by senior citizens. The measure provides anyone over the age of 55 with relief from Proposition 13 by allowing them to move from one county to another without undergoing a change in their basic property taxes.

Proposition 90 is a "local-option" law; each county has the option of participating. If a county has adopted a Proposition 90 ordinance, it accepts transfers of property tax base assessments from other California counties. If the county that the homeowner is moving from does not have a Proposition 90 ordinance, this does not affect the eligibility of the homeowner.  Homeowner seeking to transfer their property tax base assessment must verify that the county to which they are moving has a Proposition 90 ordinance.

[Please note: Proposition 60 is a similar law passed by the state's voters two years prior to Proposition 90. It allows seniors to keep their property tax base assessment when they move within the same county.  Proposition 60 does not require passage by a local municipality.  It is state law.]

Counties which have adopted a Proposition 90 ordinance:

Current as of 6/1/2005

Counties which have rejected implementing Proposition 90:

[Counties with an asterisk * previously had a Proposition 90 ordinance then repealed it. All other counties listed in Table II never had a Proposition 90 ordinance.]

*This information is from the California Association of Realtors Online web site at www.car.org.

Proposition 60: Allows homeowners 55 years of age and older to transfer the base year value of their principal residence to a newly purchased residence in the same county, providing that certain requirements are made.

For these specifics detailed, go to the Los Angeles Tax Assessor's web site on Proposition 60. Their web site is at http://www.lacountyassessor.com/extranet/guides/prop6090.aspx.   If you live in another county of California, check with your local county tax assessors for details.

Please consult your local tax assessors office to verify current status and provisions of this proposition before selling your home.