The Preliminary Change of Ownership Report (PCOR), Form BOE-502-A, is the report a buyer (transferee) completes so the County Assessor can determine whether a transfer of real property changes its assessed value. Ventura County Clerk-Recorder publishes this version, which is one of the forms in the Ventura County property tax process. It is filed in the County Recorder's office together with the document that transfers the property. On FillingPDF you can fill out the form online and download or print the completed PDF; the original PDF is published by the Ventura County Clerk-Recorder.
Last updated
What is BOE-502-A?
The Preliminary Change of Ownership Report (PCOR), Form BOE-502-A, is the form the buyer (transferee) completes before a transfer of real property, in accordance with section 480.3 of the Revenue and Taxation Code, so the County Assessor can evaluate the transfer for property tax purposes.
The Ventura County copy carries the Assessor of Ventura County's letterhead and is hosted by the Ventura County Clerk-Recorder. The form has four parts:
- Part 1, Transfer Information: statements A through Q, which cover possible exclusions from reassessment, such as transfers between spouses, domestic partners, parents and children, or into a revocable trust.
- Part 2, Other Transfer Information: the date and type of transfer and whether only a partial interest moved.
- Part 3, Purchase Price and Terms of Sale: price, down payment, deeds of trust, public financing and how the property was bought.
- Part 4, Property Information: property type, personal property, manufactured homes, rental income and condition.
The reported price and terms are important factors in determining the assessed value used to calculate the property tax bill. Page 1 states that the document is not subject to public inspection. The form says it may be used in all 58 California counties. For an inheritance, the instructions also point to form BOE-502-D, Change in Ownership Statement, Death of Real Property Owner; for a merger, stock or partnership acquisition, the form refers to Form BOE-100-B.
Who needs to file BOE-502-A?
The buyer or transferee completes the PCOR. The form is to be filled out by the transferee before a transfer of the property, and it must be filed with each conveyance in the County Recorder's office of the county where the property is located.
According to the Ventura County Clerk-Recorder's forms page, these recorded documents require a PCOR:
- Grant Deed;
- Quitclaim Deed;
- Affidavit of Death of Joint Tenant.
The certification is signed by the buyer/transferee or a corporate officer. The name line also allows a personal representative, with a printed name, title and email address.
Buyers who answer YES to the disabled veteran question (a 100% rated disabled veteran compensated at 100% by the Department of Veterans Affairs, or an unmarried surviving spouse of one) may qualify for a property tax exemption, but must file a separate claim form with the Assessor. The same applies to the Part 1 exclusions marked with an asterisk and to statement P. Checking a box on the PCOR does not grant any of them.
When to file BOE-502-A
File the PCOR with each conveyance, at the time the document transferring the property is presented for recording. The form is to be completed by the buyer prior to the transfer, and it is filed in the County Recorder's office for the county where the property is located.
If a document showing a change in ownership is presented for recording without a PCOR filed at the same time, the Recorder may charge an additional recording fee. The Ventura County forms page says a penalty fee may be assessed when the PCOR is incomplete or missing for a Grant Deed, Quitclaim Deed or Affidavit of Death of Joint Tenant.
Part 2, line A asks for the date of transfer only if it differs from the recording date, which is rebuttably presumed to be the transfer date. For an inheritance, form BOE-502-D is completed if it has not already been filed with the Assessor's office.
Documents you need
- A list of personal or business property and incentives, with the purchase price allocated to each item, when you answer YES to Part 4, line B. No adjustment is made without a detailed list.
- A separate sheet with a detailed description, when you check Other in Part 2, line B or Part 3, line G and the form's space is not enough.
- Supporting documentation for any YES answer in Part 1, if the Assessor asks for it.
- Supporting documentation for a transfer date other than the recording date (Part 2, line A), if the Assessor asks for it.
- Form BOE-502-D, Change in Ownership Statement, Death of Real Property Owner, for a transfer by inheritance, unless it is already on file with the Assessor's office.
- The claim form from the Assessor for any exclusion (Part 1, C through G or P) or the disabled veteran exemption you wish to claim, since the PCOR alone does not grant them.
How to fill out BOE-502-A
Enter buyer and property details
At the top, enter the Assessor's Parcel Number, the seller/transferor, the buyer's daytime telephone number, the buyer's email address and the street address or physical location of the property. Correct the printed name and mailing address of the buyer if needed.
Answer residence and veteran questions
Check YES or NO on whether the property is intended as your principal residence, and enter the date of occupancy or intended occupancy (MO DAY YEAR). Then answer the 100% rated disabled veteran question.
Give the property tax mailing address
Enter the name and the address, city, state and ZIP code where property tax information should be mailed. It must be a valid mailing address.
Complete Part 1 transfer statements
Check YES or NO for each statement A through Q. Where a statement asks, give the date of death (D), explain (H, J), answer the principal residence and family farm questions (C) or describe the transfer under Q. See the instructions on page 3 for the lines marked with an asterisk.
Complete Part 2 transfer information
Line A: the date of transfer only if it differs from the recording date. Line B: check the type of transfer and fill in the dates or lease terms it asks for. Line C: check YES or NO for a partial interest and give the percentage transferred.
Enter price and loans in Part 3
Line A: total purchase price, not including closing costs or mortgage insurance. Line B: down payment or trade value. Lines C and D: first and second deed of trust details, only if any. Line E: improvement bond or other public financing assumed, with the balance. Line F: buyer-paid commission not included in the price.
Say how the property was purchased
Part 3, line G: check Through real estate broker (with name and phone), Direct from seller, From a family member (with the relationship) or Other with a description. Line H: explain special terms, seller concessions, waived fees or financing that would help the Assessor value the property.
Describe the property in Part 4
Line A: check the property type, with the number of units or a description where asked. Line B: YES or NO for personal property or incentives, with values. Line C: manufactured home value, tax status or decal number. Line D: rental income source. Line E: condition, with a description if fair or poor.
Sign and date the certification
The buyer/transferee or corporate officer signs, dates and enters a telephone number. Print the name of the buyer, transferee, personal representative or corporate officer, with title and email address.
Review, download and record with the deed
Check that every question is answered, any attachments are ready and the signature is complete. Download or print the completed PDF from FillingPDF and take it to the County Recorder with the transfer document, as described under How to submit.
How to submit BOE-502-A
The PCOR is filed in the County Recorder's office for the county where the property is located, together with the document that evidences the change in ownership. The form names no other channel.
- With the recorded document: present the completed, signed PCOR when the deed or other transfer document is presented to the Recorder. For Ventura County property, the form and fee information are published by the Ventura County Clerk-Recorder at clerkrecorder.venturacounty.gov.
- Questions about the form: the Assessor of Ventura County is at 800 South Victoria Avenue, Ventura, CA 93009-1270, telephone (805) 654-2181, website assessor.venturacounty.gov. The form says the Assessor may contact you for more information, so enter a working phone number and email address.
- Claim forms: exclusions and exemptions require a separate claim form; contact the Assessor.
- Fees: an additional recording fee may apply if a transfer document is recorded without a PCOR. The amount is on the Recorder's fee list; ask the Clerk-Recorder for it.
FillingPDF lets you fill out and download the PDF; submission follows the channels above.
Common mistakes to avoid
- Presenting a deed or other transfer document for recording without a PCOR, which can lead to an additional recording fee.
- Leaving the buyer's daytime telephone number or email blank; the form says the Assessor needs to be able to contact you.
- Entering a mailing address that is not valid in "Mail property tax information to"; the form says it must be a valid mailing address.
- Including closing costs or mortgage insurance in the Part 3, line A purchase price, which is to exclude both.
- Skipping the Part 4, line B list of personal property or incentives; without a detailed list, no adjustment is made.
- Checking YES on Part 1, line H when a name is being removed from title; that line is only for correcting a name already on title.
- Checking YES on Part 1, line N when the individuals or the interest each holds changes in any parcel; it applies only if they remain exactly the same.
- Assuming a YES on Part 1 C through G, P or the disabled veteran question grants the benefit; a claim form must be filed with the Assessor.
- Leaving the certification unsigned, or failing to answer all questions in each section before filing.
- Assuming the title or escrow company pays a supplemental assessment at close of escrow; the form says it does not.
Frequently asked questions
What is the Preliminary Change of Ownership Report (PCOR)?
The PCOR, Form BOE-502-A, is a report the buyer completes before a transfer of real property under section 480.3 of the Revenue and Taxation Code. It gives the County Assessor the price, terms and type of transfer needed to evaluate a change in ownership.
Do I have to file a PCOR when I record a deed?
Yes, the form says a PCOR must be filed with each conveyance in the County Recorder's office. If a document showing a change in ownership is presented without one, the Recorder may charge an additional recording fee.
Does the PCOR affect my Ventura County property tax?
It can. The form says the reported purchase price and terms of sale are important factors in determining the assessed value, which is used to calculate your property tax bill. Incomplete answers may lead to an inaccurate assessment.
Who completes the PCOR, the buyer or the seller?
The buyer (transferee) completes it. The certification is signed by the buyer/transferee or a corporate officer, and the name line also allows a personal representative. The seller is identified only by name at the top of the form.
Does checking YES in Part 1 mean I keep my old tax base?
No. For statements C, D, E, F and G you may qualify for a reassessment exclusion, but a claim form must be filed and all requirements met. Contact the Assessor for the claim form; the Assessor may also ask for supporting documentation.
Will escrow pay the supplemental assessment?
No. The form's notice says supplemental assessments are not paid by the title or escrow company at close of escrow and are not included in lender impound accounts. You may be responsible for the taxes even if you do not receive the bill.
What do I do if the property was inherited?
Check Inheritance and enter the date of death in Part 2, line B. The instructions also say to complete form BOE-502-D, Change in Ownership Statement, Death of Real Property Owner, if it has not already been filed with the Assessor's office.
Can I fill out the PCOR online on FillingPDF?
Yes. You can fill out the fillable PDF online on FillingPDF and download or print it. FillingPDF is independent, is not connected to the Ventura County Clerk-Recorder and does not file the form; you present it to the County Recorder with the transfer document.
Ready to fill out BOE-502-A?
Fill out BOE-502-A now