CA AB 2224 Extends E-Recording & Raises Recording Fees

What happened: On August 18, 2026, the California State Senate passed AB 2224. This bill indefinitely extends county recorders’ authority to offer electronic recording delivery systems—which was set to expire on January 1, 2027—and authorizes an increase in maximum recording fees.

On August 18, 2026, the California State Senate unanimously passed Assembly Bill 2224. This legislation removes the January 1, 2027 sunset date on the authority for county recorders to operate electronic recording delivery systems and also allows for an increase in maximum recording fees. The bill now heads back to the Assembly for a final vote before potentially going to the Governor's desk.

What changed

Assembly Bill 2224 makes two primary changes to California Government Code sections related to county recorders. First, it repeals the January 1, 2027, expiration date for the legal authority of county recorders to establish and operate electronic recording delivery systems. Second, it authorizes an increase in the maximum fees that can be charged for recording documents. You can review the bill's progress and text on the California Legislative Information website. While the bill permits a fee increase, the exact new fee schedule has not been finalized and published. We are monitoring this closely.

When does it take effect?

The changes proposed in AB 2224 have not yet taken effect. The bill must still pass a final concurrence vote in the Assembly and be signed by the Governor. If that does not happen, the old rules apply, and authority for e-recording systems will expire.

What this means in the South Bay and on the Westside

For real estate transactions in the South Bay and Westside, the passage of AB 2224 means continued stability for electronic recordings but potential cost increases. The Los Angeles County Registrar-Recorder/County Clerk relies heavily on its electronic recording delivery system to process the high volume of deeds, trust deeds, and other documents for properties in cities like Manhattan Beach, Palos Verdes, and Santa Monica.

If the bill failed and the e-recording authority expired on January 1, 2027, we would face a return to widespread paper-based, in-person recordings. This would cause significant delays and increase the risk of recording gaps, especially for high-value jumbo loan transactions common in coastal areas like Hermosa Beach (90254) and Playa Vista (90094). A delay of even one day can jeopardize a closing.

Assuming the bill is signed into law, the primary impact will be the new fee structure. We expect a modest increase in the per-document recording fee charged by L.A. County. For a standard sale in Culver City or a refinance in Torrance, this might add a small amount to the total closing costs listed on the settlement statement. We will update our fee calculators as soon as the county publishes its revised schedule.

What agents and homeowners should do now

Agents and homeowners with pending transactions should prepare for the potential changes but not overreact, as the bill is not yet law.

1. Check Closing Disclosures: For any transaction expected to close after January 1, 2027, review the estimated recording fees on the Closing Disclosure (CD) with your lender and escrow officer. Be aware that these figures may need to be adjusted.
2. Confirm Recording Method: For deals closing in late 2026, confirm with your title and escrow team that electronic recording is still the planned method. Any legislative uncertainty could cause last-minute procedural shifts.
3. Build in a Buffer: If your closing is scheduled for the last week of December 2026, consider adding a day or two of buffer to your contract timeline. If e-recording authority lapses on January 1, 2027, filings submitted electronically on December 31 may face processing issues.
4. Monitor Official Sources: Keep an eye on updates from the L.A. County Registrar-Recorder's office and the California Land Title Association (CLTA) for official confirmation of the bill's signing and the new fee schedule.

Open questions

As of August 23, 2026, several key details about AB 2224 are still pending.

• Has the Governor signed it? The bill has passed the Senate but must clear a final Assembly vote before heading to the Governor. It is not yet law. We are watching for the Governor's action.
• What is the exact recording fee increase? The bill authorizes an increase to the maximum fee, but each county, including Los Angeles, will set its own final fee. This amount is not yet known.
• What is the final implementation date? If signed, the effective date will be determined by when the Governor acts and the specific language in the bill. This is typically January 1 of the following year, but we are awaiting confirmation.

Sources

• Assembly Bill 2224 (2025-2026 Session)
• Los Angeles County Registrar-Recorder/County Clerk
• California Land Title Association (CLTA)

FAQ

Will AB 2224 delay my closing?

AB 2224 is unlikely to delay your closing if it is signed into law, as it preserves the existing e-recording system. The only potential disruption would be if the bill failed and e-recording authority expired on January 1, 2027, which would affect closings scheduled for early 2027.

How much will recording fees go up in Los Angeles County?

The exact increase in Los Angeles County recording fees has not yet been announced. AB 2224 authorizes a higher maximum fee, but the county's Board of Supervisors must adopt the specific new fee schedule.

What is an electronic recording delivery system?

An electronic recording delivery system is a secure digital method that allows authorized submitters, like title companies, to send documents such as deeds and mortgages to the county recorder's office for official recording without physically delivering paper copies. This process is faster and more efficient than traditional methods.

Does this bill affect my property taxes?

No, AB 2224 does not affect property tax rates or assessments. It only deals with the one-time fees for recording documents related to real estate transactions, like a sale or refinance.

Navigating legislative changes is part of ensuring a smooth closing. If you have questions about how AB 2224 or other recording rules might impact your specific transaction in the South Bay or Westside, don't hesitate to reach out. Contact Matt Goeglein and Xavier de la Piedra IV at Fidelity National Title for expert guidance on your file.