Deadline
Property tax deadlines, now through April: Dec. 10, 2026 and April 12, 2027
Tom Jarboe, NMLS #210600
The short answer
The first 2026-27 property tax installment was due November 1 and becomes late after 5:00 p.m. on Thursday, December 10, 2026, in both Los Angeles and San Bernardino counties. The second is due February 1, 2027, and because April 10, 2027 is a Saturday, the weekend rule moves its deadline to Monday, April 12, 2027.
The dates for 2026-27
| Installment | Due | Late after | What happens if it's late |
|---|---|---|---|
| First | Nov. 1, 2026 | 5:00 p.m., Thu., Dec. 10, 2026 | 10% penalty |
| Second | Feb. 1, 2027 | 5:00 p.m., Mon., April 12, 2027 (April 10 is a Saturday, so state law moves it to the next business day) | 10% penalty plus a $10 cost |
Both counties' tax collectors confirm the November 1 and December 10 dates. Los Angeles County's 2026-27 bill insert says that when a deadline falls on a weekend, the deadline moves, by law, to the next business day. Your own bill shows your exact amounts.
If the taxes are still unpaid after June 30, they go into default, and more penalties build each month. In Los Angeles County, a five-year payment plan can stop a tax sale.
Why this matters more with a reverse mortgage
A reverse mortgage has no required monthly mortgage payment, but your property taxes, homeowners insurance, HOA dues and upkeep are still yours to pay. Under HUD's rules for a HECM, unpaid property taxes are a reason the loan can be called due, with HUD's approval, and in time that can lead to foreclosure.
What usually happens first: the servicer pays the late tax bill to protect the home and adds that amount to your loan balance. That balance was already growing with interest, mortgage insurance and fees, and now it grows faster. Then the servicer contacts you about paying it back.
If you have a fully funded set-aside account, the servicer pays your taxes from it. Check your statement to be sure. See how a set-aside works.
If you're behind
My advice: don't wait for a letter.
- Call your servicer first. Use the number on your monthly statement, not the number on a letter you weren't expecting. Write down the date, the name and what was said.
- Ask about a repayment plan. HUD's rules let a servicer offer a plan based on your income, for up to 60 months. If the youngest living borrower is 80 or older and there are critical circumstances, such as a terminal illness, HUD may allow more time, case by case. Neither is guaranteed.
- Pay what you can. Los Angeles County accepts partial payments, which lower the penalty. San Bernardino County also has a partial payment option, but full installments are still due by the deadlines.
- Know that it can be fixed. Under HUD's rules, a borrower can catch up any time before a foreclosure sale.
Questions about your own situation?
Talk with Tom Jarboe. He's been helping families with home loans since 1986. You'll get plain answers, and he'll tell you if a reverse mortgage isn't the right fit.
A word on Property Tax Postponement
California's Property Tax Postponement program takes applications from October 1, 2026 to February 10, 2027. It postpones taxes for eligible homeowners 62 and older (or blind or disabled) with at least 40% equity and household income under the state's limit. It doesn't cancel them: the state records a lien and adds 5% simple interest a year.
It doesn't mix well with a reverse mortgage. HUD's HECM rules bar a borrower from joining a tax deferral program unless the state's lien comes second to the HECM, and state law says choosing a reverse mortgage makes all postponed taxes due.
If you already have a reverse mortgage, ask your servicer and the State Controller at (800) 952-5661 before you apply. If you don't have one yet, it's fair to look at the state program first. See Property Tax Postponement or a reverse mortgage?
For families
Los Angeles County has a free Third Party Notification Program. A homeowner can name a family member or friend to get copies of defaulted tax bills. That person doesn't have to pay. They just get the reminder.
What to do
- Find this year's tax bill. If you can't, look it up on your county tax collector's site.
- Pay the first installment by 5:00 p.m. on December 10. Online from your bank account is free in both counties and avoids stolen mail.
- If you can't pay, call your servicer this week and ask about a repayment plan.
- Put April 12, 2027 on the calendar for the second installment.
- Read the full guide: Behind on taxes or insurance on a reverse mortgage.
FHA insurance on a HECM protects the lender, not you. New American Funding is not acting for HUD, FHA or any government agency.
Sources (read November 3, 2026)show all
- Los Angeles County Treasurer and Tax Collector, 2026-27 Annual Secured Property Tax Bill Insert (due dates, weekend rule, penalties, partial payments, Property Tax Postponement window): https://ttc.lacounty.gov/wp-content/uploads/2026/07/2026-27-Annual-Secured-Property-Tax-Bill-Insert-Final-Version.pdf
- Los Angeles County Treasurer and Tax Collector, Secured Property Taxes FAQs (default after June 30, Five-Pay Plan): https://ttc.lacounty.gov/secured-property-taxes-frequently-asked-questions/
- Los Angeles County Treasurer and Tax Collector, Third Party Property Tax Notification Program: https://ttc.lacounty.gov/third-party-property-tax-notification-program/
- San Bernardino County Auditor-Controller/Treasurer/Tax Collector, news release "Tax Collector Warns Property Owners of Ongoing Check Fraud" (Oct. 15, 2026; Nov. 1 due date, Dec. 10 deadline, 10% penalty): https://assets.ctfassets.net/wrl7z79vuuk1/5mX9BUAixsP0z2Mnwb9Lvm/9b1a2fde95a3e9dd7beda06278dcc2d9/News_Release_-_San_Bernardino_County_Tax_Collector_Warns_Property_Owners_of_Ongoing_Check_Fraud_December_2026_FINAL.pdf
- San Bernardino County Auditor-Controller/Treasurer/Tax Collector, home page (partial payment option): https://www.sbcountyatc.gov/
- HUD Handbook 4000.1, Part III.B.2.c.ii (repayment plan, At-Risk extension, cure): https://www.hud.gov/hud-partners/single-family-handbook-4000-1
- 24 CFR 206.27 and 206.205 (when the loan comes due; property charges; no tax deferral liens), eCFR: https://www.ecfr.gov/current/title-24/subtitle-B/chapter-II/subchapter-B/part-206
- California Revenue and Taxation Code section 2619 (when December 10 or April 10 falls on a weekend or holiday, the deadline moves to 5:00 p.m. on the next business day): https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=RTC§ionNum=2619
- California Government Code section 16190 (postponed taxes become due): https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV§ionNum=16190
- State Controller, Property Tax Postponement: https://www.sco.ca.gov/ardtax_prop_tax_postponement.html
Free
Reverse Mortgages in California: A Family Guide
I put the key rules from this site into one printable guide for your family: how it works, set-asides, what happens when a parent dies, and the questions to ask. Instant download after you enter your email. No phone number needed.
Tom Jarboe, Regional Sales Manager, New American Funding, NMLS #210600, Diamond Bar.
Questions about your own situation? Talk with me first: (909) 869-6588. Before you can apply for a reverse mortgage, you'll meet with an independent HUD-approved counselor. More notes.