Home of the Indie 500 race, The Hoosier State, Indiana has a population of 6.8 million residents. The state bird is the cardinal, and Indiana was the first state to have a chapel in its state capitol. So many racing fans mean a lot of property and tons of property records.

Property records in Indiana impact residents, government agencies, the courts, and even private businesses. Lawyers, real estate agents, title companies, home buyers and sellers, researchers, investors, and others use property records to learn about properties and their owners.

This guide will tell you everything you need to know about Indiana property records: what they are, how they are used, the different types, where to find them, and how to correct and maintain them.

Property records in Indiana contain information about a property and its current and historical owners. Some property records, like deeds, perform functions like transferring ownership. Others, like appraisals and assessments, provide an opinion of the property's value. Building permits give homeowners the right to expand and renovate.

Sources of Property Records in Indiana

Indiana does not have a single repository for all property records. Instead, records are kept with different government offices and private companies. You must file deeds with the county assessor or recorder. For example, with Marion County, you would file deeds with the Marion County Assessor. The local county assessor also handles property taxes. You can use this resource to locate your specific county tax assessor. You may find other property records with real estate agents, lawyers, title companies, and land records with the court. The Area Planning office of the local government handles building permits.

Each local county in Indiana has a recorder's office where you can file and review public property records. You must visit during open hours, and if you request copies of records, depending on how busy they are, you may have to wait and pay a fee per page. The recorder's office makes the document legal. Once you file it, the paperwork becomes a public record.

How Property Records are Maintained in Indiana

To file a deed with the recorder's office, you must bring the notarized original, signed by all parties. The recorder's office will stamp, date, and file the original. They keep them according to their own system. If you need to change or correct records, you would need to contact the same office in the same county. The county may also scan the records and maintain them online for easy access.

Accessing Records at the Recorder's Office in Indiana

Property records are public records, and anyone has the right to access them. You can access them in person at the local county office or online. Many of the counties scan and keep records online. To get you started, here are some of the offices:

Recorder's Office Locations in Indiana

You must consult the local county where the property is located. Another county will not have the proper records. Therefore, you need the address of the correct recorder's office location. You can use this resource to find the correct recorder's office.

Indiana uses various types of property records to collect, disseminate, and make public information about the property and its owners. Each type serves a different purpose and is used by groups, individuals, companies, and government offices. The most common types used in Indiana are:

Before 2002, assessors assessed Indiana properties every 5 to 10 years. Unfortunately, the timespan led to a significant change in property tax bills, resulting in a sudden value increase. Today, assessors assess property taxes annually. The standard process is as follows:

Easements and Covenants

Easements are legal rights to enter property without the owner's consent. A good example is a power company with telephone poles on someone's private land. The company can enter the property and maintain its lines without first asking.

Covenants are slightly different. These are rules about how you can use the land. Most often, you see them in condo developments and other gated communities. Another example would be land near a wildlife preserve with rules about not developing or disturbing the animals.

Plats and Surveys

Plats and surveys are both types of maps showing the boundaries of a specific property. Plats, however, show the boundaries of other neighboring properties, while surveys do not.

The information in survey documents differs, but the general information includes the following:

Historical Property Records

Most counties will have mountains of property records. After a specific time, they retire them to the archives, leaving more current records easily accessible. You can find state archives with the Indiana Archives and Records Administration.

Searching for property records is much easier than in the past. You have a few options available to you depending on what you are looking for and for what purpose. You might try online resources if you just need to look something up. If you need a printed certified copy, you might want to visit the county recorder's office in person. Your options for searching for property records are as follows:

Online Property Record Search

Your first step should be to try an online search. Enter the property's address or the owner's name into a Google search and see what comes up for results. You may get lucky or may strike out.

In-Person Property Record Search

You can visit any county recorder's office in person during regular business hours. The office may have a process for requesting records, and you may also be charged a small fee per page.

Using Property Record Indexes

You can also search using property records indexes. Realty sites, businesses, and title companies may offer these services. But be careful, as the information may not be up-to-date or correct.

How to Search Property Records by Address

The best way to search is by using the property address. To find out all about it, simply enter the full address, including city, state, and zip.

How to Search Property Records by Name

You can sometimes search using the current or historical owner's name. This is less effective but may work.

It's wonderful to own your own home, but it also comes with certain responsibilities like paying taxes and keeping your property records up to date. Property records are public records, and the owner's information is clearly shown to anyone reviewing them.

Most people don't think about the property's legal description, which can be found on many different documents, such as deeds, appraisals, mortgages, liens, property taxes, and more.

Legal Property Descriptions

A legal property description uses words and landmarks to clearly identify the property so anyone can find it. These may vary in format and style depending on who first wrote it.

Surveys and Land Measurements

Surveys measure land and define the property's boundaries. They include maps and figures. Surveyors use specialized equipment to measure boundaries.

Boundary Disputes and Resolutions

Whenever someone encroaches onto another person's land, a boundary dispute could ensue. These often end up in court. The judge must decide who owns what and where the boundaries lie. They sometimes enlist the help of professional surveyors to provide expert testimony.

Encumbrances like liens can soil a property's reputation and make it very hard to sell. There are two main types of liens: voluntary liens and involuntary liens.

Voluntary Liens

Voluntary liens are imposed on your deed with your approval. This occurs when you borrow money and use your house as the collateral. You do so voluntarily.

Involuntary Liens

Involuntary liens are those which you do not choose. When you owe a debt and do not pay, the party that you owe can place a lien on your property and eventually foreclose.

The Process of Property Liens in Indiana

The following is the process of placing a mechanic's lien in the state:

Real estate transactions are where you will see various types of property records. Before the sale, the buyer, real estate agent, and title company consult property records to get information. During the sale, more records will be created, and after, the new deed will be filed with the county assessor.

Buying Property: Due Diligence

Before buying property, you should learn as much as you can about it. Consulting property records can fill in many blanks and give you peace of mind before buying.

Selling Property: Providing Disclosure

When selling a property in Indiana, you must offer the buyer certain disclosures, such as whether the property has ever had lead paint or asbestos in it. If you do not know the answers, you can consult property records to find out.

Title Searches and Insurance

Usually, an attorney or title company handles real estate closings. Before that, they run a full property title search looking for any defects in the title (legal claims against the property). If you borrow money to buy the house, your lender will require you to purchase title insurance, which protects you and the lender from legal claims after the sale.

Foreclosure and Property Records in Indiana

When someone has a lien on their property and fails to pay the debt, the debtor has the right to foreclose and sell the property. Foreclosure homes are called "distressed properties". Investors often look for foreclosure homes to buy cheap and sell at a profit.

One of the most impactful pieces of information from property records is the property's value. It can tell you how much it is worth, and you can find surrounding property values to assess the neighborhood as a whole. However, the value may differ based on what document you seek.

Assessments and Appraisals

County tax assessors use assessments to value property records and set tax rates. Lenders, the courts, and individuals use appraisals to value the property for mortgages and estate planning. The value of an assessment may not match the value of an appraisal on the same property.

Property Records and Market Value

Typically, appraisals aim to find a home's fair market value (FMV) so that if the homeowner defaults on the mortgage, the lender can seize and sell the house to get their money back. Property assessments don't always match fair market value.

Whenever the topic of property records comes up, you may also consider privacy. Some property records may contain too much private information. Since they are public, anyone can view them and get copies.

Why are Property Records Public?

Property records are public to prevent any government agency from having too much control over the public.

How Do I Protect My Personal Information in Property Records?

It's impossible to keep all your personal information out of property records. You can, however, contact the local county recorder's office, the courts, and the tax assessor and have them redact anything beyond your name and address. You won't want your email address or phone number exposed in public records.

Maintaining and amending property records is your responsibility. No one will know to do it automatically. You must be proactive and keep all your property records up to date and correct.