In 1948 Los Angeles, businessman Julius "Jake" Berman hires seasoned
private investigator J. J. "Jake" Gittes to catch his wife, Kitty, committing adultery. During the sting, Berman unexpectedly kills his wife's lover, Mark Bodine, who is also his partner in a real estate development company. Gittes, unaware of this, suddenly finds himself being scrutinized for his role in what appears to be a premeditated murder; the key piece of evidence is a
wire recording that Gittes made, which captured the illicit encounter, the confrontation, and Bodine being killed. However, the recording left it unclear whether Berman intended to kill Bodine before confronting him, making it murder, or if the killing was a spontaneous act of jealousy, possibly qualifying as "temporary insanity", which is a defense of murder. Gittes is forced to convince
Los Angeles Police Department Captain Lou Escobar, an old acquaintance, that he should not be charged as an accomplice. Oddly, Berman seems unconcerned that he may be charged with murder. Gittes has the recording, which Berman's attorney, Cotton Weinberger, and mobster friend Mickey Nice, both want; it is locked in Gittes' office safe. Earthquakes have recently rocked the area, including Berman's housing development in the Valley. Gittes is nearly killed in a gas explosion, waking to find Berman and Kitty standing over him. Gittes has a confrontation, and a later sexual encounter, with Lilian Bodine, the dead man's angry widow. He is presented with proof that Earl Rawley, a wealthy and ruthless oil man, may be drilling under the Bodine and Berman development, though Rawley denies doing so. Gittes focuses his attention on determining who owns the mineral rights to the land, and eventually discovers that they are owned by Katherine Mulwray, the daughter of the late Evelyn Mulwray, his love interest from eleven years prior. He also discovers that the deed transfers were executed in a manner to attempt to hide Katherine Mulwray's prior ownership and continued claim of the mineral rights. He also finds out that Katherine's grandfather Noah Cross, who is also her birth father, has since died and left her all his assets. Gittes receives word from his associates that Berman has been seen with a blond woman, along with Mickey and a bodyguard. Gittes determines that the woman is an oncologist and is treating Berman for cancer. Gittes confronts Berman with this knowledge and gets a full confession: his cancer is terminal and will die soon. He has taken steps to ensure that Kitty will be financially secure once he dies. To persuade Kitty to talk to him, Gittes works to prove that her husband did set out to kill his partner. Once accomplished, Kitty agrees to meet Gittes and tell him what she knows about Berman. In the process of discussing Berman's possible motivations, mineral rights, and the possible whereabouts of Katherine, it is revealed that Kitty and Katherine are the same person. Kitty reveals that she never suspected that her husband was dying. Gittes holds onto the recording, refusing to let anyone hear it until the inquest. Gittes edits the recording, omitting Kitty's name and making other alterations to indicate Bodine's death was not premeditated. The court quickly drops all charges against Berman. Realizing Gittes is aware of his terminal illness and knowing the model house he is in is filling with
natural gas, Berman asks Gittes and Mickey to leave so he can "have a smoke". As they drive off, the house explodes. With no remains left to recover, the police make no attempt to investigate his death and Kitty inherits a substantial sum from her late husband. The story ends with Kitty and Gittes in his office. They speak of regrets, and Kitty kisses Gittes, who rejects her advances. She leaves, telling him to occasionally think of her. Gittes responds that the past never goes away. ==Cast==