Hollywood, FL
Live Local Act Exemption Filings for Hollywood Rental Owners
We help owners of income-restricted rentals win the Live Local Act property tax exemption. Our work covers FHFC certification, the county DR-504AFH, resident income verification and yearly recertification for buildings in Hollywood, Hallandale Beach, Dania Beach and Fort Lauderdale. No figure goes out until we have checked it.
- Filings prepared for about 100 Florida properties
- Eligibility review by phone
- Tenant data kept private
- Office, phone or video
Live Local Act Services
The exemption takes more than one form. You need certification from the Florida Housing Finance Corporation, a DR-504AFH filed with the county property appraiser, and tenant files that back up every restricted unit. We handle each piece, or just the part you need. Most clients start with live local act exemption applications and stay with us for annual recertification.
Exemption Applications
We check whether your rental property qualifies, gather the unit and rent records, and prepare a Live Local Act exemption application that holds up to review.
FHFC Certification
We build and file the Florida Housing Finance Corporation certification request your property needs before the county will review a Live Local Act exemption.
County DR-504AFH Filing
We build and file your DR-504AFH with the county property appraiser, matched line for line to your rent roll and FHFC certification.
Annual Recertification
We recheck set-aside units each year and refile the FHFC certification and DR-504AFH so your Live Local exemption does not lapse.
Resident Income Verification
We collect and check resident income records for each set-aside unit and build a clean, private file you can hand to the county or the state.
Ongoing Compliance Support
Year-round checks on rents, resident income files and deadlines so your Live Local Act exemption holds up when it is reviewed.
Why Owners Work With Us
A wrong number on an exemption filing can cost you the exemption, or worse, trigger a back-tax bill later. So we work safe. We check first and file second.
We tell you if you don't qualify
Some properties just don't fit the rules. Unit counts, rent limits or tenant incomes may not line up. If that's the case, we say so up front instead of selling you a filing that won't hold.
Tenant data stays locked down
Income verification means pay stubs, tax returns and bank statements. We keep those files in limited-access storage, share them only with the agencies that need them, and never leave copies lying around.
Every unit backed by a file
We don't count a unit as restricted unless the paperwork supports it. Rent, income and lease dates have to match. That way an appraiser's question has a ready answer.
Plain answers on the deadlines
We give you a written calendar with each due date and who owes what. You'll know what we need from your property manager and when.
One point of contact
You talk to the same person from the first call through filing. No passing your file around an office.
What Moves the Cost of a Filing
Our fee depends on how much work your property takes. Two buildings with the same unit count can look very different once we open the tenant files. Here is what we look at.
Call for a free savings estimate. We look at your rent roll, give you a rough idea of the tax savings and a written fee for the work before you commit to anything.
- Number of restricted units
- Each unit claimed needs its own income and rent check. More units means more files to review.
- State of your tenant records
- Clean, current income certifications move fast. Missing stubs, expired leases or mixed-up unit numbers take time to sort out with your manager.
- Where you are in the process
- Starting from scratch costs more than a recertification. If you already hold FHFC certification, part of the work is done.
- How many parcels or counties
- A property split across parcels, or a portfolio spread between Broward and Miami-Dade, means separate filings for each.
- Time before the deadline
- Work that comes in weeks before the county due date has to be squeezed in. Starting early keeps the job calm and the cost down.
Where We Work
We work with property owners in Hollywood and across south Broward and north Miami-Dade. That includes Dania Beach, Hallandale Beach, Pembroke Park, West Park, Fort Lauderdale, Aventura and Miami Gardens. Each county property appraiser has its own process, and we file with whichever one covers your parcel.
- Hollywood
- Dania Beach
- Hallandale Beach
- Aventura
- Ives Estates
- Ojus
- West Park
- Broadview Park
- Pembroke Park
- Fort Lauderdale
- Miami Gardens
Since most of the work happens by phone and video, we can take on Florida properties outside this area too. Ask on the call.
About Us
We're a small Live Local Act consulting shop working out of Hollywood. We do one thing: help owners of income-restricted rentals get and keep the property tax exemption the law allows.
Our rule is simple. Check the numbers, protect the tenant data, and file only what holds up. If a county reviewer asks a question two years from now, the answer should already be in your file.
- Certifications
- Filings prepared for about 100 Florida properties
How a Filing Runs
Most of the work happens at our office or over phone and video. You won't need to sit through long meetings.
- 1
Eligibility review by phone
On the first call we ask about unit count, rents and how tenants were income-qualified. You'll know in that conversation whether it's worth going further.
- 2
Records review
We go through your rent roll and tenant files. Anything missing goes on a short list for your property manager, with a date we need it by.
- 3
FHFC certification
We prepare the certification request, file it with the Florida Housing Finance Corporation and track it until the letter comes back. We call you when it arrives.
- 4
County filing
We complete the DR-504AFH, attach the support and file it with the property appraiser. You get a copy of everything that went in.
- 5
Next year's calendar
Before we close out, we set up the dates for annual recertification so nothing slips.
Questions We Hear Often
Does my building qualify?
That comes down to how many units are rented to tenants under the income limits and whether their rents sit at or under the caps. A free eligibility check by phone settles it. Having your unit count and a recent rent roll handy helps.
What separates FHFC certification from the DR-504AFH?
They are two different filings. Florida Housing Finance Corporation certifies that the units meet the program rules. The DR-504AFH is the exemption request sent to the county property appraiser, and it relies on that certification.
Do we file every year?
You do. The exemption does not carry over by itself. Every year the units you claim get fresh income and rent checks, followed by recertification and a new filing. Our annual recertification service takes care of that cycle.
How do you handle tenant income paperwork?
Carefully. Files are kept in limited-access storage, opened only by the people working on your filing, and sent only to agencies that require them. When the work is done, we either return the copies or securely destroy them, whichever you prefer.
Can you promise the exemption?
No. Only the property appraiser can grant it. What we do is make sure the filing is complete, accurate and well documented, so your claim starts from the strongest position.
How much could the exemption save us?
That depends on the assessed value, the millage rate and how many units qualify. During the call we put together a free savings estimate using your own numbers.
Do we need to come to your office?
No, and most clients never do. We meet over phone and video and set up a secure way for your manager to send us records.
Learn Where Your Property Stands
A single call shows whether the exemption fits and roughly what it could be worth. Asking costs nothing, and nobody will push you.