Is a new application needed every year?

It is. The exemption is approved for one year at a time, so each year the property needs a fresh FHFC certification and a fresh DR-504AFH with the property appraiser. Missing either can cost the exemption for that year.

What if a single unit stops qualifying?

That unit comes out of the count. The property may still qualify if enough set-aside units remain, though the exemption amount can shift. We look at this before filing, so the outcome is no surprise.

Can you pick up where another preparer left off?

Yes. We begin with last year's approval and filing, then review what has changed. Plenty of owners reach us after whoever did the first filing has left.

How early should we begin?

The sooner the better. We prefer to start in the fall, which leaves time to collect records and close gaps before the FHFC request and county filing are due early in the year. A late start leaves no time to fix anything.

Will we have to visit your office?

No. We handle most of it by phone and video, with documents passed along securely. Owners in Hallandale Beach, Dania Beach and Hollywood can still meet at our office if they like.

What do you do to keep tenant information safe?

We request only the records the filing calls for. Files move through secure channels, and only the people preparing your filing see them. When something is not needed, we tell you to keep it out.

ServicesAnnual Recertification

Annual Recertification in Hollywood

The Live Local exemption is not a one-time win. Each year the property has to be certified again and the exemption refiled. We gather the rent roll, check income records and get both filings in on time, so one missed step does not cost you a year of savings.

Schedule your Live Local review: (954) 466-7843

Consultant seen from behind writing on a wall calendar covered in sticky notes, with a laptop spreadsheet, printed rent roll, calculator and desk phone below

What recertification involves and when it applies

The Live Local Act exemption in Florida lasts for a single tax year. Keeping it means asking the Florida Housing Finance Corporation to certify the property again and sending a new DR-504AFH to the county property appraiser. A late or incomplete piece can cost you the exemption for that year.

This service fits owners who already hold the exemption and want the renewal run by someone who reviews every unit before anything gets signed. We meet owners and managers in Hollywood, Fort Lauderdale, Aventura and nearby towns at our office or by phone and video.

We work carefully on purpose. Spotting a unit that has stopped qualifying today beats having the appraiser spot it later. Across filings for about 100 Florida properties, the smooth renewals have been the ones checked before the deadline, not after it.

What we handle each year

Rent roll review

We go through the current rent roll unit by unit. Each set-aside unit's rent is compared to this year's limits, which shift when new income and rent figures are published.

Income records check

We confirm each qualifying tenant has current income documentation on file. Where records are old or missing, we flag them so your team can collect what is needed. For a full round of tenant certifications, see our Resident Income Verification service.

FHFC certification request

We prepare the request to the Florida Housing Finance Corporation with the unit counts and supporting records it asks for. Then we track it until the certification comes back.

DR-504AFH refiling

Once the property is certified, we prepare the DR-504AFH for the Broward County Property Appraiser and file it ahead of the deadline.

Careful handling of tenant data

Tenant income files hold private information. We ask only for what the filing needs and keep it limited to the people working on your file.

Plain written summary

You get a short summary of what was filed, which units counted and anything to watch before next year.

Two people seen from behind at a leasing office table reviewing a printed checklist and a binder of records, with a calculator and an apartment courtyard outside

Signs it is time to start your recertification

Your exemption came through last year: Approval covers one year. If nothing has been started for the next one, the clock is already running.
Rents went up at renewal: A rent increase can push a set-aside unit over the limit. That unit may stop counting, and enough of them can put the whole exemption at risk.
Turnover in set-aside units: When a qualifying tenant moves out, the new tenant's income has to be checked before the unit counts again.
Staff changes at the property: If the person who handled last year's filing has left, records tend to scatter. We help rebuild the file before the deadline.
A letter from the appraiser or FHFC: Requests for more records need a quick, accurate answer. Tell us what the letter says and we will explain what it means and what records to provide.

How a recertification runs

1
Eligibility review by phone
We start with a call about the property, the unit count and last year's filing. You get a straight answer on whether it still looks eligible and what we will need from you.
2
Gathering the records
Your manager pulls together the rent roll, tenant income files and last year's approval. We list anything missing in writing, so nobody has to guess.
3
Unit-by-unit review
We test every set-aside unit against current income and rent limits. If a unit fails, we tell you before filing and show what it means for the exemption.
4
Filing and follow-up
We file the FHFC request first, then the DR-504AFH with the county, and handle follow-up questions from either office. You get copies of everything filed.

What affects the cost of recertification

We price recertification after we see the property and its records. The free eligibility check and free savings estimate come first, so you know what the exemption is worth before you decide. Then we give you the cost by phone, with what it covers spelled out.

Number of units: More set-aside units means more rents and income files to check.
Condition of the records: Clean, current tenant files go fast. Missing or outdated income documents take longer to sort out.
Changes since last year: Rent increases, heavy turnover or a change in ownership all add review work.
Agency follow-up: If FHFC or the property appraiser asks for more records, answering those requests takes added time.

Questions about recertifying

Is a new application needed every year?: It is. The exemption is approved for one year at a time, so each year the property needs a fresh FHFC certification and a fresh DR-504AFH with the property appraiser. Missing either can cost the exemption for that year.
What if a single unit stops qualifying?: That unit comes out of the count. The property may still qualify if enough set-aside units remain, though the exemption amount can shift. We look at this before filing, so the outcome is no surprise.
Can you pick up where another preparer left off?: Yes. We begin with last year's approval and filing, then review what has changed. Plenty of owners reach us after whoever did the first filing has left.
How early should we begin?: The sooner the better. We prefer to start in the fall, which leaves time to collect records and close gaps before the FHFC request and county filing are due early in the year. A late start leaves no time to fix anything.
Will we have to visit your office?: No. We handle most of it by phone and video, with documents passed along securely. Owners in Hallandale Beach, Dania Beach and Hollywood can still meet at our office if they like.
What do you do to keep tenant information safe?: We request only the records the filing calls for. Files move through secure channels, and only the people preparing your filing see them. When something is not needed, we tell you to keep it out.

Stay on schedule for this year's exemption

Describe the property and last year's filing. We will see where it stands and what has to happen before the due dates.