ServicesAnnual Recertification
Annual Live Local Act Recertification in Pembroke Pines
Your Live Local Act exemption is not permanent. It has to be earned again every year with fresh records and a new filing. We prepare that renewal for you and put our scope and fee in writing before any work begins.
What annual recertification means for your property
Under Florida's Live Local Act, the property tax exemption for qualifying affordable units runs one year at a time. Each year the owner has to show the property still meets the rules, then file again with the county property appraiser by March 1. Miss the date, or file with records that do not hold up, and that year's exemption can be lost.
Recertification is mostly a records job. Rents, resident incomes, unit counts and certification paperwork from the Florida Housing Finance Corporation all have to line up as of January 1. We gather those pieces, check them against each other and assemble a filing the appraiser's office can review without coming back with questions.
Before we start, you get a written quote that lists exactly what we will handle and what drives the fee. If something changes partway through, we talk with you first.
What we handle in a yearly renewal
- 01
Rent roll check
We compare your January 1 rent roll against the income and rent limits that apply that year. Limits shift annually, so a rent that passed last year may not pass now.
- 02
Resident income records
We confirm each set-aside unit has current, signed income documentation on file. Where records are stale or missing, we tell you which units need attention and why. Full file reviews are covered by our resident income verification service.
- 03
FHFC certification support
The county filing depends on a certification from the Florida Housing Finance Corporation. We prepare that request and track it so it is in hand before the county deadline.
- 04
DR-504AFH preparation
We complete the county DR-504AFH form with figures that match your records, then walk you through it before it is signed and submitted.
- 05
Written summary for your files
You get a plain summary of what was filed, which units qualified and anything to watch for next year.
Questions about Annual Recertification?
Call(954) 289-9112Signs your property needs recertification help this year
Last year's filing was rushed
If the paperwork came together the week of the deadline, the same pressure is likely to return. Starting early leaves room to fix gaps.
Turnover changed your mix
New residents mean new income records. A handful of move-ins can change whether you still meet the required share of affordable units.
The appraiser asked questions
A letter or call from the property appraiser's office about last year's application usually points to records that need tightening before the next one.
Rents went up
Rent increases are normal, but each one has to stay inside the current limit for that unit's income band.
Your management team changed
When a new property manager takes over, the knowledge of how last year's filing was built often leaves with the old one. We rebuild that trail.
How a recertification runs with us
- 1
A free review by phone
We start with a call about your property, last year's filing and any changes since. You come away knowing whether renewal looks straightforward or needs work.
- 2
Written quote and checklist
We send a written quote with the scope and fee, plus a short checklist of the records we need from you or your manager.
- 3
Records review and fixes
We work through rents, incomes and unit counts, by phone, video or at our office. Anything that does not line up is flagged in plain language with what it takes to correct it.
- 4
Certification and county filing
We line up the FHFC certification, finish the DR-504AFH and go over both with you before submission ahead of March 1.
What moves the cost of recertification
No two properties renew the same way, so we price each one after the free review. Your written quote spells out the scope and the fee before we begin, and we do not add charges you did not agree to.
- Number of set-aside units
- More affordable units mean more income files and rent figures to check.
- Condition of your records
- Organized, current files move quickly. Missing signatures or outdated income documents take more time to sort out.
- Changes since last year
- Heavy turnover, new rent levels or a change in ownership or management add review work.
- How close the deadline is
- Starting in the fall leaves room to work steadily. A late start compresses everything into a few weeks.
Annual recertification questions
Once we're approved, does the exemption carry over on its own?
No, it does not roll forward automatically. Approval covers a single tax year. To keep it, the property needs an up-to-date FHFC certification and a fresh application with the property appraiser, submitted no later than March 1.
We filed the first application ourselves. Can you take over the renewal?
Yes. We start by reviewing what you filed before and the records behind it. That tells us what carries forward and what needs updating, and we put that in your written quote.
What happens if a few units no longer qualify?
It depends on how the overall share of affordable units comes out. We work through the numbers with you, explain where you stand and what your options are before anything is filed.
How early should we start?
Fall is a comfortable time to begin. Records reflect January 1, but income documentation and the FHFC certification both take time, and an early start leaves room to fix problems.
Do you work with properties outside Pembroke Pines?
We do. Owners in Miramar, Davie, Weston and other nearby communities use us for their yearly renewals. Calls and video meetings cover nearly everything we need, and if you would rather sit down in person, you are welcome at our office.
Start this year's renewal early
A short call tells you where your property stands and what next year's filing will take. You get our scope and fee in writing before we begin.