ServicesFHFC Certification Filing
FHFC Certification Filing in Pembroke Pines
Florida Housing Finance Corporation certification is the first gate for the Live Local Act tax exemption on new multifamily buildings. We prepare that request, match every unit and rent figure to the rules, and put our scope and fee in writing before work begins.
What FHFC certification does for your property
The Live Local Act property tax exemption for newly built multifamily developments runs through two offices. Florida Housing Finance Corporation confirms the property qualifies, and only then does the county look at your exemption form. If the certification request is incomplete or late, the county filing has nothing to stand on, and the tax savings for that year can slip away.
We handle that first step. Our job is to show FHFC, clearly and with the right documents, that your development meets the unit count, the income set-asides and the rent limits the statute requires. You get a plain answer about whether the property fits before anything is filed.
Most of our clients are owners and developers with new buildings across Broward and Miami-Dade, including Miramar, Davie and Weston. We work from our office and meet by phone or video, so you do not need to set aside a day for visits.
What our certification work includes
Eligibility review first
We check the basics before any paperwork: that the development is newly constructed, has more than 70 units, and sets aside enough units for residents at or below the qualifying income levels. If something does not fit, we say so up front.
Unit and rent schedule
We build a unit-by-unit schedule showing which apartments are set aside, the income tier each one serves, and the rent charged. Rents are compared to the limits that apply so a single over-limit unit does not stall the request.
Document assembly
Certificates of occupancy, rent rolls, unit mix and ownership details are gathered and organized the way FHFC expects to see them.
Filing and follow-up
We file the request with FHFC and stay on it until it is decided. If a reviewer asks for clarification or a corrected figure, we answer quickly and keep you updated.
Handoff to the county filing
Once certification is in hand, the file is ready for County DR-504AFH Filing. We can carry it straight into that step so nothing is re-entered or lost between offices.
Signs it is time to start your certification request
Your building just received its certificate of occupancy
New developments are exactly what this exemption was written for. Starting early gives you room to fix any gaps before the filing window closes.
You missed the exemption last year
Many owners learn about the exemption after the deadline has passed. A clean certification request this cycle puts the next tax year back on the table.
Your rent roll has mixed income tiers
Units set aside at 80 percent of area median income and units between 80 and 120 percent receive different treatment. Getting the split right matters for how much of the property qualifies.
Nobody on your team owns the paperwork
Property managers are busy with leasing and residents. If the filing keeps getting pushed to next week, handing it to us keeps the date from sneaking up.
You are unsure your rents fit the limits
Rent caps change as income figures are updated. If you have not checked your rents against current limits, a review now prevents a denial later.
How a certification filing runs with us
- 1
Free review by phone
We talk through your development, unit count and current rents. You leave the call knowing whether the property looks eligible and what we would need from you.
- 2
Written scope and quote
Before any work begins, you receive a written outline of what we will prepare and file, plus the factors behind our fee. There are no add-ons tacked on later.
- 3
Document collection and schedule build
Your team shares the rent roll and property records with us. We build the unit schedule, flag anything that needs attention and walk you through it on a short video call.
- 4
Filing with FHFC
We file the certification request and track it. Any questions from FHFC come to us, and we keep you posted until certification is issued.
What shapes the cost of FHFC certification
Our fee depends on how much work your particular property takes, and we spell that out in writing before starting. A tidy rent roll on a single building takes less time than a phased project with several unit types. Our free savings estimate also shows what the exemption could be worth to you, so you can weigh the fee against the benefit.
- Number of units and buildings
- More units mean a longer schedule to build and check. Multiple buildings or phases add separate records to reconcile.
- Condition of your records
- Current, consistent rent rolls move quickly. Missing lease data or conflicting unit counts take time to sort out.
- Income tier mix
- A property with set-asides at more than one income level needs more careful rent and tier matching.
- Timing against the deadline
- Starting well ahead of the filing window keeps the work simple. A request assembled close to the cutoff may need more hours in a short span.
FHFC certification questions we hear often
Something not covered here? (954) 289-9112
Do I need FHFC certification before filing with the county?
Yes. For the Live Local Act exemption on newly built multifamily developments, Florida Housing Finance Corporation certification comes first. The county property appraiser relies on it when reviewing your exemption form. Without it, the county filing will not move forward.
Will my development be eligible for certification?
FHFC looks at four things: whether the building is new construction, whether it has more than 70 units, whether enough units are set aside for residents at qualifying incomes, and whether those rents stay within the limits. Our free eligibility check walks through each one with you by phone. If your property comes up short, you hear that from us plainly instead of paying for a filing that will not hold.
What happens if FHFC asks for more information?
It is common for a reviewer to request a clarification or a corrected figure. We handle those requests directly and quickly, and we let you know what was asked and how we answered.
Will this disrupt my residents or leasing office?
No. The work happens at our office and by phone or video. We ask your team for records, not access to the property, and residents are not contacted as part of the certification request.
Can you also handle the steps after certification?
Yes. Many clients have us continue with County DR-504AFH Filing, Annual Recertification and Resident Income Verification. Each is quoted in writing on its own, so you choose what you need.
Find out where your property stands
A short phone conversation tells you whether your development looks ready for FHFC certification and what the exemption could save. You will have a written scope before any work begins.