ServicesExemption Applications
Live Local Act Exemption Applications in Pembroke Pines
The Live Local Act can take a real bite out of the property tax bill on a qualifying multifamily building, but only if the application is complete and on time. We build the file with you, explain every step and put our scope and fee in writing first.
What this service covers and when it makes sense
Under the Live Local Act, a multifamily building that reserves units for residents earning up to 120 percent of area median income can have those reserved units taken off the property tax roll. Two filings make that happen, and each leans on the other: a certification request to the Florida Housing Finance Corporation and the DR-504AFH application with the county property appraiser. A gap in one holds up the other.
This service is the right call if you own or are developing a building with enough units to qualify and you are not sure the numbers work, or if you know they work and simply do not have the staff hours to assemble the file. We handle the application as one project, from the first eligibility check to confirming the county has what it needs.
Before we start, you get a written quote that lists exactly what we will prepare and file. If the scope changes, we tell you why and put the change in writing before doing the work.
What the work includes
Eligibility check
We look at unit count, construction or rehabilitation status, current rents and the income levels your units serve. You get a plain answer on whether the property is likely to qualify and which units count.
Savings estimate
We estimate how the exemption could change your tax bill based on the units set aside at each income tier. It helps you decide whether committing units is worth it before anything is filed.
Rent limit review
Qualifying rents must stay at or below the published limits for each income band. We compare your rent roll to those limits and flag any units that would need adjusting.
FHFC certification package
We assemble the paperwork the Florida Housing Finance Corporation needs to certify your set-aside units and send it in on your behalf. Our FHFC Certification Filing page walks through that stage step by step.
County application
Once certification is in hand, we prepare the DR-504AFH and supporting documents for the property appraiser and track the filing until it is acknowledged.
A clear handoff
You receive copies of everything filed, a list of key dates for next year and notes on the records you should keep.
Signs it is time to file for the exemption
- Your tax bill jumped after completion
- New or rehabilitated buildings often see a sharp increase in assessed value. If some of your units already rent at affordable levels, you may be paying tax you do not have to.
- You are already renting below market
- Many owners keep some units at moderate rents without realizing those units could count toward an exemption. An eligibility check tells you if they do.
- A deadline is coming and the file is not ready
- The county filing window is fixed, and certification has to come first. If you are weeks away and still gathering documents, bring us in now.
- A past application was denied or returned
- We review what was sent, find the gap and explain what a corrected filing would need.
- Your team does not have the hours
- Property managers already carry leasing and maintenance. Handing off the paperwork keeps it from slipping behind daily work.
How an application moves from first call to filing
- 1
A free review by phone or video
We talk through the property, its units and current rents. You leave the call knowing whether the exemption looks realistic.
- 2
Written scope and quote
We send a written quote listing the documents we will prepare, the filings we will handle for you and what each step depends on. No work starts until you agree.
- 3
Document collection
We give you a short checklist: rent roll, unit mix, certificate of occupancy and income records. We follow up on anything missing so you are not guessing.
- 4
Certification, then county filing
We send the FHFC request first, then file the DR-504AFH with the property appraiser once certification is issued. You get a copy of each filing for your records.
- 5
Follow-through
We watch for questions from either agency and answer them with you. After approval, we outline what Annual Recertification will involve next year.
What affects the cost of an exemption application
Our fee depends on how much work the file takes, not on a percentage of your savings. We explain each factor in the written quote, so you know what you are paying for before we begin.
- Number of units and buildings
- A single building with a simple unit mix takes less time than a multi-building property with several income tiers.
- Condition of your records
- Clean, current rent rolls and tenant income files keep the cost down. If records need rebuilding, that work is listed separately.
- Timing
- Starting well ahead of the filing deadline leaves room for back-and-forth with agencies. A compressed schedule can add hours.
- Prior filings or denials
- Correcting a returned or denied application means reviewing what was sent and addressing the agency's concerns, which adds to the scope.
- Income verification needs
- If residents in set-aside units need income documented, we can include Resident Income Verification in the quote.
Questions about Live Local Act exemption applications
- Does my property have enough units to qualify?
- The exemption is aimed at larger multifamily properties, and unit count is one of the first things we check. Other requirements matter too, including construction or rehabilitation status and how many units are set aside at qualifying rents. The free eligibility check covers all of it.
- How much could the exemption save me?
- It depends on how many units you set aside and at which income levels, since units serving lower incomes can receive a larger exemption. We run a free savings estimate using your actual unit mix and rents so you can see the likely effect before committing.
- What is the difference between FHFC certification and the DR-504AFH?
- The Florida Housing Finance Corporation certification is the state's confirmation that your units meet the affordability rules. The DR-504AFH is the actual request for the tax break, and it goes to the county property appraiser with that certification behind it. Because one depends on the other, we run them together as a single project.
- Will you surprise me with extra charges?
- No. The written quote lists everything we plan to do. If something new comes up, such as missing records, we explain it and put any added work in writing for your approval first.
- Do I have to come to your office?
- You can, but most clients work with us by phone and video. Documents can be shared however is easiest for your team.
- Is the exemption permanent once approved?
- No. It has to be renewed each year, and the units must continue to meet rent and income rules. Our Annual Recertification and Ongoing Compliance Support services keep that on track.
Find out if your building qualifies
Walk us through the building's units and rents, and we will tell you plainly whether it looks eligible and roughly what the exemption could save. If you decide to go ahead, the scope and fee come to you in writing first.