ServicesFHFC Certification Filing
FHFC Certification Filing in Hallandale Beach
Your Live Local tax break hinges on a certification from Florida Housing confirming that set-aside units, rents and resident incomes meet the law's tests. We prepare that filing unit by unit, checking every figure against the published limits before the package leaves our office.
What FHFC certification is and why it comes first
Under the Live Local Act, a multifamily property can earn a property tax exemption on units set aside for residents earning up to 120% of area median income, provided more than 70 units meet the test. The exemption is not automatic. Florida Housing Finance Corporation, usually called FHFC, reviews the property and issues a certification of compliance. That certification is the document you later attach to the county DR-504AFH application.
Most denials and delays trace back to the FHFC stage, not the county. A unit count that does not match the rent roll, a rent above the published limit for its income band, or a resident file missing income documentation can each stall the request. We do this work at our office and with you by phone or video, and we treat your building's file the way we would want a neighbor to treat ours: checked twice, explained plainly, nothing left for you to guess about.
What our FHFC filing work includes
Unit set-aside schedule
We map every qualifying unit to its income band, at or below 80% AMI or above 80% up to 120% AMI. That split matters because it drives how much of each unit's assessed value can be exempted.
Rent limit check
We compare each set-aside unit's contract rent against the current published limits for its band and bedroom count. A rent that is a few dollars over the limit can disqualify the unit, so we flag those before the package goes to Florida Housing.
Rent roll reconciliation
Your rent roll, lease dates and unit list have to agree with one another. We reconcile them and note any vacancies or turnovers so the numbers Florida Housing sees are consistent.
Income documentation review
We review the resident income records behind each set-aside unit. If files need fresh verification, our resident income verification service can handle that step.
Application package
We prepare the FHFC application package and go over every figure with you on a phone or video call. It goes to Florida Housing only after you approve it.
Follow-up with Florida Housing
If reviewers ask questions or request corrections, we answer with the supporting records and keep you informed of where the request stands.
Signs you need help with your FHFC filing
You are new to the Live Local Act
First-time filers often underestimate how much unit-level detail Florida Housing expects. Starting with a clear schedule saves a round of corrections.
Your rent roll and leases disagree
Mid-year rent increases, transfers between units or concessions recorded in one system but not another create mismatches. Reviewers notice them.
Some rents sit close to the limit
When contract rents are near the cap for their band, small errors in bedroom count or utility allowance treatment can push a unit over.
A previous request came back with questions
A correction request usually points to a specific gap, such as missing income records or an unclear set-aside count. We trace the cause and fix the underlying records.
The county deadline is getting close
The DR-504AFH cannot be completed without the FHFC certification in hand, so a late start at Florida Housing pushes everything downstream.
How an FHFC filing runs with us
- 1
Eligibility check by phone
We start with a call about unit count, rent levels and how residents are currently income-qualified. You learn whether the property is likely to meet the 70-unit threshold before any filing work begins.
- 2
Records request and review
You share your rent roll, unit mix and resident income files. We review them at our office and list any gaps in writing.
- 3
Schedule and package build
We build the set-aside schedule, run the rent limit check and assemble the application. Then we go through it with you by phone or video, figure by figure.
- 4
Filing and reviewer response
Once you sign off, we file the package with Florida Housing and answer any reviewer questions. When the certification is issued, we can move straight into your county DR-504AFH filing.
What affects the cost of an FHFC filing
We quote after the eligibility check, once we have seen the size and condition of your records. The work is mostly review and reconciliation, so the state of your data drives the effort more than anything else. You get the quote by phone before we start.
- Number of set-aside units
- Every qualifying unit needs its rent, band and resident income confirmed. A property with 75 set-aside units takes less time than one with 250.
- Condition of resident income files
- Current, complete income records move quickly. Missing or outdated files add verification work.
- Rent roll consistency
- If leases, the rent roll and the unit list already agree, reconciliation is short. Multiple systems or recent ownership changes add hours.
- Mixed income bands
- Properties splitting units between the 80% and 120% AMI bands need more careful scheduling than those using a single band.
Common questions about FHFC certification
Something not covered here? (954) 947-6256
Which comes first, Florida Housing or the county?
Florida Housing. Its certification of compliance must be attached to the DR-504AFH application filed with the county property appraiser. Without that certification, the appraiser has no basis for granting the exemption.
How many qualifying units does a property need?
The Live Local Act exemption covers properties with more than 70 units reserved for residents earning up to 120% of area median income. During the eligibility check, we confirm your count and how the units divide between income bands.
Which records do you need from me?
We ask for a current rent roll, the unit mix by bedroom count, the rent amounts on each lease, and income documents for residents in set-aside units. If you track concessions or utility allowances, send those as well, because they can decide whether a rent stays under its limit.
What if Florida Housing requests corrections?
We study the request, locate the record behind it and correct the source of the problem, not just the single line. The revised package goes back with supporting documents, and we explain to you what changed and why.
Do you keep helping once the certification is issued?
Yes. Most clients go directly into our county DR-504AFH filing. The exemption also needs support every year, which our annual recertification and ongoing compliance support services handle.
See where your building stands
A short call covers your set-aside count and current rents. You get a straight read on eligibility and a clear picture of the FHFC work ahead.