ServicesFHFC Certification Filing
FHFC Certification Filing in Palm Beach Gardens
Before a county property appraiser will grant a Live Local Act exemption, the Florida Housing Finance Corporation has to certify that your units qualify. We build that certification request from your rent roll and resident records, explain each item in plain English, and file it on schedule.
Why the state signs off before the county does
Getting the Live Local Act exemption on a newly built multifamily property happens in two stages. The Florida Housing Finance Corporation (FHFC) looks at the property first and confirms it meets the statute: over 70 units dedicated to affordable housing, and rents that sit at or below the limits FHFC publishes. Only after that confirmation do you go to the county property appraiser with form DR-504AFH.
If step one is late or incomplete, step two has nothing to stand on. A certification request that lists the wrong unit count, uses an outdated rent limit, or leaves a unit's income tier unclear can be sent back, and the deadline does not move to accommodate the correction.
Our job is to get that first step right. We read your rent roll line by line, match each set-aside unit to its income tier (at or below 80% of area median income, or above 80% and up to 120%), and tell you what each tier means for the exemption you can expect.
What our certification filing covers
Eligibility review before anything is filed
We confirm the basics first: unit count, construction timing, and whether enough units are rented to qualifying residents. When a property misses a requirement, you hear which one it is and what it would take to meet it.
Unit-by-unit set-aside schedule
Each affordable unit is listed with its bedroom count, current rent, and income tier. That schedule is the core of the request, so we build it from your source documents, not a summary.
Rent limit check
FHFC publishes maximum rents by county, bedroom size, and income level, and the figures change each year. We compare every set-aside unit's rent against the current limit and flag any unit that is over.
Income documentation review
A unit only counts if the resident's income is verified for its tier. We check that your files support each one, and if they do not, our resident income verification service can close the gap.
Preparing and filing the request
We complete the certification request, attach the supporting records, and keep a copy of everything that went in. You see the full package before it goes to FHFC.
Handoff to the county filing
Once FHFC issues certification, we move straight into county DR-504AFH filing so the two steps line up.
Signs your property needs a certification filing now
- A new building with over 70 affordable units
- If your building is recently completed and a large share of it rents below the FHFC limits, you may already qualify. Many owners in that position simply have not checked yet.
- You plan to claim the exemption this tax year
- The county will not grant the exemption without FHFC certification in hand. Working back from the March 1 county filing date leaves less time than most owners expect.
- Your rent roll mixes market and affordable units
- Mixed buildings are where errors happen. A unit that drifts above the rent limit at renewal can quietly drop out of the set-aside count.
- A prior request came back with questions
- If FHFC asked for corrections or more records, we can review what was filed, find the gap, and explain what needs to change before you refile.
- You are unsure which income tier a unit falls in
- The tier decides whether that unit's share is exempt at 100% or 75%. Guessing costs money in one direction and invites problems in the other.
How the work runs, step by step
- 1
A short call about your property
By phone or video, we ask for the unit count, completion date, and how many units you rent below market. From that we give you a free eligibility check and a rough savings estimate.
- 2
Document collection
You share the current rent roll, lease summaries, and resident income files. We list anything missing in writing so nothing is chased twice.
- 3
Reconciliation and plain-English report
We match every set-aside unit to its tier and rent limit, then walk you through the results. Problem units are named one by one, with the reason each one fails.
- 4
Filing and follow-up
After you approve the package, we file it with FHFC. If the agency comes back with questions, we answer them for you using the records already assembled.
What affects the cost of a certification filing
Our fee depends on how much reconciliation your records need, not on a flat rate pulled from a chart. We quote it after the first call, once we know the size of the property and the shape of your files. The savings estimate is free either way.
- Number of set-aside units
- Every affordable unit gets its own line, rent check, and income check. A larger set-aside means more records to review.
- Condition of resident income files
- Complete, current verifications move quickly. Missing pay stubs or expired certifications add work before filing can begin.
- Mixed income tiers
- A building with units in both the 80% and 120% tiers needs a closer split, because the exemption rate differs between them.
- Timing against the deadline
- Starting well ahead of the county filing date keeps the schedule simple. A compressed timeline means more hours in a short window.
FHFC certification questions
- Do I need FHFC certification if I am already filing with the county?
- Yes. The county DR-504AFH filing relies on FHFC certification for this exemption. Without it, the property appraiser has no basis to approve the request.
- How many units have to be affordable?
- Under the newly built multifamily exemption, at least 71 units must be dedicated to residents earning no more than 120% of area median income. Those units are exempt at 100% when they serve the 80% tier and at 75% when they serve the band between 80% and 120%, so both the total and the split between tiers affect the result.
- Which rent limits apply?
- FHFC publishes the maximum rents by county, bedroom count, and income level, and updates them each year. We use the current figures for your county and compare them unit by unit against what you actually charge.
- What happens if one unit is over the limit?
- That unit usually cannot be counted toward the set-aside. Whether that sinks the whole request depends on how close you are to the threshold, which is exactly what our review shows you before anything is filed.
- Is certification a one-time step?
- No. Eligibility is reviewed every year, so the records you build now become the starting point for annual recertification. Many clients pair the filing with our ongoing compliance support to keep units in line between filings.
Find out what certification could save you
Tell us the unit count and how your rents are set, and we will explain where the property stands and what the exemption could be worth.