Is ongoing support different from annual recertification?

Yes. Annual Recertification is the yearly step of confirming each qualifying resident's income and filing what the program requires. Ongoing support covers the months in between, so the facts you certify at year end are already correct. Many clients use both.

What happens if a unit falls out of compliance mid-year?

It usually stops counting toward the exemption until the issue is corrected. We explain what caused it, whether it can be fixed on the current lease, and how to set the next lease so the unit qualifies again. Catching it early limits how much of the exemption is affected.

Do you work with our property manager or leasing staff?

Yes. Most of the day-to-day records live with the leasing team, so we work directly with them by phone and video. We give them simple checklists for new leases so the same mistakes do not repeat.

Can you take over a property that was filed by someone else?

We can. We start with a baseline review of the prior filing and the current files, then tell you plainly what is solid and what needs attention. If the earlier count was off, we explain the options before your next cycle.

Do we need to come to your office?

No. Most work happens by phone and video with documents shared from your side. Clients who prefer to sit down in person can meet us at our office in Palm Beach Gardens.

ServicesOngoing Compliance Support

Ongoing Compliance Support in Palm Beach Gardens

Getting approved for the Live Local Act exemption is only the start. Your units have to keep qualifying all year. We track rent limits, qualifying unit counts and tenant files between filings, and explain each change in plain terms so your next filing has no gaps.

Get a free Live Local review at (561) 529-9740

Over-the-shoulder view of a consultant on a laptop video call with a man in a leasing office, beside a coffee mug, open binder, calculator and sticky notes

What ongoing compliance support covers

The Live Local Act property tax exemption depends on facts that keep moving: which units are occupied by qualifying residents, what those residents earn, and what you charge in rent. A unit that qualified in January can fall out of compliance by June after a move-out, a lease renewal at the wrong rent, or a new income limit taking effect.

We watch those moving parts for you between filings. That means checking rents against the current published limits, keeping the count of 80 percent and 120 percent area median income units accurate, and making sure each qualifying unit has a complete, dated file behind it.

We also tell you what each finding means. If a rent is a few dollars over the cap, we explain why it matters, what it puts at risk and the simplest way to fix it before it reaches a property appraiser or an FHFC reviewer.

What we handle through the year

Rent limit checks

Income and rent limits are republished each year, and the new figures apply to leases signed after they take effect. We compare your rent roll against the limits that apply to each unit and flag any rent that sits above its cap.

Qualifying unit tracking

The exemption is calculated on the units that actually qualify, split by income tier. We keep a running count so you know how many units are in each tier and how that compares to what you reported.

Tenant file review

Each qualifying unit needs income documentation, a signed certification and a lease that matches. We look for missing pay stubs, unsigned pages and dates that do not line up, which are the usual reasons a file fails review.

Move-in and move-out guidance

Turnover is where most compliance drifts. Before a vacant qualifying unit is re-leased, we confirm the income tier and rent ceiling that applies so the new lease keeps the unit counted.

Agency and appraiser questions

When the property appraiser's office or FHFC sends a question, we help you read what is being asked, gather the records, and answer it accurately and on time.

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Signs your property needs ongoing support

Your rent roll changed a lot this year: High turnover means many new leases, each one set against a limit. More leases mean more chances for a rent or income figure to miss.
Files live in three different places: If income records sit in the leasing office, rent data in your software and certifications in a binder, nobody sees the whole picture. Gaps hide in the space between them.
No one owns the new limits: When the annual income and rent limits change and nobody updates the leasing team, renewals keep going out at last year's numbers.
Your filing count and your actual count differ: If the units listed on your DR-504AFH do not match who lives there today, the exemption amount you claimed may not hold.
A reviewer asked for records you could not find quickly: Slow answers to a records request usually point to a filing system that needs structure, not more effort at the last minute.

How the work runs

1
Baseline review
We start with your current rent roll, unit list and a sample of tenant files, by phone and video or at our office. This shows where you stand today and which units carry the most risk.
2
Plain-English findings
You get a written list of what we found, unit by unit, with a short note on why each item matters and what fixes it. Nothing is buried in jargon.
3
Monthly or quarterly check-ins
We set a schedule that fits your turnover. At each check-in we review new leases, move-outs and any rent changes against the limits that apply.
4
Filing season handoff
As your next exemption cycle approaches, your records are already in order. That makes Annual Recertification and the County DR-504AFH Filing a matter of assembling clean files rather than chasing them.

What moves the cost of compliance support

We price ongoing support by phone after looking at your property, not from a fixed menu. The main drivers are how many qualifying units you track and how much work your existing files need. Your free savings estimate shows what the exemption is worth, so you can weigh that against the cost of keeping it.

Number of qualifying units: A property with a handful of 80 percent units needs less tracking than one with dozens of units split across both income tiers.
Condition of current files: Complete, organized tenant files take less time to monitor. Files with missing income records or outdated certifications need cleanup first.
Turnover rate: Every move-in creates a new lease and a new income check. Properties with frequent turnover need more frequent review.
Number of properties: Owners with several buildings in Palm Beach Gardens or nearby towns like Jupiter or West Palm Beach can share one reporting format, which keeps per-property work down.
How your data exports: If your property management software produces a clean rent roll and unit report, our checks go faster than working from scanned paper.

Questions about ongoing compliance support

Is ongoing support different from annual recertification?: Yes. Annual Recertification is the yearly step of confirming each qualifying resident's income and filing what the program requires. Ongoing support covers the months in between, so the facts you certify at year end are already correct. Many clients use both.
What happens if a unit falls out of compliance mid-year?: It usually stops counting toward the exemption until the issue is corrected. We explain what caused it, whether it can be fixed on the current lease, and how to set the next lease so the unit qualifies again. Catching it early limits how much of the exemption is affected.
Do you work with our property manager or leasing staff?: Yes. Most of the day-to-day records live with the leasing team, so we work directly with them by phone and video. We give them simple checklists for new leases so the same mistakes do not repeat.
Can you take over a property that was filed by someone else?: We can. We start with a baseline review of the prior filing and the current files, then tell you plainly what is solid and what needs attention. If the earlier count was off, we explain the options before your next cycle.
Do we need to come to your office?: No. Most work happens by phone and video with documents shared from your side. Clients who prefer to sit down in person can meet us at our office in Palm Beach Gardens.

Woman seen from behind talking on a desk phone at an office desk with a laptop, black folder and papers, palm trees and a white building visible through the window

Find out where your property stands

One call gets you a free eligibility check and a clear picture of which units are counting today. We will explain what we see in plain terms and what keeping the exemption would take.

Free savings estimate by phone: (561) 529-9740