ServicesResident Income Verification
Resident Income Verification in Palm Beach Gardens
Your Live Local Act exemption depends on one thing per unit: proof that the people living there qualify at the income level you claimed. We review and build those tenant files, explain each document in plain English, and flag gaps before the property appraiser does.
What resident income verification actually covers
Under the Live Local Act, a multifamily property earns a property tax exemption only on units rented to tenants whose income falls at or below set thresholds, generally 80 percent or 120 percent of area median income. Rent on those units also has to stay within published limits. The exemption is not on the building. It is on each qualifying unit, and each unit needs its own evidence.
That evidence is the tenant income file: a signed income certification, third-party proof of wages and benefits, asset statements, and a count of everyone living in the unit. We read every file, annualize the income correctly, compare it against the limit for that family size, and tell you which units qualify at which tier and why.
This is the groundwork behind your FHFC certification filing and your county DR-504AFH filing. If the income files are weak, everything built on them is weak too.
What we check in each tenant file
Income certification review
We confirm the tenant income certification is complete, signed by every adult occupant, and dated close enough to the January 1 status date to count. Missing signatures are one of the most common reasons a unit gets questioned.
Third-party income documents
We match pay stubs, employer verification letters, Social Security and pension award letters, and child support records against what the tenant reported. When a stub covers an unusual pay period, we show you how it was annualized.
Asset income calculation
Checking and savings balances, retirement accounts and other assets can add imputed income. We apply it the way the guidelines expect, so a tenant with modest wages but large savings is not placed in the wrong tier.
Family size and occupancy
Income limits rise with the number of people in the unit. We verify the occupant count on the lease matches the certification, because a mismatch changes which limit applies.
Rent limit check
A qualifying tenant does not save the exemption if the rent is over the limit for that unit size. We compare each set-aside unit's contract rent, including any required fees, against the published figure.
Unit-by-unit summary
You get a plain list: which units qualify at the 80 percent tier, which at the 120 percent tier, which fall short, and what document would fix each problem.
Signs your income files need a closer look
Leasing staff use a generic application
A standard rental application screens for ability to pay, not for income limits. If your team has not been collecting certifications and third-party proof, the files likely will not support an exemption.
You are not sure which units count
If you cannot say how many units qualify at each income tier today, you cannot accurately estimate your exemption or complete the certification request.
Tenants changed mid-year
Move-outs, new roommates and income changes all affect status. A unit that qualified last year may not on the next January 1.
The appraiser asked for backup
A request for supporting documents usually means a reviewer found something unclear. Answering with organized, consistent files matters more than answering fast.
Self-employed or gig income
Tenants with irregular earnings need more careful annualizing. These files are where calculation errors most often hide.
How a verification engagement runs
- 1
Free eligibility check by phone
We start with your unit count, how many units you intend to set aside, and how your leasing office collects income documents. From that we can tell you whether the exemption is realistic and what it might save.
- 2
Secure file transfer and intake
You send tenant files through a secure method we agree on. We log every unit and note what each file contains before reading any numbers.
- 3
Calculation and limit comparison
We annualize income, add asset income, confirm family size and compare each result against the current income and rent limits. Every conclusion is written down with the figures behind it.
- 4
Review call and gap list
We walk through the results with you by phone or video, unit by unit. Where documents are missing, we explain exactly what to request from the tenant and why it matters.
What moves the cost of verification
The fee depends mostly on how many files we read and what shape they are in. A clean, well-organized set takes far less time than a stack of partial applications. We look at your situation first and explain the fee before any work begins.
- Number of set-aside units
- Each unit is a separate file with its own calculation, so unit count is the biggest driver.
- File completeness
- Files missing certifications or third-party proof take longer, because we document each gap and what will close it.
- Income complexity
- Tenants with several jobs, self-employment, or significant assets need more careful math than a single salaried earner.
- Timing against deadlines
- Work started well before the January and March filing dates leaves room to chase missing documents. Late starts compress that window.
Questions about resident income verification
Something not covered here? (561) 529-9740
Whose income counts toward the limit?
The income of every adult living in the unit, not just the person who signed the lease. Earnings of minors are generally treated differently. We confirm who lives there and make sure each adult's income is documented and included.
What date does tenant qualification have to be true on?
Status is measured as of January 1 of the tax year. That is why we look at certification dates closely. A certification that is too old may not reflect the tenant's situation on that date.
Can a unit qualify if the tenant earns slightly over 80 percent?
Possibly, at the lower 75 percent exemption tier, if income is at or below 120 percent of area median income and rent is within that tier's limit. We show you exactly where each unit lands so you can see the effect on savings.
Do you contact our tenants directly?
We work through you and your leasing staff. We tell you which documents are missing and give plain wording you can use when asking tenants for them.
Is this the same as annual recertification?
They are related. Verification is the work of proving tenant income on the files. Annual recertification is the yearly cycle of repeating that proof and refiling. Many clients use our ongoing compliance support to keep both on track.
Find out what your qualifying units are worth
Tell us your unit count and how your files are kept today. We will explain where you stand and what a verified rent roll could save in property taxes.