ServicesAnnual Recertification
Annual Recertification in Sunrise
A Live Local Act exemption is not a one-time win. You have to earn it again every year. We pick up last year's file, check what changed and fix what needs fixing. Then we get the new certification and county filing in on time.
Why recertification comes around every year
The exemption under the Live Local Act covers one tax year at a time. To keep it, the owner needs a new certification from the Florida Housing Finance Corporation (FHFC) and a new DR-504AFH filed with the county property appraiser, usually by March 1. Miss either one and the qualifying units go back on the tax roll for that year.
Most years, this is not starting over. If last year's application was solid, we keep what still holds and update what changed: the rent roll, resident incomes, the current income and rent limits, and any change in ownership or unit count. When the old file has real problems, we tell you plainly and rebuild only the parts that need it.
We work from our office and with you by phone and video, so your on-site staff can keep running the property.
What the yearly renewal covers
Review of last year's file
We read the prior FHFC certification and county filing first. We note what carried over cleanly and anything the reviewers flagged.
Current income and rent limits
Area median income figures and rent limits change every year. We check each set-aside unit against the current Broward County numbers so no unit is claimed that no longer fits.
Rent roll check
We match the current rent roll to the units you claim at the 80% and 120% income levels. Mismatches get sorted out first, ahead of any filing.
FHFC certification request
We prepare the annual request and send it to FHFC with the supporting documents they ask for. If they come back with questions, we answer them with you.
County DR-504AFH filing
Once the certification is in hand, we file the DR-504AFH with the property appraiser and keep copies of everything. Our County DR-504AFH Filing page covers that form in more detail.
A plain summary
You get a short written recap of what was filed, which units qualify and what to watch for next year.
Signs your recertification needs attention now
The deadline is close and nothing is started
If it is late in the year and no one has opened last year's file, it is time. The FHFC step has to come first, then the county filing, so the clock is tighter than it looks.
The person who filed last year is gone
Staff moved on and nobody knows where the paperwork lives. We can usually rebuild the trail from what you and the property appraiser already have.
Rents went up mid-year
A rent increase can push a unit over the limit for its income level. That unit may need to come off the claim.
Resident incomes are out of date
If incomes have not been checked since move-in, the file is weak. Our Resident Income Verification service can bring it current.
A question or denial letter arrived
A letter from FHFC or the property appraiser usually means something small is missing. Most of the time a clear answer and the right document settle it.
How a recertification runs with us
- 1
Free eligibility check
It starts with a phone call. We ask about unit count, set-aside levels and what was filed last year, then tell you whether the property still looks eligible.
- 2
Gather the documents
We give you a short list: rent roll, income records, last year's filings and any ownership changes. We can go through them together on a video call if that helps.
- 3
Fix or rebuild
We keep what still works in last year's file and correct what does not. If the property changed hands or the unit mix shifted a lot, we explain why a fresh application makes more sense.
- 4
File and follow up
We send the FHFC request, then file the DR-504AFH with the county. We track both until they are approved and let you know as soon as we hear.
What affects the cost of recertification
We price each renewal after we see the file. A clean carry-over from last year takes far less time than a property with missing records. You hear the number by phone up front, with no work started yet. A free savings estimate also shows you what the exemption is worth, so you can weigh the two.
- Condition of last year's file
- Complete, organized records mean less work. Gaps, lost documents or past errors take time to sort out.
- Number of set-aside units
- More qualifying units mean more rents and incomes to check against the limits.
- Changes since last year
- A sale, refinance, new entity name or change in unit count adds steps on both the FHFC and county side.
- When you start
- Starting early leaves room to fix problems calmly. A late start squeezes the same work into fewer weeks.
Annual recertification questions
Something not covered here? (954) 833-4602
Do we really have to recertify every year?
Yes. The exemption is granted one tax year at a time. Each year needs a new FHFC certification and a new DR-504AFH with the property appraiser. Skip a year and you pay full tax on those units for that year.
Can you take over a file someone else prepared?
Yes, and it happens a lot. We review what was filed in past years and keep what holds up. If something was done wrong, we show you what it was and correct it in this year's filing.
What happens if one unit no longer qualifies?
We take that unit off this year's claim and keep the rest. One unit going over its rent or income limit does not sink the whole property, as long as the property still meets the minimum the law requires. We confirm that first.
Will this disrupt our staff or residents?
Very little. We work from our office and by phone and video. Your staff pull the records we ask for, and residents only hear from anyone if their income paperwork needs updating.
When should we start?
Earlier is better. We like to begin in the fall so the FHFC certification comes back with time to spare ahead of the county deadline. If you are already late, call us anyway and we will tell you honestly what can still be done.
Keep this year's exemption on track
Tell us what was filed last year and where things stand now. We will tell you what still works, what needs fixing and what the exemption is worth to you.