ServicesExemption Applications
Live Local Act Exemption Applications in Sunrise
The Live Local Act can cut property taxes on qualifying affordable units, but only if the paperwork is right and on time. We check your property against the rules, build the file and handle both the state and county steps for you.
What this service covers
Florida's Live Local Act offers a property tax exemption for multifamily projects that set aside units for renters at or below set income levels. Units for renters at or below 80% of area median income can qualify for a full exemption on those units. Units between 80% and 120% can qualify for a partial one. Getting there takes two filings: a certification from the Florida Housing Finance Corporation, then an exemption application with the county property appraiser.
Owners usually come to us for one of two reasons. Some are filing for the first time and want it done right. Others filed before, got denied or only partly approved, and want to know why.
If you already have a file, we start with it. Most denials come from a fixable gap, like a rent above the limit or a missing income record. When the old file can be corrected and refiled, we tell you so. When the property truly does not qualify yet, we tell you that too, and explain what would have to change.
What we handle on an exemption application
Eligibility review
We look at unit count, completion date, set-aside levels and current rents. You get a plain answer on whether the property qualifies and which units count.
Rent limit check
Rents on set-aside units have to stay at or under the published limits. We compare your rent roll unit by unit and flag any that are over before they cost you the exemption.
FHFC certification package
We prepare the certification package for the Florida Housing Finance Corporation. That certification is what the county needs to see first. Our FHFC Certification Filing page covers this step in more detail.
County DR-504AFH
Once certification is in hand, we complete the DR-504AFH and file it with the Broward County Property Appraiser. The County DR-504AFH Filing page explains that form on its own.
Review of a past filing
If you were denied before, we go through the old application and the reason given. Often the fix is narrow, and keeping what was already right saves time.
A file you can reuse
We organize rent rolls, income records and certifications so next year's renewal starts from a clean set of documents.
Signs it is time to file or refile
You own a newer multifamily building
Projects with more than 70 units that rent some units to lower-income residents may qualify. Many owners do not know they are eligible.
Your exemption was denied
A denial letter usually names the problem. It is worth a second look before you give up on the savings.
You got a partial approval
If fewer units were exempted than you expected, some units may have missed a rent or income test. That can often be corrected.
The deadline is coming up
County applications are due by March 1, and FHFC certification has to come first. Starting late is the most common way owners lose a year.
Your rents changed
A rent increase on a set-aside unit can push it over the limit. Check before you file, not after.
How an application moves from start to finish
- 1
Free eligibility check
You call, tell us about the property, and we ask about units, rents and completion date. We work from our office or by phone and video, so there is no site visit to schedule.
- 2
Document review
We go through your rent roll, resident income records and any past filings. You get a written list of what is in good shape and what needs work.
- 3
Fix the gaps
We help correct what can be corrected, like updating income documentation or adjusting a rent. If something cannot be fixed this cycle, we say so plainly.
- 4
State certification
We put the FHFC certification package together, file it with the Florida Housing Finance Corporation and follow it until the certification comes back. We call you with updates along the way.
- 5
County filing
With certification in hand, we file the DR-504AFH with the property appraiser and keep copies of everything for your records.
What affects the cost
We do not quote a flat fee before we see the property. The work depends on how big the project is and how clean the records are. After the free eligibility check, we give you a clear quote by phone with no extra charges added later.
- Number of units
- More set-aside units means more rents to check and more income files to review.
- Condition of your records
- A current, complete rent roll moves fast. Missing income certifications take time to rebuild.
- First filing or refile
- Refiling after a denial means reviewing the old application and the reason for the denial, on top of the new work.
- Timing
- Starting close to the March 1 deadline compresses the schedule. Earlier starts leave room to fix problems.
Questions about Live Local Act exemption applications
Something not covered here? (954) 833-4602
How do I know if my property qualifies?
The main tests are unit count, how recently the project was completed, the income levels of the residents in set-aside units, and whether those rents stay at or below the limits. A short phone call usually tells us whether it is worth pursuing. The eligibility check is free.
Do I file with the state or the county?
Both, in that order. The Florida Housing Finance Corporation certifies the property first. Then the DR-504AFH goes to the county property appraiser.
We were denied last year. Do we need to start over?
Usually not. We read the denial and the old file, keep what was correct and fix what was missing. Starting fresh only makes sense when the original file had problems throughout.
Have you done this for larger developers?
Yes. Our clients include Coral Rock Development Group and Terra Group. We handle single properties for smaller owners in the same careful way.
Do I have to file again every year?
Yes. The exemption needs to be renewed each year with current rents and resident income. Our Annual Recertification service handles that cycle.
Find out if your property qualifies
Tell us about your building and we will give you a straight answer on eligibility and next steps. If you already have a file, we will start there.