ServicesResident Income Verification
Resident Income Verification in Sunrise
Your Live Local Act exemption rests on one thing: proof that the people in each set-aside unit earn what the rules allow. We check income documents, test them against current limits and keep tenant files ready for review. If a file has gaps, we fix the file first.
What resident income verification is for
Under the Live Local Act, a property only gets the tax break on units rented to residents who meet the income limits for the area. In Broward County those limits are tied to area median income and change every year. The exemption is worth more for units below 80 percent of median than for units between 80 and 120 percent. So each tenant file has to show where that resident actually falls.
We do that work. We collect pay stubs, benefit letters and other income records, add up everyone living in the unit, compare it to the limit for that family size and write down the result. The file then supports your FHFC Certification Filing and your County DR-504AFH Filing.
When we find a weak file, we start by fixing it. Often one missing document or a math error is the whole problem. We only suggest re-verifying a tenant from scratch when the old paperwork can't be trusted, and we tell you why.
What the work includes
- Document collection list
- We give your leasing staff a plain list of what to gather from each resident. That covers wages, self-employment, Social Security, child support and assets that produce income.
- Income math and limit check
- We total income for every adult in the unit and compare it to this year's limit for that family size. Each unit gets marked as under 80 percent, 80 to 120 percent, or over.
- Rent check against the cap
- Income is half the test. We also check that the rent charged stays at or under the affordable rent for that unit's income tier.
- File review and cleanup
- For files you already have, we look for missing signatures, old pay stubs, blank fields and math mistakes. We fix what can be fixed and flag what can't.
- Unit-by-unit summary
- You get a simple sheet showing every set-aside unit, its tier and its status. That sheet feeds straight into your exemption paperwork.
Signs your tenant files need a look
Files built by different staff
If leasing turned over, files often follow three different methods. That shows up fast in a review.
Old income limits on the forms
Limits change each year. A file tested against last year's number may put a unit in the wrong tier.
Missing adults on the lease
A partner or grown child living in the unit counts toward income. If they never filled out paperwork, the file is incomplete.
Your March 1 deadline is close
The DR-504AFH is due to the property appraiser by March 1. If you aren't sure your units qualify, find out before you file, not after.
Rents went up at renewal
A raise in rent can push a unit over the cap even when the tenant still qualifies on income.
What moves the cost
Price depends on how many units we review and the shape your files are in. We look first and quote after, so you know the number before we start. Your free savings estimate shows what the exemption could be worth next to what the work will take.
Number of set-aside units
More units means more files to check. A 70-unit building and a 300-unit building are different jobs.
Condition of existing files
Clean, consistent files go fast. Files with missing pages or mixed methods take longer to sort out.
Income types
Wage earners are quick. Self-employed residents, gig work and several income sources take more digging.
Timing
Work squeezed into the weeks before March 1 is tighter. Starting earlier leaves room to chase missing documents.
How a verification job runs
- 1
Free eligibility check by phone
We talk through your property, unit count and set-aside plan. You'll know if the exemption looks workable before any file work starts.
- 2
Files sent to us
You share tenant files by secure upload, or we meet at our office or by video. Nobody needs to visit your property.
- 3
Review and fix
We go file by file, check the math and list what's missing. Small gaps go back to your staff with clear notes. A full redo is only suggested when the old record is unusable.
- 4
Summary and handoff
You get the unit summary and corrected files. They're ready for FHFC, the county or your own Annual Recertification.
Resident income verification questions
Do we have to verify every tenant in the building?
No. You verify residents in the units you're counting toward the exemption. Market-rate units don't need it. We help you decide which units to put in the set-aside.
Can you fix files our staff already started?
Yes, and that's usually where we start. Most problem files need one or two documents or a corrected calculation. We'll tell you plainly if a file is too far gone and needs a fresh verification.
What income limits do you use?
We use the current limits published for the area by family size. They update each year, so we confirm the right year before testing any file.
Who have you done this work for?
We work with owners and managers of multifamily properties across Sunrise and nearby cities like Plantation, Tamarac and Coral Springs.
How does this connect to the exemption application?
The verified files are your proof. They back up the numbers in your Live Local Act Exemption Applications and your FHFC certification. Without them, the filing has nothing behind it.
What happens if a tenant's income rises later?
That gets checked at recertification. Our Ongoing Compliance Support keeps track so a change doesn't catch you at filing time.
Find out where your tenant files stand
Tell us about your property and set-aside units. We'll tell you if the exemption fits and what your files need.