ServicesAnnual Recertification
Yearly Live Local Act Recertification in Boynton Beach
Your Live Local Act exemption has to be earned again every year. The property must requalify with up-to-date rent and income records and a fresh filing. We take care of that renewal, and the same people work on your file each time.
What recertification is and why it matters
A Live Local Act exemption covers one tax year. To keep it, the owner has to show again that the qualifying units meet the income and rent limits, get a new certification from the Florida Housing Finance Corporation, and file again with the county property appraiser. Miss one piece and the exemption can drop off the next tax bill.
Most of the work is not hard. It is just easy to lose track of. Rent limits change when new income figures come out. Residents move in and out. A leasing office changes managers. We keep the file current through the year so renewal is a matter of checking and sending, not rebuilding from scratch.
Our team is small on purpose. The person who sets up your file is the person who works on it next year. That person already knows your unit mix and your quirks.
What we do each renewal cycle
- Rent limit check
- We compare your current rents against the latest published limits for each qualifying unit. If a unit drifted over, you hear about it early, while there is still time to fix it before the filing.
- Resident income review
- We confirm that the residents in qualifying units still fall under the income limits that apply to them. If a fresh income certification is needed, our resident income verification work covers it.
- FHFC recertification
- We prepare the renewed certification request for the Florida Housing Finance Corporation and file it with the unit list and supporting records the agency asks for.
- County DR-504AFH filing
- Once the certification comes back, we prepare the DR-504AFH for the Palm Beach County Property Appraiser and send it with the certification attached.
- Change tracking
- Units added or removed, a new management company, a sale in progress. We note what changed since last year and adjust the filing to match.
- A plain summary for you
- When it is done you get a short written summary: what was filed, when, and which units qualified.
Signs your renewal needs attention
Nobody owns the deadline
Last year's filing was done by someone who has since left. No one on staff is sure what was sent or when.
Rents went up this year
A rent increase on a qualifying unit can push it over the limit. That unit may not count toward the exemption.
High resident turnover
New residents in qualifying units need their income checked. A busy leasing year often leaves gaps in the records.
The tax bill looked different
If your savings shrank or vanished, something in last year's filing may have fallen short. It is worth a look before the next cycle.
You changed hands or managers
A new owner or a new management company often means records got split between two offices. Recertification is where that shows up.
How a renewal runs with us
- 1
A phone call to start
You call, we ask about the property and last year's filing. You get a free savings estimate so you know what the renewal is worth.
- 2
We gather the records
We ask for your current rent roll, lease dates and resident income files for the qualifying units. Many clients go over these with us on a video call, and some bring copies to our office.
- 3
We check and flag
We go unit by unit against the current limits. Anything that does not meet them goes on a short list with what it would take to fix.
- 4
We file both pieces
We file with FHFC first, then file the DR-504AFH with the county once the certification is in hand. The county's March 1 deadline is the date we plan backward from.
- 5
We set up next year
Before we close the file we note the dates and records you will need again. That way next year starts where this one ended.
What moves the cost of recertification
There is no one price for every property. The fee depends on how much checking and cleanup your file needs. We tell you the cost before we start, and the free savings estimate shows you what the exemption is worth against it.
- Number of qualifying units
- More units means more rents and income records to check. A large building with steady residents can still be quicker than a smaller one with heavy turnover.
- Condition of the records
- Clean, current rent rolls and income files keep the work short. Missing or scattered records take longer to pull together.
- Whether we filed last year
- If we handled the prior filing, we already know the property. Taking over a file prepared by someone else means more review up front.
- Changes since last year
- New units, a sale or a change in management adds steps to make sure the filing reflects how the property stands today.
Questions about annual recertification
Something not covered here? (561) 786-7157
Is a yearly filing really required?
Yes. Each exemption covers a single tax year. The property must qualify again, and the owner must reapply with a new FHFC certification and a new county form. Skip a year and that year's exemption is lost.
What if a unit stops qualifying?
It comes out of the count, and its share of the savings is gone for that year. For some properties, losing units can put the whole exemption at risk. We spot these early so you can choose to adjust the rent or swap in another unit before filing.
Will you pick up a file another firm started?
Yes. We go over the earlier filing, measure it against the property today and fill any gaps. Having prepared filings for about 100 Florida properties, we find most setups familiar.
Can we do the renewal without meeting in person?
Yes. We share and review records on video, and questions along the way are usually cleared up with a short phone call. If you prefer to go through paper files face to face, we can book a time at our office.
Who handles my renewal?
The same small team every year. Whoever gets to know your property at the start handles the renewal too, so you never re-explain your unit mix to a stranger.
Stay on track for next year's exemption
Walk us through the property and what was filed last year. You get a free savings estimate and a plain answer on what this renewal will take.