Live Local Act Exemption Help for Davie Properties
Owners of multifamily rental properties rely on us to secure and keep the Live Local Act property tax exemption. We handle exemption applications, FHFC certification filing, the county DR-504AFH, resident income verification and annual recertification for buildings in Davie, Plantation, Pembroke Pines and nearby towns.
- Eligibility check by phone
- Every unit reviewed
- Deadlines in writing
- Meet in office, by phone or video
Why Owners Work With Us
Most exemption problems start with an assumption nobody checked. We look at the rent roll, the leases and the income files before anything is filed, so the application matches what the property can actually support.
- 01
We start with the rent roll
Before we talk about savings, we read your current rents against the published limits for each unit size and income tier. If a unit sits a few dollars over, you hear about it now, not in a denial letter.
- 02
A clear answer on eligibility
Some properties qualify fully, some qualify on part of their units, and some are better served by waiting a year. We tell you which one applies and why, in plain language.
- 03
Denials traced to their cause
When a prior filing was rejected, we find the specific reason, whether it was a missed deadline, a rent overage or a missing income record. Then we correct that issue rather than refiling the same packet.
- 04
Records kept in order
We organize income certifications, leases and filing receipts by unit and by year. When the next cycle arrives, the groundwork is already in place.
Live Local Act Services
The exemption runs through two offices and a fixed calendar. Certification comes from the Florida Housing Finance Corporation, and the exemption itself is claimed with the county property appraiser on form DR-504AFH. We handle each piece, from the first exemption application through resident income verification and ongoing compliance support. You can start with one service or hand us the whole cycle.
Exemption Applications
We confirm which units qualify, then assemble and file a Live Local Act property tax exemption application that holds up to review.
FHFC Certification Filing
We prepare and file the Florida Housing Finance Corporation certification request your Live Local exemption depends on, after confirming which units qualify.
County DR-504AFH Filing
We prepare and file the DR-504AFH with the county property appraiser after checking that your units, rents and FHFC certification all agree.
Annual Recertification
Yearly FHFC certification and DR-504AFH refiling, preceded by a careful review of what changed at the property since the last cycle.
Resident Income Verification
We review and document resident income against current limits so each qualifying unit is supported when your exemption is checked.
Ongoing Compliance Support
Year-round reviews of rents, resident files and filing dates so your Live Local Act exemption stays supported between filings.
What Working With Us Looks Like
Each step lines up with the exemption calendar, and you hear from us as each one finishes. We meet at our office or by phone and video.
- 1
Eligibility call
We ask how many units the property has, what they rent for, which income tiers apply and how long it has been in service. Those answers usually tell us whether the exemption is within reach.
- 2
Reviewing your records
You share the rent roll, a sample of leases and resident income records. We hold each unit up against the limits that apply and note anything that needs a fix.
- 3
Results and a filing plan
We go over what qualifies, what falls short and what can still be fixed. You get a written calendar listing every deadline and who owns it.
- 4
State certification, then the county form
We prepare the FHFC certification request first, and once it is issued, the DR-504AFH for the property appraiser. Nothing goes out until you have reviewed and signed it.
- 5
Staying current all year
Between filings we follow rent changes, move-ins and income recertifications, so the next cycle begins with clean records.
About Our Practice
Live Local Act Consultant Davie works with owners and managers of multifamily rental properties who want the exemption handled carefully. Our work happens at our office and over phone and video, so distance from Davie is rarely an obstacle.
We take a measured approach. The exemption can be valuable, but only when the paperwork reflects the property accurately. We would rather spend an extra hour on the rent roll than file something that falls apart under review.
What Shapes Our Fee
Every property is priced on its own file. The work involved depends far more on the condition of your records than on the address. We explain the scope before you commit to anything.
Your first call includes an eligibility check and a savings estimate. After we review your documents, we give you a written scope for the work before anything begins.
- Number of units
- A property with more affordable units means more leases to check and more income files to verify. Larger rent rolls take longer to reconcile.
- State of the income files
- Complete, current tenant income certifications move quickly. Missing or outdated files have to be rebuilt with residents, which adds time.
- New application or annual renewal
- The first year means building the record from scratch: unit lists, income files and the certification request. Renewing a property we have already filed for tends to be lighter, since most of that groundwork exists.
- Prior denials or corrections
- Untangling an earlier rejected filing means reviewing what was submitted and what the reviewers flagged before we can prepare a clean one.
- Time before the deadline
- Bringing us in months ahead of the FHFC and county dates gives us space to sort out any issue before it becomes urgent. When the due date is close, the same amount of work has to fit into far fewer weeks.
What Owners Usually Ask
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Will my property qualify for the Live Local Act exemption?
That turns on how many units are set aside as affordable, which income levels they serve and whether their rents stay inside the published limits. The usual focus is properties with more than 70 qualifying units. In the eligibility check we compare your rent roll with those rules and give you a straight answer.
Which deadlines matter?
The Florida Housing Finance Corporation certification comes first. The county application on form DR-504AFH follows, usually by March 1. The same cycle runs every year, and every client gets a written calendar so no date is missed.
We were denied last year. Can you still help?
Yes. First we pin down exactly why the application was denied, because the fix depends on it. Rents over the limit, incomplete resident income records and late filings are frequent causes. With the cause identified, we prepare a corrected filing for the next cycle.
How much might we save?
It depends on the assessed value, the local millage rates and how many units qualify in each income tier. Once we have basic figures we can give you a savings estimate. We will not name a number until we have seen your records.
Do we need to visit your office?
No. Many owners handle the whole engagement by phone and video and send their documents electronically. If you would like to go through the file in person, you are welcome at our office.
Will you guarantee approval of the exemption?
Nobody can promise that honestly, since the certifying agency and the property appraiser decide. We can confirm eligibility up front, prepare accurate filings and catch weak points before submission, which puts your application on the firmest ground the facts support.
Which documents should we gather?
The essentials are a current rent roll, lease terms for the affordable units and resident income certifications. Recorded documents and earlier filings are useful if you have them. After the first call we send you an exact list.
Where Our Clients' Properties Sit
Our clients own buildings in Davie and nearby towns such as Plantation, Sunrise, Cooper City, Southwest Ranches, Broadview Park, Pembroke Pines, Fort Lauderdale, Hollywood and Miramar, most of which file with the Broward County Property Appraiser. We also help owners in Miami Gardens, where the county filing goes to Miami-Dade.
- Davie
- Pembroke Pines
- Plantation
- Cooper City
- Southwest Ranches
- Broadview Park
- Fort Lauderdale
- Hollywood
- Miramar
- Miami Gardens
- Sunrise
Since we meet by phone and video, owners beyond these towns can also call for an eligibility check.
See Where Your Property Stands
One brief conversation shows whether the exemption fits and what getting it would involve.