ServicesAnnual Recertification
Annual Recertification in Tamarac
A Live Local exemption does not renew itself. Each year the units, rents and resident incomes have to be checked against new limits and filed again. We handle that work line by line, so your exemption carries into the next tax year without gaps.
What annual recertification covers
The Live Local Act property tax exemption is granted one year at a time. Keeping it takes two fresh steps every cycle. The Florida Housing Finance Corporation has to sign off on the property again, and then a new DR-504AFH goes to the county property appraiser. The real work happens before either step: showing that the qualifying units still meet the income and rent rules for the coming year.
The limits change. Income limits and maximum rents are updated each year, and a unit that passed last year can fall outside the line this year. Residents move out, new leases start and rents go up at renewal. We go back through every qualifying unit with the current numbers, not last year's.
Most problems we see are small. A unit number that reads one way on the rent roll and another on the certification. An income document dated outside its window. A lease renewal that pushed rent a few dollars over the cap. Those details are where exemptions get questioned, so that is where we spend our time.
What we do each year
Pull the new limits
We get the current income and rent limits for your county and unit sizes. Every check after this uses those figures.
Rent roll review
We compare your rent roll against the units claimed last year. We flag move-outs, new leases and any rent that now sits above the cap.
Resident income updates
Qualifying units need current income records. We tell you which files are stale and what documents fill the gap. If you need full income work done, our resident income verification service covers it.
FHFC recertification request
We prepare the request for a new certification with the unit list, rents and supporting records matched to each other. Nothing goes out with numbers that disagree.
County refiling
Once the certification is issued, we prepare the new DR-504AFH for the property appraiser and attach what it needs. We track the county deadline so the filing is not rushed.
Signs your recertification needs attention
Last year was done in a hurry
If the first filing came together at the deadline, it likely has loose ends. Those carry forward unless someone cleans them up.
Turnover since the last filing
New residents mean new income files. A unit can still qualify, but only if the records show it.
Rents went up at renewal
Renewal increases are normal. They need to be checked against the new maximum rent for that unit size before you file.
Staff changes on site
When the person who kept the files leaves, the records often scatter. We help rebuild a clean set.
A notice from the county
A letter asking for more information is a sign the file had gaps. It is better to fix those before the next cycle than during it.
How a recertification runs with us
- 1
Phone review
You call and tell us about the property, the unit count and how last year went. We give you a free eligibility check and a rough idea of what the exemption is worth.
- 2
Document gathering
We give you a short list of what we need: rent roll, leases for qualifying units and resident income records. We walk through them with you by phone or video and do the review from our office.
- 3
Line-by-line check
We match every qualifying unit across the rent roll, leases and income files. You get a plain list of anything that does not line up and what fixes it.
- 4
Filing and follow-up
We prepare the FHFC request and then the county DR-504AFH. If either office comes back with questions, we answer them with you.
What sets the cost
Recertification is usually less work than a first filing, but not always. The price depends on how many units are claimed and how clean the records are coming in. We explain the scope on the phone before any work starts.
- Number of qualifying units
- Each unit needs its own rent and income check. More units means more files to review.
- Turnover since last year
- A property with many new leases needs more fresh income work than one with stable residents.
- Condition of the records
- Organized, dated files move fast. Missing or mismatched records take time to sort out.
- Timing
- Starting well ahead of the county deadline leaves room to fix problems. A late start compresses the work.
Questions about annual recertification
Something not covered here? (954) 982-6428
Do I really have to refile every year?
Yes. The exemption is tied to a single tax year. You need a new certification and a new county filing each year to keep it.
What happens if a unit no longer qualifies?
That unit drops out of the claim for the year. The rest of the qualifying units can still be filed. We show you which units are affected and why, so there are no surprises later.
Can we reuse last year's income records?
Sometimes, but often not. Income records need to be current for the tax year you are filing for. We check the dates on each file and tell you which ones need updating.
We did the first filing ourselves. Can you take over now?
Yes. We start by reviewing what was filed last year and how it was built. If anything needs to be cleaned up, we do that before preparing the new request.
How early should we start?
Earlier than most people do. Give yourself time to get the FHFC certification first, then file with the property appraiser before the county deadline. A few months of lead time is comfortable.
Start next year's renewal early
Walk us through the property and what happened with last year's filing. We will tell you where the file stands and how much work the renewal will take.