ServicesFHFC Certification Filing
FHFC Certification Filing in Tamarac
Before the county will look at a Live Local Act exemption, Florida Housing has to certify your affordable units. We build that filing for you. Unit list, rent limits, income documents and ownership records all get checked against each other, so the certification matches what the property appraiser sees later.
Why the state step comes before the county
Under Florida's Live Local Act, a qualifying multifamily property can lower its property taxes on units rented to residents earning up to 120% of area median income. Two offices are involved. Florida Housing Finance Corporation confirms the units qualify. After that, the county property appraiser decides on the exemption, working from the DR-504AFH form and the state's certification.
That puts the FHFC filing first in line, and it can't wait. In Broward County the DR-504AFH is generally due March 1, and the certification goes with it. A late certification, or one that doesn't line up with your rent roll, can push the exemption back a full year. Most of the trouble we see comes from small things: a unit number typed wrong, an entity name that doesn't match the deed, a rent a few dollars over the limit.
This page covers the FHFC step. We handle the county side under County DR-504AFH Filing, and first-time setup under Live Local Act Exemption Applications.
What goes into the filing
- Unit-by-unit schedule
- We list every unit you're claiming with its bedroom count, set-aside tier and current rent. Each line ties back to your rent roll, so a reviewer can follow it without asking.
- Rent limit check
- Affordable rents have to stay under the published limits for the area and bedroom size. We check each claimed unit against the current year's figures and flag any that sit over the line before anything goes out.
- Resident income documents
- Each set-aside unit needs proof the resident's income fits the 80% or 120% tier you're claiming. We organize what you have and point out the gaps. Deeper verification work is covered under Resident Income Verification.
- Property and ownership records
- Parcel number, legal description, owning entity and total unit count have to match across the deed, the appraiser's records and the application. A mismatched entity name looks minor. It causes real delays.
- Filing and follow-up
- We file the package with Florida Housing, keep a copy of every page and track it until the certification is issued. If Florida Housing asks a question, we answer it and get them what they need.
Signs you need help with FHFC certification
This is your first year
First filings take the most work. There's nothing to carry forward, and every number gets looked at fresh.
Your rent roll and set-aside list don't match
Turnover, unit transfers and lease renewals shift which units qualify. If your list is from last spring, it probably needs rework.
A past filing came back with questions
A request for more information usually points to one weak spot, like a missing income document or a rent over the limit. We find it and close it.
The deadline is getting close
The certification has to be in hand before the county filing. If it's winter and nothing has started, give us a call soon.
Ownership changed
A sale, refinance or new entity name changes what the application has to show. Old paperwork won't carry over cleanly.
How we handle the filing
- 1
Free savings estimate by phone
You tell us the unit count, current rents and how many units you plan to set aside. We give you a rough idea of the tax savings and whether the property looks like it qualifies.
- 2
Document gathering
We give you a plain list of what we need: rent roll, leases for set-aside units, income records, deed and entity papers. We work from our office, by phone and over video, so nobody has to visit the property.
- 3
Line-by-line review
We cross-check every unit against rent limits, income tiers and the property records. Anything that doesn't tie out gets fixed or pulled before filing, not after.
- 4
Filing and tracking
We file with Florida Housing, handle any follow-up questions and pass the certification to you once it's issued, ready for the county step.
What affects the cost
We price each FHFC filing after we see the property and the paperwork. You get the number by phone before we start. A clean, well-kept file takes less time to prepare than one that needs rebuilding.
- Number of set-aside units
- Each claimed unit needs its own rent and income check. More units means more lines to verify.
- State of your records
- Organized rent rolls and complete income files move quickly. Missing leases or outdated income records take time to track down.
- First year or renewal
- A first filing builds everything from scratch. Later years can reuse that structure as long as the facts hold, which is what Annual Recertification is for.
- Timing
- Starting in the fall leaves room to fix problems. A filing rushed up against the deadline packs the same work into fewer days.
- Ownership setup
- Several entities, recent sales or multiple parcels add records to reconcile.
FHFC certification questions
Something not covered here? (954) 982-6428
Do I need FHFC certification every year?
Yes. The exemption isn't a one-time approval. The certification and the county application both come up each year, and the units have to keep qualifying. We handle that under Annual Recertification.
Can I file with the county without the certification?
The county application relies on the FHFC certification. Without it, the property appraiser has no basis to grant the exemption. That's why we start the FHFC step first and leave room before the county deadline.
What if one of my units doesn't qualify?
Then we leave it off. Claiming a unit that's over the rent limit or missing income proof can draw questions about the whole filing. Filing fewer units cleanly is the better trade. Sometimes a unit can be brought into line for next year.
How do I know if my property qualifies at all?
The Act has rules on total unit count, the share of units set aside and rent levels, and those rules can change from one year to the next. Start with a free eligibility check by phone. If it doesn't look like a fit, we'll say so plainly.
Will you need to come out to the property?
No. We work from our office, by phone and over video. You get us the documents, and we do the review and the filing.
Start with a look at your numbers
Tell us about the property and the units you plan to set aside. We'll give you a free savings estimate and an honest read on the FHFC filing. We work with owners in Tamarac, Coral Springs, Margate and the surrounding area.