ServicesFHFC Certification Filing
FHFC Certification Filing in Pompano Beach
Your Live Local Act exemption starts with a certification from Florida Housing Finance Corporation, and the county waits on it. We organize your unit data and rent rolls, check them against current income limits, file the request properly and follow it until the certification arrives.
The first step in a Live Local Act exemption
Getting the property tax exemption is a two-part process. Florida Housing Finance Corporation (FHFC) reviews your project and confirms it meets the law's affordable housing requirements. Only after that do you bring the certification to the property appraiser with your county application. Skip the first part and the second has nothing to rest on.
FHFC reviews the numbers carefully. It wants to see how many units are set aside, which income level each one serves and whether every rent is at or under the published limit. A unit count that does not match across documents, or a rent that runs slightly over, can send the request back while the calendar keeps moving.
We aim to get it right on the first pass. Our team has prepared filings for about 100 Florida properties, and we walk you through each requirement in plain terms so you know what is being certified and why it matters.
What we handle for your certification
Qualification check
Before any forms, we compare your unit count, completion status and affordable set-asides with what the statute requires. If something falls short, we tell you right away.
Matching units to income levels
Each affordable unit gets tied to its area median income band, and we confirm its rent fits the current limit. Most sent-back requests trip on this step.
Organizing your records
You get a clear list of the records we need. We sort them and point out gaps, like a lease with no start date or a unit that shows up twice.
Preparing and filing the request
We fill out the FHFC certification request, attach the supporting documents and file it for you. You keep a full copy of everything that went out.
Answering FHFC questions
When reviewers come back with a question or a needed correction, we respond promptly and let you know in plain words what was changed.
Moving straight to the county
With the certification in hand, we can carry it into your County DR-504AFH Filing so the second stage begins right away.
Signs it is time to start your FHFC filing
- Your project recently reached completion
- Newly built multifamily properties with enough affordable units are the ones this exemption was written for. Starting the certification early keeps the county deadline comfortable.
- You are not sure your rents meet the limits
- Income and rent limits change each year. If your rents were set off an older table, a quick review can catch a problem before FHFC does.
- Your request came back with questions
- A returned or questioned request is fixable, but the clock keeps running. We can sort out what FHFC is asking for and file again.
- You manage several properties
- Each property needs its own certification with its own unit data. Keeping them straight is easier with one person tracking every file.
- The county application is coming up
- If the Broward County Property Appraiser filing is on your calendar, the FHFC piece needs to be finished first.
How we work through your certification
- 1
Start with a free phone conversation
Tell us about the property, how many units it has and how many are set aside as affordable. By the end of the call you will know whether it looks likely to qualify and roughly what the exemption could be worth.
- 2
Pulling the records together
We send a short list, usually the rent roll, unit mix and completion paperwork. Meetings happen by phone or video, or at our office if that suits you better.
- 3
Checking and preparing
Every unit is compared with the income and rent limits, and we work through any mismatches with you. You review the finished package before it goes to FHFC.
- 4
Filing and follow-through
We file with FHFC, keep an eye on the status and handle reviewer questions, so you always know where things stand.
- 5
Your certification arrives
We forward you a copy as soon as FHFC issues it and explain the next step for your county application.
What shapes the cost of FHFC certification filing
No two properties need the same amount of work, so we quote after we know yours. The free eligibility check gives us enough detail to give you a straightforward quote over the phone, and the quote covers the work we discussed. Here is what tends to move it.
- How many units you have
- Each affordable unit is another line to check against income and rent limits.
- The state of your records
- An up-to-date, consistent rent roll goes fast. Data split across systems or leases missing key dates takes longer to sort out.
- Several income bands
- When units serve different income levels, each band has to be mapped and checked on its own.
- How close the deadline is
- Starting late leaves little room for corrections and can mean more of our time packed into a few weeks.
- Pairing with the county filing
- Doing the certification and the county application together usually cuts repeated work, because so much of the data is shared.
Questions about FHFC certification
- Do I really need FHFC certification before applying to the county?
- Yes. The property appraiser expects the FHFC certification to come with your Live Local Act exemption application. Without it, the county generally cannot approve the exemption.
- How long does FHFC take to issue a certification?
- That depends on their volume and on how complete your request is. Back-and-forth over missing or conflicting data is what usually adds weeks, so we work to avoid it. We also start early so the county deadline stays within reach.
- What if some of my units do not meet the rent limits?
- We catch that during our review, well before filing. Then we lay out your choices plainly, such as adjusting rents or certifying only the units that already qualify.
- Can you promise my property will be certified?
- No, and you should be wary of anyone who does, since the decision belongs to FHFC. What we can promise is honesty about any problem we spot and a request that is accurate and complete when it goes in.
- Will I have to visit your office?
- Not at all. Plenty of our clients, from Pompano Beach to Margate and Fort Lauderdale, never meet us anywhere but on a phone or video call. If you like sitting down in person, our office is available.
- What happens after the certification arrives?
- It goes to the county with your exemption application, which we handle through our County DR-504AFH Filing service. After that, Annual Recertification keeps the exemption in place year to year.
See whether your property is a fit
One phone call is usually enough to tell whether your project can be certified and what the exemption might save you. The check costs nothing, and you decide afterward if you want our help.