ServicesFHFC Certification Filing
FHFC Certification Filing in West Palm Beach
The county will not act on a Live Local Act exemption until the state signs off on your units. We prepare that certification request with you, explain what every document proves, and file a clean package so your exemption does not stall at the first step.
Why the state certification comes first
For many multifamily rentals, this tax break moves in two stages. First, Florida Housing Finance Corporation (FHFC) confirms that your restricted units follow the income and rent rules. Then the county property appraiser rules on the exemption. Skip the first stage and the second one has no footing.
Clients usually reach us at one of two points. Some have just finished leasing a qualifying building and want the first certification handled properly. Others filed on their own, received a request for more information, and want help figuring out what went sideways.
In both cases we go through your records one at a time. You learn what each one shows, where owners commonly slip, and which version of a record FHFC is likely to accept.
What our certification work covers
Eligibility screen before any filing
We compare your unit count, the share of units set aside and the income levels they serve with the statute. If the building falls short, you hear it from us on a call, not in a denial letter.
Rent roll review
The rent roll carries most of the weight in this request. We check each restricted unit's rent against the FHFC limit for its bedroom count and income level, and point out any unit that runs high before the state spots it.
Matching units to the right income level
Units serving residents up to 80 percent of area median income are handled differently from units serving the band above that, up to 120 percent. We place every unit in its correct band so the certification lines up with the exemption you expect.
Document checklist with plain notes
You receive a written list of every record we need and a short reason for each. Leases, tenant income certifications and ownership papers each prove things in different ways, and some carry more weight than others. We explain which to lean on and why.
Preparation and filing
We draft the certification request, go over it with you, and file it with FHFC once you approve. We keep a full copy for the County DR-504AFH Filing that follows.
Follow-up with FHFC
If the state asks a question or wants a corrected record, we handle the reply and keep you updated.
Signs it is time to get help with certification
- Your rent roll and leases disagree
- A unit shown at one rent on the roll and another on the lease is the most frequent reason a request gets held. Those records need to agree before anything is filed.
- You are not sure which income limits apply
- Area median income figures are updated every year and vary by unit size. Working from an outdated chart can make a compliant unit look out of bounds on paper.
- FHFC asked for more information
- A deficiency notice usually points to one or two missing or unclear records. We read it with you and close those specific gaps.
- The county filing window is approaching
- The county side cannot move until certification is in hand. If time feels tight, an early conversation gives you the most breathing room.
- The ownership has changed
- A sale, a new LLC or a switch in management can change who signs and which records FHFC wants to see. We help you get the entity details right.
How a certification filing runs with us
- 1
A free eligibility check by phone
We go over your building, its unit mix and what each unit rents for today. By the end of the call you have a straight answer on likely eligibility and a sense of what the filing involves.
- 2
Gathering your records
We send a checklist, then meet at our office or by phone and video to walk through it. As you share records, we tell you right away if one will not hold up.
- 3
Building and reviewing the request
We assemble the certification request and go through it with you page by page. Nothing goes to the state until you understand it and approve it.
- 4
Filing and follow-through
We file with FHFC, watch for questions and answer them with you. When certification comes through, we help you carry it into the county application.
What moves the price of certification work
We price this by the actual effort your file needs rather than a one-size number. During your free savings estimate we explain the scope, and we put it in writing before any work begins.
- How many units are restricted
- Each restricted unit adds a rent and a lease to check. A building with a simple, even unit mix takes less review.
- The state of your records
- An up-to-date rent roll and organized leases keep the work lighter. Records that need reconciling take more time.
- First filing or a fix
- A first certification starts from the beginning. Sorting out a stalled request can go faster or slower depending on what FHFC raised.
- More than one income band
- Buildings that serve both the lower and upper income bands need careful unit-by-unit matching, which adds review time.
FHFC certification questions
- Do I need FHFC certification before I file with the county?
- For units in the upper income band, yes. The property appraiser expects to see the state certification with the Live Local Act application. We usually finish certification first and move straight into the county filing so the two match.
- Which properties need this certification?
- It applies to multifamily rentals seeking the Live Local Act exemption where units are reserved for renters earning up to 120 percent of area median income. Unit counts and the share set aside both matter, so we confirm those during your free eligibility check.
- What if one unit is over the rent limit?
- That unit can put its portion of the exemption at risk. We catch it in the rent roll review, lay out your options and help you choose how to handle it before anything is filed.
- Can we meet in person?
- Yes. We work with clients at our office or by phone and video, whichever suits you. Plenty of owners in West Palm Beach and nearby towns like Palm Beach Gardens and Lake Worth Beach handle most of it by video.
- Will I have to do this again next year?
- The exemption needs renewing every year, and certification is part of that cycle. Our Annual Recertification service picks up from here, and Resident Income Verification keeps your tenant files ready for it.
Find out where your certification stands
Share a few details about your building and you will get a straight answer on whether it looks eligible and how much work the filing will take. The first conversation costs nothing.