ServicesExemption Applications
Live Local Act Exemption Applications in West Palm Beach
For qualifying multifamily buildings, the Live Local Act can trim property taxes on a meaningful share of units. We help owners confirm whether they fit, pull together the records that matter and file an application that holds up, explaining every document and choice as we go.
What this application does for your property
Under Florida's Live Local Act, a multifamily property can earn an ad valorem tax exemption on units kept affordable to residents with incomes at or below 120 percent of the area median. Units serving residents at 80 percent or less can be fully exempt. Units in the band above that, up to 120 percent, can be partly exempt. None of it applies on its own, though. The savings depend on a filing that is accurate and complete.
Getting there takes two steps: certification from the Florida Housing Finance Corporation, then a filing with the county property appraiser. We walk you through the materials each step needs, why some records carry more weight than others, and which choices change your savings. You decide with the full picture in front of you.
What our application work includes
- Unit-by-unit eligibility map
- We go through your rent roll and sort units by income tier and rent level. You see which units count toward the set-aside and which do not, and why.
- Rent limit check
- Qualifying units must stay at or under published rent limits. We compare your current rents against them and flag any unit that would fall out of eligibility.
- Document assembly
- Rent rolls, lease records, unit counts and property details all need to match each other. We gather them, check them against one another, and fix gaps before anything is filed.
- Certification and county filing prep
- We prepare the materials for FHFC Certification Filing and the County DR-504AFH Filing so the two submissions tell the same story.
- Plain-language savings picture
- We show you how different tier mixes change the exemption, so you can weigh the trade-off between rent levels and tax savings with real numbers from your own building.
Signs it is time to look at an application
Your building has more than 70 units
The exemption targets multifamily properties above that size. Owning one is reason enough for a closer look, even if you have never thought of the building as affordable housing.
Some rents already sit near the limits
Many owners find a share of their units already fall within the rent limits. Those units may qualify with little change to how you operate.
Your tax bill keeps climbing
Rising assessments squeeze margins. An exemption on qualifying units can ease that pressure year after year.
A past application was denied or stalled
Denials often come from mismatched records or a missed step. We find where it went wrong and rebuild the file.
You are unsure what counts as proof
If you are not sure which leases, income records or rent rolls the agencies expect, a review clears that up before deadlines get close.
How we handle your application
- 1
Free review by phone
The first conversation covers your property, how many units it has and what those units rent for today. By the end, you know whether the exemption looks realistic.
- 2
Records and eligibility
You send the rent roll and supporting records. We meet at our office or by phone and video to go over the eligibility map and any units that need attention.
- 3
Certification filing
We prepare the certification package for the Florida Housing Finance Corporation and keep you posted as it moves.
- 4
County filing
With certification in hand, we prepare the DR-504AFH for the property appraiser, aiming well ahead of the March 1 deadline.
- 5
Next year planning
The exemption is not one and done. We explain what Annual Recertification and Resident Income Verification will ask of you so you are ready.
What affects the cost of an application
Every building is different, so we price the work after the free review rather than guessing. The fee depends on how much sorting and checking your records need. You get a clear explanation of the scope before any work begins.
- Number of units
- More units means more leases and rent records to check against the limits.
- Condition of your records
- A tidy, current rent roll moves quickly. Scattered or outdated records take longer to reconcile.
- Number of properties
- Owners filing for several buildings at once often see efficiencies, though each property still needs its own file.
- Timing
- Starting close to the county deadline compresses the work. Earlier starts leave room to fix problems calmly.
Questions owners ask about the exemption
Something not covered here? (561) 878-9229
Does my building qualify for the Live Local Act exemption?
It depends on unit count, how many units are set aside, and the rents and incomes on those units. Generally the property needs more than 70 units with at least 70 serving residents at or below 120 percent of area median income. Our free eligibility check gives you a straight answer for your building.
How much could I save?
Savings depend on how many units qualify and at which tier, since lower-income units can be fully exempt while the next tier is partially exempt. We prepare a free savings estimate using your actual rent roll, so you see a realistic figure before deciding.
Do I file with the state or the county?
Both, and the order matters. The Florida Housing Finance Corporation issues certification first. Only after that is the DR-504AFH submitted to the county property appraiser. We prepare both so names, unit counts and figures match across the two.
Is it too late if the county due date is only weeks away?
The county form is generally due by March 1, and a filing that never arrives can leave you without the exemption for that tax year. Reach out even if the calendar feels tight. We will check where your certification stands and give you a plain answer about what can still be done in time.
Do I have to meet in person?
No. Many clients work with us entirely by phone and video, from West Palm Beach to Palm Beach Gardens and beyond. You are welcome at our office if you prefer to sit down together.
See where your building stands
Share a little about the property and what your units rent for now. We will explain what the exemption could be worth and what the application would involve.