ServicesFHFC Certification Filing
FHFC Certification Filing in Jupiter
Every Live Local Act exemption begins with a certification from Florida Housing Finance Corporation. We organize the rents, unit counts and ownership records FHFC asks for, prepare the request with you, and lay out a realistic calendar so the certification arrives before your county filing is due.
What FHFC certification does for your property
Before a property appraiser will consider the Live Local Act exemption on a multifamily rental, the owner needs written certification from Florida Housing Finance Corporation. That certification confirms the project meets the statute: enough units set aside, income limits that fit the county's area median income, and rents at or below the published limits for each unit size.
It is the step most likely to slip. The request depends on clean rent rolls, tenant income records and accurate unit counts, and FHFC needs time to review it. We work backward from the March 1 DR-504AFH deadline, set dates you can plan your quarter around, and tell you early when something is running behind.
Our clients include Coral Rock Development Group and Terra Group. Smaller ownership groups in Jupiter and Palm Beach Gardens get the same calendar discipline.
What our certification work covers
- Eligibility review before anything is filed
- We check unit count, set-aside percentages and current rents against the statute and FHFC's income and rent limits. If the property does not qualify yet, we say so plainly and explain what would change that.
- Unit-by-unit data package
- We organize each set-aside unit by bedroom count, contract rent, utility allowance and income tier. Units reserved for lower-income residents and units in the moderate-income band, which reaches up to 120 percent of median, sit on separate schedules, since each tier earns a different exemption level.
- Preparing and filing the request
- We complete the FHFC certification request, attach the supporting schedules and file it in the order FHFC expects. You review and sign before it goes out.
- Responding to FHFC questions
- If a reviewer asks for clarification or a corrected schedule, we handle the reply and let you know what changed and whether the timeline moved.
- Hand-off to the county filing
- Once certification is issued, it flows straight into your County DR-504AFH Filing so the two documents match line for line.
Signs it is time to start your certification
Your project recently reached stabilization
Newly completed or recently leased buildings often qualify for the first time. The certification needs actual rent and occupancy figures, so stabilization is usually the right moment to begin.
The county deadline is a few months out
If March 1 is approaching and you have not requested certification, the review window is already narrowing. Starting in the fall leaves room for questions.
Rents were set without checking FHFC limits
A single unit priced above the published limit can affect eligibility. We compare every set-aside rent before filing.
Last year's request was delayed or returned
A returned request usually points to missing tenant records or mismatched unit counts. We find the gap and rebuild the package so it does not recur.
You changed property managers
New management often means records in new formats. We reconcile them before anything reaches FHFC.
How a certification filing runs
- 1
A call to check eligibility
We talk through the property, unit mix and current rents by phone or video. You leave the call knowing whether the project likely qualifies and what we would need from you.
- 2
A written calendar
We send a timeline with document due dates, our drafting window, your review date and the target filing date. Each date has a little room built in for the questions that tend to come up.
- 3
Gathering and checking records
Your management team sends rent rolls, tenant income certifications and unit details. We check each figure against FHFC limits and flag anything that needs a second look, usually within the first week or two.
- 4
Filing and follow-up
Once the request is with FHFC, we track its progress and phone you with a status update whenever the reviewers respond. If the review runs longer than expected, you hear it from us first, along with what it means for the county filing.
What shapes the cost of certification
Fees depend mostly on how much data the request carries and how organized it is when we receive it. We quote by phone after the eligibility check, so you know the scope before any work begins.
- Number of set-aside units
- A 75-unit building takes less schedule work than a 300-unit tower with several income tiers.
- Condition of the records
- Current, consistent rent rolls and income certifications move quickly. Gaps or conflicting figures add reconciliation time.
- Multiple parcels or phases
- Projects spread across parcels or built in phases may need separate schedules or careful allocation between them.
- How close the deadline is
- Starting late compresses the calendar and can require more hours in a short window. An early start keeps the work steady.
FHFC certification questions
Something not covered here? (561) 786-4103
Is FHFC certification required for the county application?
It is. The DR-504AFH application goes to the property appraiser together with the FHFC certification letter, and an application missing that letter is treated as incomplete. That is why we schedule the certification first and line the county filing up behind it.
How long does the certification take?
It depends on how ready your records are and how long FHFC's review runs that season. We give you a written timeline at the start and update it whenever something shifts, rather than promising a fixed number of days.
Does certification have to be renewed?
The exemption is applied for each year, so the supporting certification and records need to be current each year. Our Annual Recertification service carries the same data forward and updates it for new rents and tenants.
What if some of our units do not meet the rent limits?
We identify them during the eligibility review, before anything is filed. Depending on the count, the project may still qualify, or rents may need adjustment at the next lease cycle. We explain the options so you can decide.
Do you verify tenant incomes as part of this?
We review the income records your management provides for consistency with the certification. When full verification is needed, our Resident Income Verification service handles it as its own step.
Find out where your project stands
A short call tells you whether the property is likely to qualify and what a realistic certification calendar looks like for this tax year. We can also give you a free savings estimate on the same call.