ServicesExemption Applications
Live Local Act Exemption Applications in Jupiter
We prepare your Live Local Act exemption application from the first unit count to the final filing. You get a written calendar of every document and deadline, a clear owner for each task, and an update from us whenever a date or a requirement shifts.
What this service covers and when it makes sense
The Live Local Act lets qualifying multifamily properties reduce their ad valorem property taxes by setting aside units for residents at set income levels. The savings can be significant. The application asks for a lot, though: rent rolls, unit-by-unit income bands, certification from the Florida Housing Finance Corporation and a county filing with the property appraiser, all lined up before the annual deadline.
This service fits owners and developers who think a property may qualify and want the application done properly the first time. Every meeting happens at our office or over a phone or video call, which leaves your team's calendar intact. Clients include Coral Rock Development Group and Terra Group.
What the application work includes
- 01
Eligibility review
We look at unit count, construction status, set-aside levels and rents against the statute before any paperwork starts. If the property does not qualify, we tell you plainly and explain why.
- 02
Filing calendar
You receive a dated schedule that works back from the March 1 county deadline. It shows what we need from you, when we need it, and how much time each agency typically takes to respond.
- 03
Unit and rent analysis
We map each unit to its income band and check rents against the published limits. Rents above the allowed ceiling are a common reason applications stall, so we flag them early.
- 04
FHFC certification request
We put together the package the state agency reviews, send it in with your sign-off and track it until the certification letter comes back. Our FHFC Certification Filing page covers that step in more detail.
- 05
County filing
With certification in hand, we prepare the DR-504AFH and supporting schedules for the property appraiser and confirm receipt in writing.
Questions about Exemption Applications?
Call(561) 786-4103Signs it is time to start an application
A new building is nearing completion
Newly constructed properties with enough affordable units are the core of the exemption. Starting before certificates of occupancy are issued gives the calendar breathing room.
The deadline is closer than it looks
Certification has to come back from the state before the county filing. If it is autumn and nothing has started, the schedule is already tight.
Your rent roll was not built for this
Many property systems do not track income bands by unit. If pulling that data would take your team weeks, it is worth planning the work now.
A prior application was denied or never filed
We can review what happened, correct the gaps and set up a cleaner timeline for the next cycle.
From the first conversation to the county filing
- 1
Eligibility call
We spend a short phone call going over the property, its units and its rents. It costs nothing, and you come away knowing whether an application is worth pursuing.
- 2
Document request and calendar
We send one organized list of what we need and a calendar with realistic dates. Nothing arrives as a surprise request a week before a deadline.
- 3
Preparation and review
We build the unit schedules and certification package, then walk through them with you by video before anything goes out.
- 4
Filing and follow-through
We file with FHFC and then the county, track each response, and update you the same day a reviewer asks a question or a date moves.
What shapes the cost of an application
We quote each application after the eligibility check, in writing, so you see the scope before work begins. The fee reflects how much preparation the property needs rather than a flat rate applied to every building. Your free savings estimate also shows what the exemption could be worth, which helps you weigh the work against the return.
- Number of units
- More units mean more income bands to map and more rows to reconcile against the rent roll.
- Condition of your records
- Clean, current rent rolls move quickly. Records that need rebuilding take longer and add hours.
- Time before the deadline
- Starting early lets each step run at its normal pace. A compressed calendar requires more coordination to keep every agency step on track.
- Number of parcels
- Properties spread across several parcels may need separate schedules and filings for each one.
Questions owners ask about exemption applications
How long does the application process take?
Plan on several months from the first call to the county filing. Most of that time is waiting on certification from the state, which is why we build the calendar backward from March 1. We tell you at the start if your dates look tight.
What happens if a deadline or requirement changes partway through?
We contact you directly, explain what changed and send a revised calendar. Agencies do update forms and guidance, and we would rather you hear it from us than discover it late.
Do I need to be in Jupiter to work with you?
No. We handle the work from our office and meet by phone or video, so properties in Palm Beach Gardens, West Palm Beach or elsewhere in the area are handled the same way.
Does approval last forever?
No. The exemption has to be renewed each year with fresh documentation. Our Annual Recertification service picks up where the first application leaves off.
Will you tell me if my property does not qualify?
Yes. The eligibility check exists to answer that honestly before you spend time or money on an application that will not succeed.
Learn whether this cycle is worth pursuing
In one phone conversation we go over your units and rents and give you a straight answer on the application. If it makes sense, you hang up with a realistic calendar already in outline.