ServicesExemption Applications
Hialeah Live Local Act Exemption Applications
Qualifying rental units can shed a large portion of their property tax under the Live Local Act, provided the records stand up to review. We put together the complete application, back each set-aside unit with documents and walk you through every stage in plain terms, so you understand what goes in and why.
What an exemption application involves
The Live Local Act lets owners of larger multifamily properties seek a property tax exemption for units rented to residents within set income limits and at capped rents. Claiming it is a two-part process. The Florida Housing Finance Corporation certifies the property first, and then the owner files Form DR-504AFH with the county property appraiser by the March 1 deadline.
Most applications that run into trouble do so because the records behind them are thin, not because the property fails to qualify. Rent rolls that do not match leases, income documents that are missing a page, or a unit count that changes between filings can all stall a review. We build the file carefully from the start and tell you honestly where it is strong and where it is not.
We work with property owners and managers across Hialeah and nearby towns such as Miami Lakes, Doral and Hialeah Gardens, at our office or by phone and video.
What we prepare for you
- Eligibility review
- We look at total unit count, the units you plan to set aside and current rents before any forms are drafted. If the property does not appear to qualify, we tell you that at the outset.
- Unit-by-unit documentation
- Each set-aside unit gets its own record: lease, rent charged, resident income and the applicable income band. This is the material a reviewer asks for first.
- Savings estimate
- We estimate how the exemption could affect your tax bill, based on the units that qualify and how they fall within the income limits. It is an estimate, clearly labeled as one.
- FHFC certification package
- We prepare the certification request in the order the corporation expects, so the certificate you need for the county is in hand before the deadline. Our FHFC Certification Filing page covers that step in more detail.
- County filing
- We complete Form DR-504AFH and assemble the supporting attachments for the property appraiser, with a copy of everything kept in a single organized file for you.
Signs it is time to file
Your building has more than 70 units
The exemption is aimed at larger multifamily properties. If yours is in that range and some units already rent at or below affordable levels, it is worth a closer look.
Rents already sit near the caps
Some owners are close to qualifying without realizing it. A review of your current rent roll can show which units already fit.
A past filing was denied or questioned
A denial often traces back to missing income records or a mismatch between documents. We can find the gap and rebuild the file properly.
March 1 is approaching
The county filing depends on an FHFC certificate, and that takes time to obtain. Starting in the fall gives you room to gather records without rushing.
How the work runs
- 1
An opening phone call
On the phone we cover the property, its unit mix and what tenants pay today. By the end you know whether a full application is worth doing.
- 2
Collecting documents
You get a plain checklist, which usually covers the rent roll, leases and resident income paperwork. We check each document when it comes in and point out gaps immediately.
- 3
Putting the file together
Each set-aside unit is tied to its lease, rent and income band, and then we draft both the certification request and the county form. Nothing is filed until you have read the whole package.
- 4
Filing and staying on it
The request goes to FHFC first, and the county filing follows once the certificate arrives. When a reviewer has questions, we help you respond using records already in the file.
What shapes the fee
Our fee reflects the time the file takes to build properly, and that varies from one property to the next. We explain the fee by phone before any work begins, so nothing arrives as a surprise.
- Number of set-aside units
- Every qualifying unit needs its own documentation. More units mean more leases and income records to verify.
- State of your records
- A clean, current rent roll moves quickly. Scattered files or missing income paperwork take longer to reconstruct.
- Timing
- Starting several months ahead leaves room for careful work. A file assembled close to the deadline asks more of everyone.
- Prior filing history
- A first-time application differs from one that follows a denial, which may need corrections explained alongside the new filing.
Questions about exemption applications
Something not covered here? (305) 614-8227
Can you promise the exemption will be approved?
No, and we would be wary of anyone who does. Approval rests with the Florida Housing Finance Corporation and the county property appraiser. What we can do is prepare a complete, accurate file and tell you plainly about any weak points before it goes to the state or the county.
Do all of my units need to be affordable?
No. The exemption applies to the units that are set aside and rented within the income and rent limits, not necessarily the whole building. Part of our review is identifying which units qualify and how they fall within the income bands.
What records should I have ready?
A current rent roll, signed leases for the set-aside units and income documentation for the residents in those units. We go over a specific checklist with you after the first call, so you are not guessing.
Is this a one-time filing?
No. The exemption must be claimed each year, with updated certification and resident information. Our Annual Recertification and Resident Income Verification services handle that ongoing work.
Does the first review cost anything?
The initial Live Local review is free. That includes a free eligibility check and a free savings estimate, so you can decide whether to move forward with a clear picture.
See where your property stands
A short phone conversation will tell you whether the exemption is worth pursuing. We will look at your units and rents and give you a straight answer.