About Our Live Local Act Consulting in Lake Worth Beach
We help owners of rental properties find out whether their units qualify for the Live Local Act property tax exemption, and what it would take to keep it. Before we recommend filing anything, we read your rent roll, unit mix and lease terms, then tell you plainly what we found.
How We Start Every Engagement
Most exemption problems start with a number nobody checked. A unit can show the right rent on the rent roll and still carry a required fee that pushes the true monthly cost past the limit. A tenant file can hold an income certification that has quietly gone stale. These details decide which units count, so we look at them before anything else.
Our first step is a review of the documents you already have. That means the current rent roll, the unit count and bedroom mix, your lease forms and any income certifications on file. We compare each unit's rent against the published limits for the county's area median income bands. Then we sort the units into three groups: the ones that pass, the ones that miss, and the ones we cannot judge without more paperwork.
You get those findings in writing, unit by unit, with the reason behind each call. Some clients learn the property qualifies as it stands. Others learn that a handful of units would need adjusted rents or fresh income documentation. A few learn the exemption does not fit their building, and we tell them so instead of selling a filing that will not hold up.
How We Work
Findings before recommendations
We do not propose a filing plan until the review is done. The order matters. The FHFC certification and the county DR-504AFH both rest on the same unit-level facts, and a weak spot found late is much harder to fix.
Every flagged unit explained
When a unit does not qualify, we name the cause. It might be rent over the limit, missing income paperwork or a unit that falls outside the set-aside. You see the line item and the reason, not just a total.
Deadlines mapped at the start
Certification from the Florida Housing Finance Corporation has to come before the county application, and the county application has its own filing window. We lay out both dates on day one so nothing gets rushed at the end of winter.
Support after approval
The exemption has to be renewed every year. Our annual recertification and resident income verification work keeps unit files current. Ongoing compliance support catches lease and rent changes before they put the exemption at risk.
Where Our Clients Are
Our office sits in Lake Worth Beach, and the buildings we review are spread across Palm Beach County, from Greenacres and Lantana to Boynton Beach, West Palm Beach, Palm Springs and Lake Clarke Shores. Because the review runs on paperwork, nearly all of it can be handled over phone and video using files you share with us. If you would rather walk through the rent roll face to face, you are welcome to bring it by the office.
- Lake Worth Beach
- Greenacres
- Palm Springs
- Lantana
- Palm Beach
- Westgate
- Lake Clarke Shores
- San Castle
- Hypoluxo
- West Palm Beach
- Boynton Beach
Start With What Your Units Show
A short phone call is enough for us to learn your unit count, current rents and where your paperwork stands. From there we can give you a free savings estimate or a free eligibility check, and explain what a full review would cover.