Property Manager Resource Hub

Everything your onsite team
needs in one place.

Quick reference guides, FAQs, document templates, and outreach tools to support compliance with Florida's Live Local Act.

01

How Tenants Submit Documents in Vaulter

Every tenant submission flows through the property's Vaulter portal. The portal walks tenants through a few simple questions, collects their income documents, and auto-generates the Lease Addendum and Affidavit for signature, all in one mobile-friendly experience.

Each Property Has Its Own Vaulter URL

Every property in the program has a unique Vaulter link tied to its name. Make sure you're sharing the correct property URL with your residents (for example, the link for your specific community will follow the format leveragelivelocal.com/vaulter-[propertyname]). If you're unsure of your property's link, contact your Leverage Live Local compliance advisor.

What Tenants Will Experience

  1. Tenant clicks the property's Vaulter link
    The link can be shared via email, text, QR code, or printed flyer. The landing page introduces Vaulter and shows preview samples of the Lease Addendum and Affidavit so tenants know what they'll be signing before they begin.
  2. Click "Get Started Now"
    This launches the tenant portal where the actual submission process happens.
  3. Answer a few guided questions
    The portal adapts to the tenant's situation: household size, income sources, and employment details. Most tenants complete this in under 5 minutes.
  4. Upload supporting income documents
    Acceptable documents include pay stubs, bank statements (last 3 months), tax returns or transcripts, Form W-2, Social Security or pension award letters, benefit letters, or an Affidavit of No Income. Tenants can take clear photos with their phone or upload scanned files.
  5. Review and sign the auto-generated documents
    Vaulter automatically generates the Lease Addendum and Affidavit pre-filled with the tenant's information. The tenant signs electronically inside the portal.
  6. Submit and download copies
    Once submitted, the tenant can download copies of their signed documents for their records. The submission flows automatically into Local Lens for review by your team and the Leverage Live Local compliance team.

What Property Managers Should Do

  1. Share your property's Vaulter link with tenants
    Use the outreach templates in Section 7 to send the link via email and text on Day 1, then follow the cadence (Day 3, 7, 10, 14, 18, 21, then every 5 days) until the tenant submits.
  2. Monitor submissions in Local Lens
    Log into Local Lens and check the Income Verification tab to see which units have submitted, which are pending, and which need follow-up.
  3. Resolve flagged items
    If the Leverage Live Local team flags a file as Incomplete or Needs Review, work with the resident to provide the missing documentation or upload it directly on their behalf.

Income Verification Statuses (in Local Lens)

Every file in Local Lens carries one of seven statuses. Knowing what each one means helps your team prioritize follow-ups.

Pending Vacant Incomplete Needs Review Error Eligible Not Eligible
Pro Tip

Bookmark the Income Verification tab in Local Lens. Most onsite teams find it easiest to make a habit of checking statuses at the start of each week, the same way you'd check a leasing pipeline.

02

Local Lens Leasing Workflows

Three workflow options for integrating Local Lens into your existing move-in process. Pick the one that best fits how your team already operates.

Workflow A

Onsite Staff Uploads Documents

The applicant submits documents through your existing process. After the household is approved, your onsite team logs into Local Lens and uploads the collected documents. Local Lens functions as the compliance file repository.

Best For
  • Properties that keep document collection fully in-house
  • Teams already collecting documents via email, paper, or PMS uploads
  • Properties that want Local Lens to serve as an internal compliance repository

Step-by-Step

  1. Prospect applies through your standard process
    In-office, online, or through your PMS.
  2. Leasing team collects required documentation
    As part of the normal approval process, gather all household and income documents from the applicant.
  3. Application is reviewed using your approval criteria
    Your team determines whether the applicant meets your leasing requirements.
  4. Applicant is approved and entered into the PMS
    Standard data: tenant name, unit, rent, move-in date.
  5. Onsite staff uploads documents into Local Lens
    Documents can be uploaded at any point. They will queue and attach automatically once the tenant record is created after the Rent Roll is updated.
  6. Property provides updated Rent Roll after move-in
    The tenant record is created in Local Lens and uploaded documents become visible.
  7. Leverage Live Local team reviews and flags missing items
    Onsite staff resolves flagged items directly or follows up with the resident.
Workflow B

Applicant Self-Uploads After Approval

You still conduct your own income review and approve the applicant. The difference: instead of uploading documents yourself, you send the approved applicant a Local Lens submission link and they self-upload directly.

Best For
  • Properties that have already completed their own income review and approved the applicant
  • Teams that want to embed Local Lens into their standard applicant workflow
  • Teams that want to make direct applicant upload part of the documentation requirement
  • Properties leveraging additional tasks (Lease Addendum, Affidavit of No Income) through the submission link

Step-by-Step

  1. Prospect applies through your regular leasing process
    Online, in the leasing office, or through your PMS.
  2. Leasing team reviews income and assesses affordability
    Confirm the applicant meets your rent affordability and leasing criteria.
  3. Applicant is approved
    Onsite team prepares the file for onboarding.
  4. Send approved applicant a Local Lens submission link
    Applicant self-uploads documents directly through the link from their phone or computer.
  5. Onsite team monitors submission progress
    Check Local Lens to confirm uploads. Follow up with the applicant on anything outstanding.
  6. Approved household is entered into the PMS
    Lease executes and tenant moves in through your normal workflow.
  7. Property provides updated Rent Roll
    Tenant appears in Local Lens, documents attach automatically, and the Leverage Live Local team flags any missing items.
Workflow C

Staff Transfers Documents from Third-Party Screening Platform

The applicant continues using your existing third-party screening platform. After approval, your onsite team downloads the documents and uploads them into Local Lens. The applicant experience stays unchanged.

Best For
  • Properties that already rely on an external screening provider or application platform
  • Teams that do not want to change their current applicant-facing collection process
  • Properties that need a centralized location for compliance file organization and eligibility tracking

Step-by-Step

  1. Prospect applies through your standard leasing process
    Submission through your existing process.
  2. Applicant uploads documents into the third-party platform
    As part of screening, the applicant provides supporting documentation through the external platform.
  3. Onsite team reviews through the existing approval process
    Continue using your current screening and approval workflow without interruption.
  4. Applicant is approved or conditionally approved
    Prepare the file for onboarding and compliance review.
  5. Approved household is entered into the PMS
    Standard onboarding through your current process.
  6. Onsite staff downloads documents from screening platform
    Retrieve individual files, applicant packets, or screening attachments.
  7. Onsite staff uploads documents into Local Lens
    Documents will queue and become visible once the tenant record is created after the Rent Roll is updated.
  8. Property provides updated Rent Roll
    Leverage Live Local team reviews the file and flags missing items. Onsite staff resolves them.
03

13 Best Practices for Ongoing Compliance

Build these habits into your weekly workflow. Maximizing document uploads and making income verification a routine workflow step is what protects ongoing compliance.

01
Make Local Lens part of your weekly routine
Check the Income Verification tab at least once a week. Treat it like any other leasing pipeline review.
02
Send the Vaulter link the same day a tenant moves in
The earlier the ask, the higher the response rate. Build it into your move-in checklist.
03
Collect income documents at every renewal
Use the renewal notice to require requalification. Income changes year over year and must be reverified.
04
Submit updated Rent Rolls promptly after move-ins
Tenant records only appear in Local Lens once a fresh Rent Roll is provided. Delays here delay everything downstream.
05
Keep your tenant contact list current
Outdated emails and phone numbers are the most common reason follow-ups stall. Refresh quarterly.
06
Resolve flagged items within 5 business days
When the Leverage Live Local team flags an incomplete file, address it quickly to keep the file moving toward Eligible status.
07
Use the outreach sequence consistently
Day 1, Day 3, Day 7, Day 10, Day 14, Day 18, Day 21, then every 5 days. Consistency drives completion.
08
Use the Affidavit of No Income for non-earners
Adults and minors without income still need a documented file. Affidavits keep the file complete.
09
Sign the Lease Addendum at every new lease
The Missing Middle Addendum protects the property's eligibility and clearly sets tenant expectations.
10
Document everything inside Local Lens
Avoid scattered emails, spreadsheets, or paper files. A single source of truth protects you in an audit.
11
Train every new onsite hire on Vaulter and Local Lens
Compliance gaps usually start with turnover. Make platform training part of your onboarding from day one.
12
Offer incentives where appropriate
Gift cards, free month rent lotteries, and small rewards meaningfully boost upload rates.
13
Escalate stalled units to your compliance advisor
If a unit has been stuck in Pending or Incomplete for more than 30 days, loop in your Leverage Live Local contact.
04

Live Local Act FAQ

Quick answers to the most common questions about Florida's Live Local Act and how it affects your property.

What is the Live Local Act?

Florida's Live Local Act is a comprehensive housing affordability law effective July 2023. It allocates $811 million toward affordable housing programs and introduces a range of tax incentives to make development more attractive, including the Multifamily Middle Market Certification Newly Constructed Multifamily Project Ad Valorem Tax Exemption (commonly called the "Missing Middle" tax exemption).

What is the "Missing Middle" tax exemption?

It is a property tax exemption targeting income earners who don't qualify for traditional subsidized housing but still struggle with affordability. To qualify, a property must:

  • Be a new or recently constructed multifamily development (completed within the last 5 years)
  • Have at least 71 units
  • Designate units for tenants whose incomes fall below 120% of Area Median Income (AMI)

Tax benefits scale by income tier:

  • Units at or below 80% AMI: 100% property tax exemption
  • Units between 80% and 120% AMI: 75% property tax exemption
How does a property maintain the exemption year over year?

The exemption is not automatic. Owners must complete an annual certification process with both the Florida Housing Finance Corporation (FHFC) and the local Property Appraiser. The general process:

  • January 15: Submit the Middle Market Multifamily (MMM) Certification through the FHFC online portal. FHFC issues the MMM Certificate upon approval.
  • March 1: Complete and submit DOR Form DR-504AFH to the county Property Appraiser, with the MMM Certificate attached.
  • The Property Appraiser reviews compliance and determines the final exempt value.
What ongoing compliance is required?
  • Annual FHFC Certification by January 15
  • Annual Property Appraiser Application by March 1
  • Tenant incomes must comply with AMI thresholds
  • Rents must remain within program limits by unit type
  • Income verification and lease documentation must be maintained for audit readiness
Why does my property need to verify tenant income?

Income verification is the proof point that the property is actually serving residents within the AMI thresholds the program requires. Counties and the FHFC can request this documentation as part of an audit or routine review. Without it, the property risks losing its tax exemption.

What income documents count toward verification?

Acceptable documents include (but are not limited to):

  • Recent pay stubs (typically 6 consecutive weeks)
  • Bank statements (last 3 months)
  • Tax documents (Form 1040 or Verification of Non-Filing letter)
  • Form W-2 or Employment Verification Letter
  • Social Security, disability, or pension award letters (Form SSA-1099)
  • Affidavit of No Income (for adults or minors without income)
05

Vaulter FAQ

Answers to the questions tenants ask most often. Use this as a reference when fielding questions from residents.

Why does my tenant need to complete this form?

The form is required to comply with Florida's Live Local Act, which provides property tax savings in exchange for maintaining housing affordability. Counties require verification of tenant income to confirm eligibility and continued compliance.

What information will tenants be asked to provide?

Household income information along with supporting documents. The form guides tenants step by step and adjusts based on their specific situation.

What types of income documents are accepted?

Acceptable documents include (but are not limited to):

  • Recent pay stubs
  • Bank statements (last 3 months)
  • Tax documents (such as Form 1040 or Verification of Non-Filing)
  • Social Security, disability, or pension statements
  • Benefit letters or award notices
  • Affidavit of No Income
  • Other income documentation relevant to the household

The system will prompt the tenant to select and upload the appropriate documents based on their circumstances.

What if the tenant has no income to report?

The tenant can complete an Affidavit of No Income as part of the process. If an affidavit is not applicable, alternative documentation explaining the situation may be submitted. All submissions are reviewed by property management to ensure program compliance.

How is tenant personal information protected?

Privacy and data security are top priority. Only the property manager and authorized personnel from Vaulter (Leverage Live Local) have access to tenant information. Vaulter uses a secure system to collect, store, and manage documents, and all files are private and accessible only to authorized users.

How long does the form take to complete?

Most tenants complete the form in under 5 minutes. Having income documents available (clear photos or scanned files) speeds up the process.

What happens if the tenant doesn't complete the form?

If the form is not completed, there may not be sufficient documentation to meet Live Local Act compliance requirements. Tenants who are unable to complete the form should contact their property manager as soon as possible.

Can the form be completed on a phone?

Yes. Vaulter is mobile-friendly. Tenants can complete the form and upload documents directly from their smartphone.

Where can a tenant get help?

Tenants can contact:

06

Document Library

Templates and reference documents used across the Live Local compliance workflow. Replace href="#" with the actual file URLs once uploaded to Squarespace.

Affidavit of No Income (Adult)
For adult household members with no income from any source. Covers wages, self-employment, benefits, gifts, and non-cash support.
Download
Affidavit of No Income (Minor)
Signed by the parent or legal guardian on behalf of a minor household member without income.
Download
Sample Lease Addendum
Missing Middle Tax Exemption Program compliance addendum. Should be signed at every new lease.
Download
Sample Renewal Notice
Notification template that requires income requalification at lease renewal to maintain reduced rental rate eligibility.
Download
Live Local Qualifying Criteria
Resident-facing one-pager explaining the program, application process, and required documents.
Download
Local Lens Workflow Guide
Full leasing workflow integration guide covering all three workflow options (A, B, and C) in detail.
Download
Vaulter Tenant FAQ
Printable FAQ to share with residents who have questions about why they're being asked to submit income documentation.
Download
Live Local Act One-Pager
Overview of the Live Local Act, the Missing Middle exemption, and the annual compliance calendar.
Download
07

Tenant Outreach Templates

Ready-to-send email and text message templates organized by outreach day. Customize the highlighted placeholders before sending: [Property Name], [Tenant's Name], [Reward Amount], [Free Month Rent Reward], [Reward1], [Reward2], [phone number], [Your Name].

Outreach Schedule at a Glance

DayEmail SubjectAudience
Day 1Welcome to [Property Name]! Secure Your Rent & Claim Your RewardsNew Tenants
Day 1Keep Your Rent Predictable and Claim Your Rewards with Vaulter!Existing Tenants
Day 3Reminder: Secure Your Rent & Claim Your Rewards with VaulterAll Tenants
Day 7Reminder: Lock in Your Rent & Enjoy Rewards with VaulterAll Tenants
Day 10Still Need to Secure Your Rent with Vaulter?All Tenants
Day 14Have You Submitted Yet? Protect Your Rent with VaulterAll Tenants
Day 18Reminder: It's Not Too Late to Protect Your Rent with VaulterAll Tenants
Day 21Don't Miss Out! Protect Your Rent & Claim RewardsAll Tenants
Day 21+Every 5 days, rotating subjectsAll Tenants
Day 1 — Initial Outreach
New Tenants
Subject: Welcome to [Property Name]! Secure Your Rent & Claim Your Rewards with Vaulter
Hi [Tenant's Name], Welcome to [Property Name]! We're excited to help you settle into your new home and want to make sure your rent stays predictable and stable. That's where Vaulter comes in. Vaulter is our simple online platform that allows you to lock in rent protection and keep your rent within a set limit, avoiding any unexpected increases. By completing this easy form, you not only help secure your rent but also qualify for exciting rewards: • A [Reward Amount] gift card (just for submitting) • Lottery entry for a [Free Month Rent Reward] • Additional chances to win a [Reward1] or [Reward2] gift card Please review the attached Tenant Guide to Vaulter, which walks you through every step. Questions? Reply to this email or call us at [phone number]. We're here to help you enjoy your new home and secure your rent for the long term! Best regards, [Your Name] [Property Name] | [Phone Number]
Text Message Hi [Tenant's Name], welcome to [Property Name]! Complete your Vaulter submission today for predictable rent & rewards. Check your email for details!
Day 1 — Initial Outreach
Existing Tenants
Subject: Keep Your Rent Predictable and Claim Your Rewards with Vaulter!
Hi [Tenant's Name], We're excited to introduce Vaulter, our new platform designed to help you keep your rent predictable and avoid unexpected increases. By completing this simple form, you'll lock in rent protection and ensure your rent stays within a set limit. As an added bonus, you'll receive a [Reward Amount] gift card and be entered into a lottery with your neighbors. The top prize is a [Free Month Rent Reward], and you could also win a [Reward1] or [Reward2] gift card! Please take a moment to review the attached Tenant Guide to Vaulter, which walks you through the easy steps. If you need any assistance, simply reply to this email or call us at [phone number]. We're here to help you secure your rent and claim your rewards! Best regards, [Your Name] [Property Name] | [Phone Number]
Text Message Hi [Tenant's Name], complete your Vaulter submission today for predictable rent & rewards. Check your email for the details!
Day 3 — First Reminder
All Tenants
Subject: Reminder: Secure Your Rent & Claim Your Rewards with Vaulter
Hi [Tenant's Name], We noticed you haven't yet completed your Vaulter submission. Don't miss out on the chance to secure your rent and enjoy great rewards! By completing the simple form, you can lock in your rent protection and qualify for: • A [Reward Amount] gift card • Lottery entry for a [Free Month Rent Reward] • Chances to win a [Reward1] or [Reward2] gift card Please refer to the Tenant Guide we sent earlier (attached) for more information. Feel free to reply or call us at [phone number] if you need assistance. Let's secure your rent today! Best regards, [Your Name] [Property Name] | [Phone Number]
Text Message Hi [Tenant's Name], just a reminder to complete your Vaulter submission for predictable rent & rewards! Check your email for details. Need help? Call [phone].
Day 7 — Second Reminder
All Tenants
Subject: Reminder: Lock in Your Rent & Enjoy Rewards with Vaulter
Hi [Tenant's Name], Just checking in to remind you about securing your rent with Vaulter. By completing the simple form, you'll protect your rent from unexpected increases. As an added bonus, you'll receive a [Reward Amount] gift card and be entered into our lottery for a chance to win a [Free Month Rent Reward], [Reward1] gift card, or [Reward2] gift card. If you need help or have any questions, don't hesitate to reach out, just reply to this email or call us at [phone number]. Don't miss out on securing your rent and claiming your rewards! Best regards, [Your Name] [Property Name] | [Phone Number]
Text Message Hi [Tenant's Name], still need to submit your Vaulter form? Secure your rent & claim rewards! Check your email for details. Need help? Call [phone].
Day 10 — Third Reminder
All Tenants
Subject: Still Need to Secure Your Rent with Vaulter?
Hi [Tenant's Name], We wanted to check in again about securing your rent with Vaulter. It's a simple process that ensures your rent stays predictable, and it only takes a few minutes to complete. When you submit, you'll qualify for a [Reward Amount] gift card and enter our lottery for a chance to win a [Free Month Rent Reward] or one of the [Reward1] and [Reward2] gift cards! We're here to assist you every step of the way, just reply to this email or call us at [phone number]. Secure your rent today and claim your rewards! Best regards, [Your Name] [Property Name] | [Phone Number]
Text Message Hi [Tenant's Name], don't forget to secure your rent with Vaulter! Complete your submission and claim your rewards. Check your email for details. Need help? Call [phone].
Day 14 — Fourth Reminder
All Tenants
Subject: Have You Submitted Yet? Protect Your Rent with Vaulter
Hi [Tenant's Name], By completing your Vaulter submission, you can lock in a predictable rent rate and avoid surprises. It's quick and easy to submit, and once you do, you'll be entered into a lottery to win exciting rewards like a [Free Month Rent Reward] or one of the [Reward1] or [Reward2] gift cards. We've re-attached the Tenant Guide to help with the process. If you have any questions or need help, we're just an email or phone call away at [phone number]. We're here to help you make the most of this opportunity! Best regards, [Your Name] [Property Name] | [Phone Number]
Text Message Hi [Tenant's Name], have you submitted your Vaulter form yet? Don't miss out on rewards and protecting your rent. Need help? Call [phone].
Day 18 — Fifth Reminder
All Tenants
Subject: Reminder: It's Not Too Late to Protect Your Rent with Vaulter
Hi [Tenant's Name], It's not too late to lock in your rent with Vaulter! Completing your submission is the best way to keep your rent predictable, and you'll qualify for amazing rewards like a [Reward Amount] gift card and be entered into our lottery to win a [Free Month Rent Reward] or [Reward1] and [Reward2] gift cards. Still have questions or need assistance? We're here to guide you. Just reply to this email or give us a call at [phone number]. Get started today and secure your rent with Vaulter! Best regards, [Your Name] [Property Name] | [Phone Number]
Text Message Hi [Tenant's Name], it's not too late to secure your rent with Vaulter! Complete your submission today and claim your rewards. Call [phone] if you need help.
Day 21 — Sixth Reminder
All Tenants
Subject: Don't Miss Out! Protect Your Rent & Claim Rewards
Hi [Tenant's Name], This is a friendly reminder that by completing your Vaulter submission, you're ensuring your rent stays predictable and within your budget. Plus, you'll qualify for a [Reward Amount] gift card and have a chance to win one of the following: [Free Month Rent Reward], [Reward1] gift card, or [Reward2] gift card. Need assistance? We're here to help, just reply to this email or give us a call at [phone number] and we can walk you through it. Take a few minutes today to secure your rent and claim your rewards! Best regards, [Your Name] [Property Name] | [Phone Number]
Text Message Hi [Tenant's Name], don't miss out on securing your rent & claiming your rewards! Complete your Vaulter submission today. Need help? Call [phone].

Ongoing Reminders (Every 5 Days)

After Day 21, continue sending a friendly reminder every 5 days until the tenant submits. Rotate through the subject lines and text messages below to keep messaging fresh.

Email Subject Lines (rotate in order)

#Subject Line
1Still Need to Submit? Keep Your Rent Predictable
2Don't Forget! Complete Your Form for Rent Protection
3Secure Your Rent Today, It's Quick and Easy!
4Your Rent Protection is Waiting, Complete Your Form
5Keep Your Rent Under Control, Submit Your Form Now

Text Message Templates (rotate in order)

#Message
1Hi [Tenant's Name], don't forget to complete your Vaulter form for rent protection. Questions? Call [phone].
2Need help? Complete your Vaulter form today and lock in your rent protection. Call [phone] for assistance.
3Hi [Tenant's Name], secure predictable rent today. Complete your Vaulter form now! Need help? Call [phone].
4Reminder: Complete your Vaulter form to lock in rent protection. Call [phone] for support.
5Hey [Tenant's Name], almost done! Complete your Vaulter form to keep your rent predictable. Call [phone] for help.

Need help with something specific?

Reach your compliance advisor at Leverage Live Local for one-on-one support.

info@leveragelivelocal.com