Cost Segregation is known to be a tax incentive that allows businesses to deduct the cost of assets that qualify over a short life depreciation schedule. It accelerates tax deductions, which can lower taxable income and improve cashflow, and it applies to both new and used property. Bonus depreciation allows businesses to accelerate a greater percentage of short life deductions compared to standard cost segregation and strait line depreciation methods.  

100% Bonus Depreciation  

Before the new One Big Beautiful Bill (OBBB) was passed by Congress on July 3, 2025, bonus depreciation was predicted to follow a phase-down schedule beginning in 2023. With the President signing the OBBB into law July 4, 2025, bonus depreciation is essentially supercharged because the bill reinstates 100% first-year bonus depreciation for eligible tangible property obtained after January 19, 2025. Businesses can now fully deduct the cost of qualifying assets in the same year they are purchased and placed into service.  

For example, if a business purchases short life qualified machinery for $100,000, using bonus depreciation would allow them to deduct the full amount in the first year instead of spreading the deduction over five or seven years.  

Before the OBBB, bonus depreciation was primarily governed under the 2017 Tax Cuts and Jobs Act (TCJA), which provided 100% bonus depreciation for eligible property from September 28,2017 to December 31, 2022 before it began phasing out at a rate of 20% per year starting in 2023.  

Economic Growth  

Economists anticipate that restoring 100% bonus depreciation will boost the U.S. economy by encouraging others to make greater investments in machinery and other equipment and this should ultimately promote economic growth. This change in tax policy for business owners provides greater certainty for long-term tax and investment strategies.  

How Will Business Property Owners Benefit?  

For property owners who are investing in rental or commercial real estate, the reinstatement of 100% bonus depreciation under the OBBB is a gamechanger. Some of the benefits resulting from the law include immediate tax deductions and enhanced cash flow. Furthermore, bonus depreciation is especially powerful when paired with cost segregation. A cost segregation study breaks down the components of a property into short-life asset classes, such as 5,7 and 15 years. By using 100% bonus depreciation, those components can be fully expensed right away, resulting in greatly accelerating deductions.  

Considerations  

One thing to consider if you are a business property owner is to time or plan your acquisitions carefully. As mentioned earlier, assets must be placed into service after January 19, 2025, for them to fall under the new bill. It is important to strategically plan your taxes, including cost segregation, to help fully leverage the benefits of the new bill. Act now and maximize your property’s value while the full benefit is in effect.  

Return of 100% Bonus Depreciation Webinar  

In a free webinar, Sari Quinlan will be discussing the return to 100% Bonus Depreciation at 10am CST on Friday, July 11th  . The webinar will cover an in-depth look at bonus depreciation and what to expect with the new changes, as well as how cost segregation studies work and how they can help property owners maximize the benefits. 

Register for the Free Webinar

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Understanding the legal background and rationale for property taxpayer cost allocation is crucial for comprehending cost segregation studies and their intricacies. Based on the IRS Cost Segregation Audit Technique Guide, O’Connor will educate you about asset clarity, depreciation changes, and how it can get you ready for a cost segregation investigation.

Accelerated Cost Recovery System: 1981

In 1981, Congress put into place the Accelerated Cost Recovery System (ACRS) – a cost recovery method – to simplify depreciation rules to allow greater deductions over shorter periods of time. By adding a statutory percentage to the cost of the recovery property, ACRS permitted depreciation deductions over a defined recovery period. A statutory percentage or tax rate is the rate mandated by law on taxable income that falls within a given tax bracket. With the introduction of ACRS came many changes, for example the removal of salvage value and the concept of useful life. Under ACRS, cost recovery of assets was faster and provided a total of six recovery periods. Between 1981 and 1886 many properties during this time were eligible for ACRS. Other changes that came from ACRS was preventing component depreciation as a method for calculating depreciation for buildings.

According to ACRS, starting on the later of the date the building is brought into service or the component is placed into service, the depreciation deduction for any building component must be calculated in the same way as the deduction permitted for the structure. This new system brought along several changes to depreciation; however, it was beneficial for many taxpayers since it allowed for greater deductions overall.

Modified Accelerated Cost Recovery System: 1986

In 1986, ACRS was modified by congress and was later renamed Modified Accelerated Cost Recovery System (MACRS). With the modification came new changes and improvements to the system. For example, MACRS repealed ACRS § 168(f)(1), which related specifically to components of § 1250 class property. MACRS was a cost recovery method that was based on the applicable depreciation method, recovery period, and convention outlined in § 168.

The applicable depreciation method is the most straightforward and reliable approach for calculating depreciation, because it makes sense when working with an item whose value declines consistently over time at the same pace.

With the modification of ACRS, MACRS provided two depreciation systems:

1. General Depreciation System (GDS) – a method used to compute personal property’s depreciation. GDS allowed for the use of tax depreciation known as the declining – balance – method.

2. Alternative Depreciation System (ADS) – a method of calculating the depreciation of certain types of assets in certain conditions. The ADS technique lowers the annual depreciation expenditure reported by using the straight-line approach to compute depreciation over a longer time period than the GDS method.

In order to calculate depreciation deductions for later years, MACRS also needed the necessary basis modifications. Additionally, it amended other ACRS regulations, such as property classifications. For structures and structural elements, the recovery time increased significantly under MACRS. The applicable depreciation method, convention, and recovery time were impacted by the property’s MACRS classification in addition to the new depreciation methods. Each item of property depreciated under MACRS is assigned to a property class. Class lives for MACRS are outlined in Rev. Proc. 87-56, 1987-2 C. B. 674. A property class establishes the item’s recovery period. Statutes or class lives are used to calculate the applicable recovery periods for MACRS.

Rev. Proc. 87-56, 1987-2 C. B. 674 established two broad categories of depreciable assets:

1. Asset classes 00.11 through 00.4 consist of specific assets used in all business activities.

2. Asset classes 01.1 through 80.0 consist of assets used in specific business activities.

By the end of 1986, MACRS continued preventing component depreciation as a method for calculating depreciation for buildings. MACRS enacted § 168(i)(6), improvements made to real property are depreciated using the same recovery period applicable to the underlying property, assuming the underlying property was placed in service at the same time the improvements were made. Improvements to § 1245 property and §1250 property. In the next blog, O’Connor will discuss the terms “§ 1245 property” and “§1250 property” and the meanings given by §1245(a)(3) and §1250(c).

Since the early 1930’s, depreciation regulations have encountered many modifications and changes so as to benefit taxpayers. Depreciation helps taxpayers increase cash flow by reducing reportable income. A good cost segregation study is an excellent tool for property owners to maximize depreciation and improve cash flow. The IRS Cost Segregation Audit Technique Guide, provides up-to-date information and resources for a quality study.

How Can O’Connor Help You

As a taxpayer, you will learn more about cost segregation and its operation from O’Connor’s blog series, which is based on the IRS Cost Segregation Guide. Taxpayers will have a better understanding of asset categorization, cost recovery, and depreciation methods by studying the history of depreciation. In upcoming blogs, O’Connor will discuss how to differentiate between §1245 and §1250 property tests and how cost segregation affects building systems. Work with O’Connor’s cost segregation experts to assist you in conducting a successful cost segregation study for your real estate.

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Quick History of Depreciation 1913

To have a better understanding of cost segregation studies and its complexities, it is important to first learn the legal framework and history behind why property taxpayers allocate costs. O’Connor will prepare you for a cost segregation study by educating you on asset clarification, depreciation, and investment tax credit (ITC) based on the IRS Cost Segregation Audit Technique Guide.

For the first 20 years after 1913, when the present income tax system was introduced, taxpayers had freedom to determine their own depreciation allowances. As long as the taxpayer’s policy met with accounting standards, there was flexibility for the amount that might be written off annually as an allowance for the cost of tangible property.

Internal Revenue Services (IRS) regulations, known as the Treasury Regulations or tax regulations, are regulations set by the IRS to interpret the Internal Revenue Code (IRC). By 1934, the Treasury Regulations (Treas. Reg.) were altered so taxpayers had to provide proof and sustain the depreciation deduction claimed. Meaning, taxpayers become responsible for providing all information of the cost and assets related to the depreciation claimed. Whichever depreciation method the taxpayer selects, it must be reasonable given the operational circumstances in effect during the taxable year.

What Are Depreciation Deductions?

Depreciation deductions were first authorized by the IRC, title 26. All federal tax rules, including those pertaining to income and property taxes, are codified in the Internal Revenue Code (IRC). Using the depreciation method, depreciation deductions is an allowance for the wear and tear of property used, whether for business, trade, or to produce income. A property’s tax deduction increases with its shorter useful life. For this reason, it is favorable for taxpayers to magnify the cost allocated to § 1245 tangible property, since depreciation deductions will likely reduce tax liability.

Bullet F Pamphlet 1920: Composite and Component Method

In 1920 a pamphlet, Bullet F, was issued and defined depreciation as “the gradual reduction in the value of property due to physical deterioration, exhaustion, wear, and fear through use in trade or business” (page 5). At the time of its release, Bullet F had no scheduling of suggested average lives. Bullet F was first revised in 1931 and with this came a few changes. The IRS did not agree with the use of a composite rate (the average rate of depreciation for the group of assets) of depreciation, instead they advocated for depreciation by items having similar characteristics and useful life. The first proposed average life schedule was released, and it included useful life estimates for assets used by enterprises or industries. Therefore, the taxpayer took on more responsibility for depreciation deductions, rather than the service.

In 1942, Bullet F underwent a second revision, which included a guide for useful life. The guide contained various types of properties based on the taxpayer’s business. The newly revised pamphlet described two procedures for calculating depreciation for buildings: the composite and component method.

The composite method is a chart that provides a composite rate for 14 types of buildings and includes various equipment already installed. The component method is when taxpayers had the option to depreciate different types of building equipment separate from the structure. A list was provided for the useful life of installed building equipment. In addition, Bullet F permitted taxpayers to depreciate individual or combined assets into accounts that are classified, group, or composite, and to depreciate the account as a single asset. This means that assets can be separated into parts and depreciated separately.

Depreciation Changes and Codification 1954 – 1956

Depreciation laws had major changes in 1954 with the authorization of new methods of depreciation. The addition of 1.167(d), which permitted written agreements between the IRS and taxpayers on the useful life and rate of depreciation, was one significant modification. In 1956, Treas. Reg. 1.167(a)-7(a) was codified; it is the ability to depreciate on an account basis. The regulations centered on the duration of the property’s usage in the taxpayer’s business. Additionally, a policy was approved with the intention of recalculating estimated useful life in cases where there is a substantial change and a clear justification for doing so.

Guideline Life System

In 1962, the Guideline Life system and Revenue Procedure (Rev. Proc.) 62-21, 1962-2 C.B. 418 was put into place, superseding Bullet F. Under this new system, assets were grounded into 75 broad industrial and general classifications and a guideline life was established for each. The system required taxpayers to meet a reserve ratio test or complex provision. The Rev. Proc. started treating assets as a class instead of individual assets. The Rev. Proc. listed 13 types of buildings along with their respective guideline lives.

Between 1966 – 1968, there were more changes made, specifically from Revenue Ruling (Rev. Rul.) 66-111, 1966-1 C.B. 46. Rev. Rul. addressed the component method of depreciation used for real property. Within the timespan, several rulings were passed to determine whether the component method could be used to allocate real property into separate component accounts. By the end of 1968, it was decided that it was not proper to use the component method for depreciation. Rev. Proc. 62-21 decided the component method may only be used when all the assets of the guideline class are included in the same guideline class for the overall composite life used for depreciation.

Asset Depreciation Range (ADR) System

In 1972, Rev. Proc. 72-10, 1972-1 C.B. 721 was enacted and presented the Class Life Depreciation Range (ADR) system for tangible assets used after 1970. The ADR system was put into place to minimize any disputes about useful life, repair and maintenance expenses, salvage value, and removed the reserve ratio test. Depending on the business and taxpayer, all tangible assets were grouped into guideline classes. The asset guideline set forth in Rev. Proc. 72-10 was later replaced by Rev. Proc. 77-10, 1977-10 C.B. 548 and updated the asset guideline classes.

Let O’Connor Help You

O’Connor’s blog series based on the IRS Cost segregation guide will educate and help you, as a taxpayer, to have a better understanding of cost segregation and how it works. Learning the history of depreciation will help taxpayers understand asset classification, cost recovery models, and define relevant terms. In upcoming blogs, O’Connor will go over tests to distinguish 1245 and 1250 property, how cost segregation applies to building systems, and current cost recovery systems. Choose to work with O’Connor’s cost segregation team to help you in the process of a successful cost segregation study for your property.

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O’Connor’s blog series covering, is here to educate and guide you to conduct a successful cost segregation study, as well as the different methodology, requirements compliant with the IRS, and examples dependent on different components. Our cost segregation studies can benefit multiple types of property owners, including hotels, office buildings, retail centers, apartments buildings, warehouses, and retail centers.

What is Cost Segregation?

According to the IRS Cost Segregation Audit Technique Guide, cost segregation is a method of planning your taxes so property or real estate owners can increase their cash flow. Cost segregation, also known as a cost estimating technique, may be required to segregate costs to individual parts of property, such as land, equipment, furniture, etc.

Not only does a cost segregation study increase cash flow, but it also reduces current tax liability, defers federal income taxes, and provides depreciation recapture. Making a choice to do a cost segregation study can also help in keeping you compliant with IRS regulations. The use of cost segregation studies will increase; therefore, it is important to stay informed and prepared.

How does a Cost Segregation Study Work?

Let’s look at an example of a cost segregation study with the purpose of tax benefits. A construction project, regardless of scale, can include tangible property (§1245 property), such as computer and phone systems. In this case, you can allocate or segregate a portion of the project cost to the items. Both small and large businesses can benefit from a cost segregation study. You can find examples of our studies for Apartments, Hotels/Motels, Office Buildings, Shopping Centers, Retail, Drug Stores, Private Schools, Medical/Dental Buildings, and more on our website.

IRS Cost Segregation Audit Technique Guide

The IRS released their own cost segregation guide, Cost Segregation Audit Technique Guide, that goes over the ins and outs of cost segregation techniques, approaches, and elements. The technique guide is meant to help and educate property and real estate owners on the topic of cost segregation studies and how it can help in their property taxes. The technique guide provides a foundation for property owners with the right steps that will expedite the process and minimize any burdens.

To achieve an accurate cost segregation study, the methodology or approach used in distributing project costs to various assets is important. The different approaches mentioned in the technique guide are as follows:

• Survey or Letter Approach
• Residual Estimation Approach
• Sampling or Modeling Approach
• Rule of Thum Approach
• Engineering Approach from Actual Cost Records
• Engineering Cost Estimate Approach

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In 2024, O’Connor performed a cost segregation study for a retail property owner in Oklahoma where the end result identified almost $700K in accelerated depreciation by leveraging 100% bonus depreciation. O’Connor has performed the Cost Approach(exclusive of land valuation and Highest and Best Use Analysis) for the short-life depreciation components, as well as providing a breakdown of the 27.5-year or 39-year real property building components.

The depreciable basis is the portion of a property’s purchase price or construction cost that is eligible for depreciation under the tax code. It represents the amount that can be allocated and written off as a tax deduction over time based on the property’s useful life.

In our studies, the depreciable basis is broken down into different asset classes with varying terms of useful life. For example, personal property, which in the case of this retail client includes checkout stands, refrigeration equipment, restroom fixtures, employee lockers, as well as a walk-in cooler and freezer. These items have a 5- or 7-year life. Land improvements might have a 15-year life. In this study some elements of the property fitting this description are building sidewalks, a wood fence enclosure with chain-link gates, a storm water retention pond, wood fencing, and a paved parking lot.

The Depreciable basis for the property is $1,665,000. Because the property was purchased in 2022, the assets qualify for 100% bonus depreciation. Had the property been purchased in 2024, according to the phase-out schedule for bonus depreciation, only 60% bonus depreciation would be allowed. Property owners are sure to keep a close eye on changes to legislation that may result from the new government administration.

Utilizing 100% bonus depreciation, first year depreciation in this case study is $696,662.

Short-Life Depreciation Components

If you own retail property and are interested in a cost segregation study to reduce your federal income tax burden, O’Connor offers a free price quote to perform your study. Your property analysis will include a step-by-step guide on how to claim your savings and a toll-free hotline to answer your questions. We have completed over 15,000 reports resulting in hundreds of millions of dollars in federal tax savings for our clients. In 2024 alone, O’Connor’s cost segregation team saved clients close to $350 million in federal taxes.

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As currently outlined in the Tax Cuts and Job Act of 2017, bonus depreciation is on track to sunset by 2027. Weigh in with your opinion: Do you think the new administration will enact changes to bonus depreciation?

As of January 2025, bonus depreciation, the federal tax incentive that provides for businesses to immediately deduct a large percentage of the cost of qualified property continues a phase-out according to the following schedule:

• 2023: 80%
• 2024: 60%
• 2025: 40%
• 2026: 20%
• 2027 and later: 0%

Currently, a business can deduct 60% of the property’s cost upfront for property placed in service in 2024. The outstanding balance will be depreciated over the asset’s normal recovery period.

Without a crystal ball, we don’t know how future legislation will unfold, however, President Trump proposed to reinstate and make permanent 100% bonus depreciation during his 2024 campaign. With the potential return of 100% bonus depreciation, businesses would again be able to immediately deduct the complete cost of qualified property, bolstering investment and economic growth.

In addition, policymakers have suggested that the restoration of 100% bonus depreciation could be a priority in the upcoming legislative agenda. This move is anticipated to benefit sectors such as manufacturing and agriculture by reducing tax liabilities and promoting capital investment.

While all of this indicates a strong inclination towards reinstating full bonus depreciation, the implementation will depend on legislative processes and negotiations. Businesses should monitor these developments closely and consult with tax professionals to understand the potential implications for their operations and investment strategies.

O’Connor’s cost segregation team has the experience and background to advise commercial property owners on the latest developments in bonus depreciation. Our expertise includes:

• Navigating Legislative Changes: Staying updated on tax law changes, such as the phase-out schedule for bonus depreciation or potential legislative reversals.
• Maximizing Tax Benefits: Identifying assets eligible for bonus depreciation and ensuring that property owners take full advantage of current tax incentives.
• Tailored Consultations: Offering guidance on how changes in bonus depreciation may impact individual property investments and overall tax strategy.
• Timely Reporting: Providing comprehensive cost segregation studies that align with the latest federal tax regulations.

If you’re a commercial property owner, O’Connor can provide you customized insights into bonus depreciation rules and how to optimize your tax savings. We provide at no charge and with no obligation, a preliminary analysis that will estimate approximate savings for your assets. The analysis includes a firm cost quote, allowing you to project a payback ratio of savings versus study cost before you commit. Our state-licensed appraisers perform cost segregation studies servicing all 50 states as well as international clients. We’ve completed over 15,000 reports generating hundreds of millions of dollars in federal tax savings for our clients. Our team of cost segregation specialists is made up of experienced, trustworthy professionals providing:

• Outstanding Customer Service
• Quality Technical Work
• Undivided Cost segregation Focus

About O’Connor:
A market leader in real estate services since 1974, O’Connor has over 50 years of experience. Our cost segregation team provide studies for commercial clients calculating costs of property components and segregating each to the correct depreciation lives, generating hundreds of millions of dollars in federal income tax savings. Give us a call at 1-877-375-4291 to discuss your property.

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Bonus depreciation combined with cost segregation is a benefit property owners and real estate investors may be able to incorporate if it is identified as part of a cost segregation study. It is the ability to deduct a larger portion and as a result lower income taxes more significantly for owners of assets or property purchased in the first year. Thanks to the Tax Cuts and Jobs Act of 2017, property owners have the ability to deduct bonus depreciation at a rate as high as 100% on profitable commercial real estate investments, depending on the year of purchase! This means bonus depreciation allows you to deduct 100% of available depreciation on all asset classes with a depreciation life of 20 years or less for property purchased between September 27, 2017, through the end of 2022.

How does bonus depreciation work?

There are two things you need to know to make bonus depreciation work for you:

1. Purchase of an asset for profit; commercial asset

Purchase or build an asset and place it in service. Once purchased and in-service, existing tangible assets with a useful life of 20 years or less are eligible for bonus depreciation, which is currently at 60% through the end of 2024.

2. Available Bonus Depreciation

The bonus depreciation rate depends on when the asset was placed into service. The guidelines included in the TCJA – Tax Cuts and Job Act  currently provides 100% bonus depreciation for assets purchased after September 27, 2017, and before January 1, 2023. But starting in 2022, the 100% bonus depreciation began tapering off, with qualified property purchase in 2024 only receiving a 60% benefit. The table below displays the depreciation rates by placed in service year:

The bottom line

Bonus depreciation combined with cost segregation is an excellent tool for reducing federal income taxes for most commercial real estate owners. Act now to take advantage of remaining bonus depreciation on all “short life” assets. Short life assets are an asset with useful life predicted to be less than eight years.

For a fair assessment of how you can incorporate this process to reduce your taxes, take advantage of our free bonus depreciation calculator. Contact O’Connor to schedule a meeting to discuss how we may assist you in reducing your federal income tax burden.

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If you own a business, you’re probably familiar with the fundamentals of depreciation. The government permits you to deduct a portion of the cost of an asset you buy or build from your income each year, as a tax deduction. This process lowers your net income and corresponding tax liability. Occasionally, our friends in Washington, D.C provide additional incentives by permitting “Bonus Depreciation” to varying degrees.

Bonus depreciation is a benefit property owners and real estate investors may be able to incorporate if it is identified as part of a cost segregation study. It is the ability to deduct a larger portion and as a result lower income taxes more significantly for owners of assets or property purchased in the first year. Thanks to the Tax Cuts and Jobs Act of 2017, property owners have the ability to deduct bonus depreciation at a rate as high as 100% on profitable commercial real estate investments, depending on the year of purchase! This means bonus depreciation allows you to deduct 100% of identified short life depreciation ,with a depreciation life of 20 years or less, for properties purchased between September 27, 2017 through December 31, 2022. This applies to items that are IRS approved for short life depreciation.

How does bonus depreciation work?

There are two things you need to know to make bonus depreciation work for you:

Purchase of an asset for profit; commercial asset

Purchase or build an asset and place it in service. Once purchased and in-service, existing short life tangible assets that are IRS predetermined with a useful life of 20 years or less are eligible for bonus depreciation, which is currently at 60% through the end of 2024.

Available Bonus Depreciation

The bonus depreciation rate depends on when the asset was placed into service. The guidelines included in the TCJA – Tax Cuts and Job Act  currently provides 100% bonus depreciation for assets purchased after September 27, 2017, and before January 1, 2023. But starting in 2022, the 100% bonus depreciation began tapering off, with qualified property purchase in 2024 only receiving a 60% benefit. The table below displays the depreciation rates by placed in service year:

The bottom line

Bonus depreciation is an excellent tool for reducing federal income taxes for most commercial real estate owners. Act now to take advantage of remaining bonus depreciation on all “short life” assets. Short life assets are an asset with useful life predicted to be less than eight years.

For a fair assessment of how you can incorporate this process to reduce your taxes, take advantage of our free bonus depreciation calculator. Contact O’Connor to schedule a meeting to discuss how we may assist you in reducing your federal income tax burden.

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HOW DOES A COST SEGREGATION STUDY WORK?

A commercial real estate asset is a single entity made up of its various components, both interior and exterior to the asset itself. On average, 20% to 40% of those interior and exterior components fall under tax categories which may be written off much quicker than the building structure itself. A CSS dissects the property, determining the components that are eligible to be depreciated more quickly (i.e. 5, 7 and/or 15 years), as well as those that should be depreciated long-term (over either 27 ½ or 39 years depending upon asset type). The study allows you to accelerate depreciation deductions, thus reducing taxes and increasing cash flow. Due to enhancements to certain depreciation-related breaks under the Tax Cuts and Jobs Act (TCJA), the potential benefits are now even greater thanks to 100% Bonus Depreciation.

WHEN SHOULD A CSS BE CONDUCTED?

Many investors are a bit confused as to when to undertake a cost segregation study. Owners that acquire, construct or substantially improve a building, or did so within the previous year, should consider a cost segregation study. Additionally, if you are just learning about cost segregation, note that you have not necessarily missed out on an opportunity. The IRS allows us to perform “Look Back” studies on assets that you have acquired or constructed in previous years. Though Look Back studies are available, the best time to do a cost segregation study for new owners is during the year a building is constructed, remodeled or purchased, and BEFORE federal income taxes are filed for the ownership entity. This avoids the need for special form submission (form 3115), helping to limit out-of-pocket expenses.

To learn more about the cost segregation study, connect with us at Expert Cost Segregation.

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Cost Segregation is not a new concept, but provisions contained within the Tax Cuts and Jobs Act of 2017 have ignited interest and turbo-charged the positive impact significantly.  The point source for these changes?

Bonus Depreciation!

Let’s take this a step at a time and start with a basic question.  What is depreciation?

Simply put, depreciation is an accounting tool which allows a portion of your asset value to be deducted each year from your generated income, thereby reducing your net income and resulting federal tax burden.

This provides an acknowledgement of the decrease in value of personal property and/or some real property due to wear and tear, aging, functional obsolescence and other factors.

For a long time, straight-line depreciation was practiced, and still is in many instances.  This allows you to depreciate your asset over 39 years for standard commercial assets, or over 27.5 years for apartments.  Here is an example using rounded numbers for a small office building:

Purchase Price  $2,000,000

Land Value  $400,000

Depreciable Basis of Improvements  $1,600,000

Annual Depreciation  $41,025 ($1.6M / 39 years)

So, in the example above, when filing your income taxes for the ownership entity of the asset, you would be able to deduct $41,025 in depreciation from generated income.  Since this in essence comes right off your bottom line, you would effectively save over $15,000 in taxes (based on a 37% tax bracket) by utilizing straight-line depreciation.  Not bad at all!

Enter Cost Segregation!

Cost Segregation has been around for decades in various forms and iterations, as far back as the late 1950s (Shainberg vs. Commissioner), then on through the 1970s (Revenue Ruling 73-410; Whiteco Industries vs. Commissioner); the 1980’s with the enactment of ACRS and subsequently with MACRS (Modified Accelerated Cost Recovery System) in 1986, impacting assets placed in service after January 1, 1987.  It has been continually refined and tweaked by various court cases (notably Hospital Corporation of America vs. Commissioner in 1997).

Cost Segregation provides a way for a knowledgeable individual to break out the components of an asset into the appropriate depreciation life span, allowing for shorter recovery periods and accelerated depreciation.  In most instances, this involves parsing the asset into 5, 7, and 15 year depreciation periods, with the remaining long life assets being broken out into the requisite Units of Property as provided for in the 2014 Tangible Asset and Repair Regulation dictates.

Let’s get back to our original example to show the positive effect of Cost Segregation on your bottom line.

Purchase Price  $2,000,000

Land Value  $400,000

Depreciable Basis of Improvements:

• 5 Year Assets  $192,000
• 7 Year Assets  $8,000
• 15 Year Assets  $208,000
• 39 Year Assets  $1,192,000

Annual Depreciation  $80,868*

*NOTE that this figure is an average depreciation figure over the first five years of the use of Cost Segregation.  Due to the varied nature of the depreciation calculations based on the recovery period, it is impossible to provide a completely accurate number for one year for comparison purposes.

That’s roughly DOUBLE the depreciation you can expect from straight-line depreciation, and could lead to bottom line tax savings of almost $30,000 in the same 37% tax bracket.

And finally, BONUS DEPRECIATION!

Sorry for the delay, but we are finally at the main point!  The Tax Cuts and Jobs Act of 2017 contained a provision allowing for 100% Bonus Depreciation for any commercial, for-profit asset placed in service or purchased after September 27, 2017!

This means that for any portion of the asset with a depreciation-life of 20 years or less, 100% of the value can be depreciated in the first year of ownership! Read what the IRS is saying about bonus depreciation here.

For most commercial properties, we typically find assets with a depreciation life of 5 years, 7 years and 15 years, along with the 39 year depreciation life, during the course of our cost segregation studies. Given the new laws, any assets found in those shorter depreciation life categories can be depreciated 100% in the first year of your ownership of the asset.

This can amount to between 25% and 45% of the total asset value, depending upon our findings during the site inspection!

Let’s look at our previous example through the lens of 100% Bonus Depreciation:

Purchase Price  $2,000,000

Land Value  $400,000

Depreciable Basis of Improvements:

• 5 Year Assets $192,000
• 7 Year Assets $8,000
• 15 Year Assets $208,000
• 39 Year Assets $1,192,000

First Year Annual Depreciation  $408,000

That’s about 10 times the first year depreciation available via straight-line depreciation, and more than five times that available from standard cost segregation!  In a 37% tax bracket, that equates to just over $150,000 in positive bottom line impact potential!

I’ve purposefully kept these figures on the low side of our findings continuum, with the 100% bonus depreciation representing roughly 25% of the depreciable basis.  We often find much more!

The new tax law allows the use of bonus depreciation for only a few years. If you are interested in taking advantage of the new tax laws, protecting your bottom line, and maximizing your cash flow, act now. You may contact here us and request a free preliminary evaluation.

Check out our quick and free tax savings calculator to see how much you can save with a Cost Segregation study using bonus depreciation.

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