History of Cost Segregation

History of Cost Segregation

History of Cost Segregation

Cost segregation evolved as the result of multiple court cases and IRS rulings. The body of knowledge is summarized in the Audit Techniques Guide (ATG), published by the IRS.

Component depreciation was a prior methodology that produced similar results via separating a building into components. These components often included the roof, plumbing, electrical and elevators. There were concerns some investors were using component depreciation in an abusive manner. As a result of the tax law changes in 1986, tax rates were lowered substantially but many tax reduction techniques (such as component depreciation) were eliminated.

From 1987 to 1996, there was a limited ability to depreciate any portion of a real estate separately. Some owners and tax practitioners experimented with assertions that portions of the cost basis were personal property (Section 1245) and not real estate (Section 1250).

The case for differentiating between personal property and real estate was HCA (Hospital Corporation of America). After this case was determined in 1996, the IRS decided not to appeal it. Depreciating real estate offered more potential for tax deductions and tax reductions.

The following is a summary of some of the items prescribed and the depreciable life in years:

Carpet 5 years

Vinyl Tile 5 years

Interior Signage 7 years

Parking Lot Striping 7 years

Paving 15 years

Landscaping 15 years

Sidewalks 15 years

The IRS has summarized their portion on cost segregation and its practice in the Audit Techniques Guide. While many real estate investors and tax practitioners are unfamiliar with the tax reduction benefits from using cost segregation, the IRS reports it is appropriate as the most accurate method to depreciate real estate.

Cost segregation produces tax deductions and reduces federal income taxes across the country and in every size market. Below are just a few examples of where cost segregation generates meaningful tax deductions.

City:

Baltimore, MD

Atlanta, GA

Miami, FL

Los Angeles, CA

Memphis, TN

Las Vegas, NV

Washington, DC

Philadelphia, PA

New York, NY

Dallas/Ft. Worth, TX

Grand Rapids, MI

Detroit, MI

Rochester, NY

Greensboro, NC

Fresno, CA

Cincinnati, OH

Columbus, OH

Allentown, PA

Oklahoma City, OK

Dayton, OH

St. Louis, MO

Indianapolis, IN

Birmingham, AL

Charleston, SC

Louisville, KY

Lancaster, PA

Riverside, CA

Scranton, PA

Madison, WI

Chattanooga, TN

Cost segregation produces tax deductions for virtually all property types.

Property Type:

Daycare center

School

Bowling alley

Drugstore

Office warehouse

Racket club

Car wash facility

Auto dealer

Auto salvage yard

Skating rink

Almost every industry, including the following, can generate cost-efficient tax deductions by using cost segregation.

Industry:

Furniture stores

Day care facilities

Nondurable good wholesalers

Wood product manufacturing

Building supply dealers

Laundry facilities

Chemical manufacturing

Apparel manufacturing

Automotive repair facilities

Food and beverage stores

O'Connor & Associates is a national provider of commercial real estate consulting services including cost segregation studies, tax reduction, due diligence, renovation upgrading cost analyses, Dallas federal tax reduction, tax return review and apartment inspections.

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