When Is the Best Time to Perform a Cost Segregation Study?
The IRS rules are very favorable and do not require taxpayers to segregated building components in the 1st year of ownership for any purchased or constructed building (or for leasehold improvements).
Ideally, it’s best to perform a cost segregation study immediately after a property is placed-in-service. This way, the engineer performing the site tour can get the most accurate picture of the items included within the property and can determine exactly which assets are present at the date placed-in-service. In addition, doing the cost segregation study at the time the assets are placed in service allows the taxpayer to maximize tax savings from day one.
How Far Back Can we Perform a Cost Segregation Study if a study wasn't conducted yet?
The IRS does, however, allow the benefits from previous years to be claimed using a “look-back” cost segregation study by automatic consent WITHOUT AMENDING tax returns. By reclassifying assets to their correct lives, taxpayers can “catch-up” on all the depreciation they would have received had the engineering study been performed in the first tax year. Look-back studies do not require an amended tax return; instead, the catch-up depreciation is claimed by use of Form 3115 "Application for a Change in Accounting Method".
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Engineered Cost Segregation is an IRS-approved engineering analysis of commercial and multi-family residential real estate.
Cost Segregation results in dramatic income tax shielding for multifamily, industrial, medical, retail and commercial properties! Generate income tax deferrals and cash flow with accelerated MACRS depreciation in commercial real estate.
05/08/2026
The Columbus, Ohio Accountant Information Market Invites Central Ohio CPAs, EAs, CFOs, and Accounting Professionals to our or May, 15, 2026 low-cost CPE Program. 3 CPE Credits in Ethics Approved by the Accountancy Board of Ohio!
Register online today at
AIM CPE Day 3 PS&R Hours / 0.5 General Hours Michael R. Moran, Esq., CFE., Royse Partners, Mike has been an attorney since 1994 and serves as Vice President & General Counsel at Royse Partners Limited, a tax consultancy in Columbus & Houston. Mike is a Certified Fraud Examiner since 1997 and a graduate of Capital University Law School, where h...
04/18/2026
With 100% bonus depreciation now permanent, cost segregation demand surges in 2026 A sweeping tax change is pushing real estate investors to rethink their timing, as the One Big Beautiful Bill permanently restored 100% bonus depreciation for qualifying property placed in service after January 19, 2025. Meanwhile, IRS Notice 2026-11 clarified how the rules apply in practice. Accoun...
When commercial property developers and buyers are evaluating a Cost Segregation firm, are they evaluating a trusted advisor like DUFFY+DUFFY, or just another real estate and Tax planning service company? Our best advice: Hire a TRUSTED ADVISOR.
08/11/2025
Duffy+Duffy Cost Segregation was a featured sponsor and our President and Managing Partner Craig Miller was a featured panelist and he shared his favorable tax policy provisions in the new State of Ohio Budget Bill and the recent Federal Tax policy provisions passed by Congress last month.
Celebrating the resiliency of Columbus’ CRE market at Columbus Commercial Real Estate Summit – REJournals OhioMultifamily Celebrating the resiliency of Columbus’ CRE market at Columbus Commercial Real Estate Summit August 7, 2025 Share on Facebook Share on Twitter Share on LinkedIn Share via email The 11th annual Columbus Commercial Real Estate Summit featured many of the top names in the region's CRE...
07/02/2025
Duffy+Duffy Cost Segregation is thrilled to share that in both 2023 and in 2024 that our firm has been recognized as a Top Cost Segregation Firm in the USA!
7 Best Cost Segregation Companies Ranked & Rated for 2024 Explore the top 7 cost segregation companies for 2024! Get expert insights and rankings to optimize your financial strategy and maximize savings!
06/19/2025
Michigan Association of CPAs Elevate 2025 Conference at the Suburban Collection Showplace in Novi, Michigan today.
03/16/2025
Call Duffy+Duffy to accelerated depreciation and shield income taxes on your income producing real estate. Sec. 1031 Tax Deferred Exchanges and Cost Segregation Studies are great ways to defer potential Sec. 1250 recapture on depreciation taxes.
Section 1250: How It Applies to Real Estate Taxes and Examples Section 1250 of the U.S. tax code applies to gains from the sale of depreciated business real estate. If a property was depreciated beyond the straight-line method, the extra depreciation is taxed at a higher rate, known as depreciation recapture. Because real estate taxes can be complex, a financia...
11/20/2024
Now is the time to get your 2024 Cost Segregation Study Evaluations. The IRS-Approved engineering studies can be completed any time prior to the Tax filing deadlines next year(including extension). Visit www.costsegexperts.com to learn more!
DUFFY+DUFFY VISION STATEMENT: "Duffy+Duffy's team of highly skilled professionals identify
opportunities to segregate, allocate, or re-allocate building costs
to personal property and to land improvements in the complex
and often conflicting Federal Income Tax Code, with significant
tax benefits derived from using shorter depreciation recovery
periods and accelerated depreciation methods to maximize tax
deductions."
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