Duffy+Duffy Cost Segregation

06/25/2026

Craig sitting on a panel RE Journals Midwest Summit

05/19/2026

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".

05/08/2026

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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

https://breakingac.com/news/2026/apr/17/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...