Tag Archives: cost segregation

4 Cost Segregation Considerations For Residential Investors

18 Jan
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Real estate is one of the best tax strategies out there, but many landlords, don’t, know how to maximize their deductions and minimize their taxes. Let’s look at four things you need to know on how you can use cost segregation studies to boost your deductions.

1. Cost Segregation Defined

A cost segregation study is the practice of allocating the cost basis of property to various components of your rental real estate, so instead of allocating 100 % of the value to building and land a cost segregation study allows us to segregate, or divide the cost basis between personal property, land improvements, building and land.

That means that when we’re done with a cost segregation study, we’re gonna have value allocated to five year, seven year, fifteen year and twenty seven and a half year property, rather than allocating all of our value only to twenty seven and a half-year property. The results of this allocation mean that we will be able to depreciate components over a faster time period. Depreciating parts of the building faster generates large, non-cash, expenses and reduces taxes.

2. Bonus Depreciation

The second tip is that we can use 100 % bonus depreciation for any component with a useful life of less than twenty years. That cost segregation study that we went through allowed us to allocate value to components with a useful life of five, seven fifteen and twenty seven and a half years.

The nice thing about bonus depreciation is that the value that we allocated to the five seven and fifteen year property can be 100 % expensed in the first year. Assuming that we do the cost segregation study in the first year of ownership, this bonus depreciation will result in writing off about 20 to 30 percent of the purchase price of your real estate in the first year. Even if it is not done in the first year of ownership, as long as the property was purchased after September of 2017, we can go back and get the benefit for past years without amending tax returns. This can result in large passive losses that you may be able to claim on your personal tax returns.

3. Passive Vs Active Losses

The third tip is that the amount of passive losses that you can take on your personal tax returns depends on several things:

If You Qualify As an Active Real Estate Professional

If you qualify as an active real estate professional, your losses are not considered passive, and may be used to offset your total income. To qualify as an active Real Estate Professional, you must:

  • provide more than one-half of his or her total personal services in real property trades or businesses in which he or she materially participates
  • perform more than 750 hours of services during the tax year in real property trades or businesses, with contemporaneous time logs that detail the services rendered.
  • materially participate in each rental property, unless the you make an election to treat all interests in rental real estate as a single rental real estate activity.

These rules are far more complicated than we can address here. Be very careful in determining your status as a real estate professional, and consult with your tax professional or someone well-versed in the qualification process.

If You Don’t Qualify as an Active Real Estate Professional

If you don’t qualify as an active real estate professional, your loss is considered passive. Under the passive activity rules you can deduct up to $25,000 in passive losses against your ordinary income (W-2 wages) if your modified adjusted gross income (MAGI) is $100,000 or less. This deduction phases out $1 for every $2 of MAGI above $100,000 until $150,000 when it is completely phased out. If you cannot utilize the passive losses due to the passive loss restrictions, you can carry the loss forward and utilized in future years.

4. You Don’t Have to Wonder If This Is Right For You

You can find out quickly and easily if a cost segregation study would benefit you and your properties specifically. Click here to get a FREE preliminary analysis of your property or properties. Please put my name, David Wiener, in the “How Did Yo Hear About Us” box. This FREE analysis will show you what an engineering-based (best method) cost segregation study, done by the premier provider in the United States, would cost and the estimated tax benefit you would realize. I’ll be happy to review the analysis with you, as well as answer your questions about the Real Estate Professional designation and your situation.

Contact Me Directly

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Call me directly at 770-224-8504 or 888-780-1333
Schedule a phone call with me by clicking here
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Email me at David.wiener@cashflowstrategies.us

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Bonus Depreciation – Tax-Saving Tool for Your Business

14 Oct

Bonus depreciation is a valuable tax-saving tool for businesses. It allows your business to take an immediate first-year deduction of 100% deduction on the purchase or renovation of eligible business property.

Depreciation of a building would normally be spread out over the life of the asset

What is Depreciation?

Depreciation allows (or requires) businesses to spread out the cost of long-term assets over the life of the asset. The alternative would be to take the cost of the asset in the first year after the asset is acquired by the business, but this isn’t realistic. The most common way to depreciate a business asset is by spreading out the cost evenly over the asset life – called straight-line depreciation. Increasing in popularity, especially with the new Tangible Property Regulations, is the Cost Segregation Method or Accelerated Depreciation.

Accelerated Depreciation allows you an additional deduction of 100% of the cost of qualifying property

What is Bonus Depreciation?

Bonus depreciation is a method of accelerated depreciation which allows a business to make an additional deduction of 100% (this was 50% prior to the new Tax Cuts and Jobs Act passed last month) of the cost of qualifying property in the year in which it is put into service.  Bonus depreciation can be applied to any new asset with a 20 year life or less.  This includes land improvements which are not considered personal property.

  • The 50% Bonus Depreciation rate is increased to 100% for qualified property acquired or built after September 27, 2017.
  • Bonus Depreciation has been expanded to apply to both newly constructed buildings and used property purchased and acquired after September 27, 2017. Bonus eligible property must have a depreciable life of 20 years or less.
  • Qualified Leasehold Improvements, Qualified Retail Improvements, and Qualified Restaurant Property are all replaced with Qualified Improvement Property (QIP), which has a 15-year recovery period and is eligible for 100% bonus (restaurants now have a class life of 39 years).
  • Structural items like interior supporting framing, escalators, and elevators are not included in QIP. The improvements must have begun at least one day after the building was put in service for its intended use.
  • Items removed, discarded, or abandoned have value that should be removed from the depreciation schedule and identified as a partial asset disposition (PAD). This must be done in the same tax year as the removal or the tax payer loses the ability to capture the write down.

Contact me directly

If you own commercial or income property and have not had a conversation with a trusted cost segregation provider, don’t wait. Contact me today for a free estimate of the tax benefits you may be missing.

Call me at 770-224-8504 or 888-780-1333
Email me by clicking here
Visit my website by clicking here
Visit my Youtube channel by clicking here
Learn more about Cost Segregation by clicking here
See my blog post on The Tangible Property Regulations
See my blog post on How To Select a Cost Segregation Firm

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Choosing a Firm to Conduct Your Cost Segregation Study

30 Jul

When you’re dealing with taxes, you want to do everything exactly by the book.  So, when you’re implementing accelerated depreciation of your assets, you want to be sure your cost segregation study is done correctly.  We’re here to help you get the tax savings you deserve and keep them by helping you choose a cost segregation firm that’s going to do everything right.

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Accuracy

Before you choose a firm, research cost segregation studies, and be prepared to ask the firm some questions. We’ve mapped out some things you should ask and be aware of before you decide to hire a firm to conduct this analysis. After all, it is your money; you should be able to take what’s yours and not have to return it because the analysis wasn’t conducted correctly.

Compliance

As you know, U.S. tax code dictates the rules you must follow. Because cost segregation is part of the tax code, there are suggested methods you need to follow if you are to conduct this type of analysis. You need to be sure that the cost segregation firm stays in compliance with all rules specified by U.S. tax code. Why should you be penalized for this third-party firm not following all the rules?

Specialization

You wouldn’t go to a doctor that didn’t know everything there is to know about your ailment; you would likely choose a specialist. So why should the cost segregation firm you hire be any different? You want to go to the firm that eats, breathes, and sleeps everything taxes. They need to know tax codes inside and out, and have researched past court cases on these related topics. Do your research and ask the questions so you can pick the firm that is the most knowledgeable about cost segregation analysis.

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Peace of Mind

Finally, when choosing a cost segregation firm, be sure to do your homework.  When it comes to your tax savings, this is especially important. You want to go with a firm that has in-depth tax knowledge and a substantial amount of rave reviews from past clients. You want to choose the firm that will defend their study in the event of an audit.

The best advice we can give you when choosing a cost segregation firm is to ask the questions, get answers and get your money back.

For more information, call me today at 770-224-8504, or email me at David.Wiener@cashflowstrategies.us.

Also, check out my video series, “The Cash Flow Minute.”

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Are You A Landlord? Don’t overpay your taxes.

14 Jul

Many landlords, especially those who own smaller properties, are unaware of the tax benefits available to them.  Here is something that your CPA may never tell you about.

Real estate investors have a simple alternative.  Most will take the option of depreciating the initial value of their residential rental building in equal amounts over the allowable 27.5 years or their office building over 39 years.  In a $200,000 rented house, you would write off $7.272 per year in depreciation.  Many CPAs will recommend that you do your depreciation this way, the easiest way.

Straight line depreciation may be the easiest way for your CPA to apply your depreciation, but is it the most advantageous way for you and your cash flow?  Depending on your circumstance? Perhaps not.

Cost segregation is an IRS-defined method of accelerating your depreciation and, while it may be more complicated, it need not be difficult for you or your tax professional.  By using engineering-based cost segregation, your property depreciation is applied by depreciating all of its component parts, many of which may be depreciated fully in 5, 7 or 15 year increments.  By depreciating this “short life” property more quickly, you would receive an increased tax deduction now rather than waiting for 27.5 or 30 years to take its value off of your tax bill.  With the 2017 Tax Cuts and Jobs Act, that 5, 7 and 15 year property can all be depreciated the very first year.  That is called “Bonus Depreciation”

In essence, you are getting an interest free loan on your taxes from the US Government.  Think of it this way:  If I was going to give you $100,000, would you rather have it all now, or in 27.5 annual installments.  Getting it right away is a “no-brainer” because that money, if invested back into the business or smart investments, will yield far more money long-term than having me babysit your money for you for many years.

If you:

  • have property worth over $200,000,
  • intend to keep the property over 3 years, and
  • pay taxes

then I believe it would be in your best financial interest to, at least, investigate whether this is a good option for you.   I will complete a no-cost, no-obligation analysis of your property and I will let you know if this strategy would be profitable for you.  Your tax professional cannot, in most cases, provide you with the study necessary to maximize your depreciation.  We will work with your CPA to make sure you get all the cash flow you are entitled to.

I can also advise you of some other tax strategies that may be beneficial to your cash flow and profitability.  The 2014 IRS Repair Regulations, IRS Safe Harbors, and Building Systems Valuations may all be beneficial strategies to consider.  I’ll help you navigate these strategies.

And don’t worry about the IRS.  They have called this method of cost segregation the “certain method” of depreciation.  We have completed over 20,000 studies in all 50 states, and have never triggered an audit.  Should the IRS question your cost segregation during an audit, we will defend the study at no cost to you.  We have never had a study rejected or changed.

Go to my web site at https://davidwiener.cssistudy.com for more information, or schedule a time to talk with me at https://calendly.com/david-wiener/talk.

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Hotels and Cost Segregation

6 May

U.S. tax codes require expensing assets such as vehicles, office equipment, and buildings over their designated recovery period. Depreciation accounts for the wear and tear on an asset and reduces the value of the asset over time. Depreciation is a non-cash expense which means money was not spent to create the deduction. To someone who owns commercial property including hotels, depreciation is a huge benefit because it reduces their taxable income.

Generally, on a depreciation schedule, hotels are set up to depreciate over a 39-year period. However, separating the structural and non-structural components of a building and accelerating the depreciation lives of the non-structural components can result in significant tax savings. Structural components include the building’s roof, walls, and foundation which depreciate over 39 years. Non-structural components can be depreciated over five years and include carpeting, molding, window coverings, security systems, and more. Property improvements like curbing, paving, and striping can also be segregated and depreciated over 15 years.

Hotels have many non-structural components that can be reclassified into shorter depreciable lives. Failing to properly separate these components can result in missed tax savings. Having a cost segregation study done on a hotel can help property owners realize these tax savings.

Since 1999, cost segregation studies have been recognized as an accepted method of accelerating the depreciation of property. Through reclassifying a portion of the building’s assets as business use, the cost segregation study lowers the property owner’s income tax liability, thereby increasing cash flow. Average savings to the hotel owner is between $50,000 and $70,000 per $1,000,000 of building cost. This savings can be used to invest in the business, pay off debt, or however they see fit; it is their money.

Cost Segregation studies have the potential to provide significant financial benefits to hotel owners— benefits that are most likely overlooked. With proper guidance from a reputable cost segregation provider, hotel owners can even take advantage of greater expensing of repairs and improvements under the 2014 Tangible Property Regulations.

If you have questions, I can provide answers. Contact me directly at 770-224-8504 for more information, or visit http://davidwiener.cssistudy.com

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4 Tax Tips For Commercial Building Owners

13 Sep

Recently, the regulations for commercial property owners were overhauled in one of the most dramatic changes to the tax law in years.  The Tangible Property Regulations in conjunction with the Tax Cuts and Jobs Act have major economic benefits for building owners as well as some serious compliance issues.

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Properly applying these new U.S. tax code standards can help you capture economic opportunities to the tune of millions in tax savings that flow from your business to your personal taxes.

I would be happy to work with you and your tax professional to make sure you are taking the greatest advantage of these new tax laws.  CSSI, a company that I represent, can be your calculation experts for the following

  1. COST SEGREGATION – The U.S. tax cost method of identifying and classifying building components that allow you to accelerate depreciation and generate additional cash flow. An engineering-based cost segregation study is the basis for allowing you to capture many of the tax saving opportunities below and it helps you maintain U.S. tax code compliance moving forward with these regulations.
  2. BUILDING SYSTEMS VALUATION – An engineering-based study that will identify building systems and structural components.  Going forward every expenditure cannot be expensed.  The new regulations give very specific instructions on whether expenditures should be capitalized as an “improvement” or expensed as a repair.  We will provide the calculations that your tax professional will need to make these important decisions.
  3. CAPITAL TO EXPENSE “REVERSAL” OPPORTUNITY – Building owners may now expense previously capitalized costs and expense them in the current year by applying the new regulations to prior years.  For example, we helped a client receive $1.1 Million in tax savings on one of his properties through this method.
  4. PARTIAL ASSET DISPOSITION (PAD) – Renovate in the current tax year?  Thinking of an LED lighting upgrade?  A PAD allows you to write down the basis of what you removed and the costs for the removal and disposal of those items.  You can receive a tax deduction in the current year but it is a “use it or lose it” opportunity.  Fail to capture it in the current tax year and you lose the ability to write it down.  Both capital to expense reversals and PADs yield a permanent tax savings at the time of the sale by reducing recapture costs.

Let me provide you and your tax professional a no-cost, no-bligation analysis of the benefits you may receive and the cost for this type of study for your property.

Return the following information, and I will prepare your analysis immediately.

 

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7 Things a CPA Needs to Consider when Deciding on a Cost Segregation Partner

21 Feb

Including cost segregation into your CPA practice will benefit you and your clients by expanding your business and offering a service requested by many. It is important to know a few things about your potential cost segregation partner. When looking into firms that specialize in cost segregation, you’ll want to make sure they meet a few requirements before you partner with them. You want them to become an asset to your firm. Below, you’ll find a list of questions that you should ask each cost segregation firm before you commit to anything.

  1. Is the cost segregation firm you are considering an expert in the tangible property regulations? Whether your firm has become highly or only partially educated on the Repair Regulations, your cost segregation partner should be able to calculate complex issues for all of your clients who qualify. When a cost segregation firm is an expert in the repair regulations, they will quickly be able to step in as your calculation experts offering immense savings to your clients and potential consulting fees to your firm.
  2. How long have you been in business and how many cost segregation studies has your firm done? It’s good to know the firm’s history and experience in the industry. You need to know that they will be there for your client if an audit occurs.
  3. Who is performing the study? A cost segregation study is a technical process that requires knowledge in both construction and engineering. It’s important to find a firm that performs every facet of the work in-house that goes into the cost segregation.methodsOfAStudy
  4. What method does the firm use to perform the cost segregation study? There are several methods that a firm can use to perform a study but not all are created equal. You want to make sure the firm you choose uses an engineering approach to reduce the risk in the event of an audit.
  5. Does the firm provide a complete report? The study needs to offer the preferred 13-point conclusion. It is important to establish that a report will be made and given to both the tax professional and the client when the study is complete. See U.S. Tax Code Guidelines.
  6. In the event of an audit, who will defend the work? This is important for your client’s peace of mind because they’ll know they won’t have to face an audit by themselves and that the firm will defend its study.
  7. Ask for references. As with any important relationship, references will give you the peace of mind knowing that your cost segregation partner provides on time, accurate, and bullet-proof results.

Expanding your services is an important matter. As a professional, you want to maintain the same level of quality your firm has provided for years when adding another service that includes bringing in outside help. These questions will help ensure you find a cost segregation firm that meets your standards and provides a quality service to the customers that trust you.

For more information or a no-cost property analysis, call me at 888-780-1333

 

About CSSI

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In 10 years, we have completed thousands of CSSI Studies. Our CSSI Studies have been performed for commercial property owners in every state of the U.S. CSSI representatives bring the personal and professional attention that every commercial property owner and their CPA needs to assure the proper engineer-based cost segregation result, according to the U.S. tax code rules.

 

About Cash Flow Strategies, Inc.

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Cash Flow Strategies, a natonal partner with CSSI, is a one-stop shop for businesses and medical/dental practices looking to boost cash flow.  Providing a wide range of services to increase revenue, lower expenses, and cut taxes, Cash Flow Strategies provides a no-cost and no-obligations “Cash Flow Checkup” which will outline potential strategies to maximize cash flow

 

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