Frequently Asked Questions
Browse answers about cost segregation, real estate tax strategies, and depreciation.
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Bonus depreciation was first introduced by the Job Creation and Worker Assistance Act of 2002. It applied to property placed in service after September 10, 2001 and before January 1, 2005. The initial rate was 30%.
Congress has repeatedly extended, modified, and expanded bonus depreciation over the past two decades. The provision was designed to stimulate economic growth by encouraging businesses to invest in equipment and property.
For real estate investors, bonus depreciation became particularly valuable after the TCJA expanded eligibility to include used property and qualified improvement property. Today, when combined with cost segregation services, bonus depreciation remains one of the most powerful tax planning tools available.
100% bonus depreciation has been available during three distinct periods:
2010-2011: The Tax Relief, Unemployment Insurance Reauthorization, and Job Creation Act of 2010 introduced 100% bonus depreciation for property acquired and placed in service between September 8, 2010 and December 31, 2011.
2017-2022: The Tax Cuts and Jobs Act (TCJA) reinstated 100% bonus depreciation for property acquired and placed in service between September 27, 2017 and December 31, 2022. A phase-down began in 2023.
2025-Permanent: The Big Beautiful Bill restored 100% bonus depreciation for property acquired after January 19, 2025. This time, the provision is permanent with no scheduled phase-down.
When you place qualifying property in service, you apply the applicable bonus depreciation percentage to the property's adjusted depreciable basis. The basis is then reduced by the bonus amount before calculating any remaining regular depreciation.
Example: You purchase $100,000 of 5-year property eligible for 100% bonus depreciation. You deduct the full $100,000 in Year 1. No basis remains for future years.
For real estate, the process typically involves three steps:
- Complete a cost segregation study to identify qualifying assets
- Apply the bonus depreciation percentage to those assets
- Report the deduction on your tax return
The deduction is automatic unless you elect out. No IRS approval is required.
Bonus depreciation is a federal tax incentive that allows taxpayers to deduct a large percentage of qualifying property costs in the first year the asset is placed in service. Rather than spreading deductions over many years, investors can accelerate tax savings upfront.
For real estate investors, bonus depreciation works alongside cost segregation studies to unlock significant first-year deductions. A cost segregation study identifies building components that qualify for shorter depreciation periods. Those components then become eligible for bonus depreciation.
The result: substantial tax savings in Year 1 instead of waiting decades.