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Differentiate Yourself

It's imperative that commercial agents have an effective and easy-to-implement way to differentiate themselves from the competition.

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Provide Greater Value

Having a way to stand out, that also provides extreme value to investors or tenants can be rewarding and provide peace-of-mind.

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My process for helping CRE professionals...


Identify Opportunities

Evaluate the client's property portfolio to identify properties that could benefit from cost segregation. Focus on properties with significant improvements or plans for renovation or expansion. View my CRE Opportunities guide for more insight. 


Engage Services

Start working with me to conduct a thorough analysis of the identified properties. We will help classify assets into shorter tax life categories, accelerating depreciation and providing tax savings opportunities.


Present Results

Present the findings from the cost segregation study to your client, showcasing the potential tax savings and cash flow benefits. Emphasize your unique value proposition as a CRE professional who leverages cost segregation to optimize financial outcomes.


Enhance Reputation

By providing valuable tax savings and improved cash flow for your clients, you'll solidify your reputation as a knowledgeable and innovative CRE professional. This will differentiate you from competitors, leading to increased client satisfaction, referrals, and long-term success in the industry.

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"You can start providing your clients improved cashflow and advanced investment strategies right away at no cost to you. In fact, you can even get paid for the referrals! I promise to help you stand out from the competition and provide extreme value!" ~ Rob Schell
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Cost segregation is a tax planning strategy used by commercial property owners to accelerate depreciation deductions. It involves identifying and reclassifying specific assets within a building or facility as personal property, which typically have a shorter depreciable life than the building itself. By doing so, property owners can reduce their taxable income and increase their cash flow in the early years of ownership.

Cost segregation works by breaking down a building into its various components, such as electrical systems, plumbing, and flooring. These components are then assigned to their appropriate asset classes, which have different depreciation schedules according to the Modified Accelerated Cost Recovery System (MACRS). By allocating costs to shorter depreciable lives, property owners can accelerate depreciation deductions and defer taxes.

Commercial property owners and investors, particularly those who have recently acquired, constructed, or renovated a property, can benefit from cost segregation. This strategy is most effective for properties with a significant amount of personal property or land improvements, such as manufacturing facilities, hotels, medical buildings, and retail centers.

Most types of commercial properties are eligible for cost segregation, including office buildings, retail centers, industrial facilities, medical facilities, and hotels. Residential rental properties, such as apartment buildings, can also benefit from this strategy. However, it is not applicable to personal residences or properties held primarily for resale.

The ideal time to perform a cost segregation study is during the year the property is acquired, constructed, or renovated. This allows property owners to maximize the tax benefits immediately. However, cost segregation can also be applied retroactively for properties placed in service within the previous 15 years, as long as a catch-up depreciation adjustment is filed with the IRS.

A cost segregation study is conducted by a team of professionals, including tax specialists, engineers, and appraisers, who work together to identify and reclassify the various components of a property. The process involves a thorough analysis of construction documents, blueprints, and invoices, as well as a detailed inspection of the property. The results of the study are then documented in a comprehensive report that supports the reclassification of assets for tax purposes.

The cost of a cost segregation study varies depending on the size, complexity, and location of the property. Generally, the fees range from a few thousand dollars for smaller properties to tens of thousands of dollars for large, complex facilities. However, the tax savings generated by the study often far exceed the cost of the study itself, making it a worthwhile investment.

The primary tax benefit of cost segregation is the acceleration of depreciation deductions, which reduces taxable income and defers taxes. By reclassifying assets to shorter depreciable lives, property owners can take larger deductions in the early years of ownership, increasing their cash flow and providing funds for reinvestment or debt reduction. In some cases, cost segregation can also result in additional bonus depreciation or tax credits.

Yes, cost segregation studies can be conducted for properties that have already been placed in service, even if several years have passed since the acquisition or construction. In such cases, property owners can file a catch-up depreciation adjustment with the IRS, allowing them to claim missed deductions without amending prior tax returns.

The primary risk associated with cost segregation is the possibility of an IRS audit. However, by working with a qualified team of professionals and ensuring that the cost segregation study is thorough and well-documented, property owners can minimize this risk. It is essential to choose a reputable firm with experience in cost segregation to conduct the study and provide the necessary documentation to support the reclassification of assets.

The duration of a cost segregation study depends on the size, complexity, and location of the property. Typically, a study can take anywhere from a few weeks to several months to complete. Property owners should plan accordingly to ensure they can benefit from the accelerated depreciation deductions in the desired tax year.

Yes, cost segregation can be used for leasehold improvements, which are typically classified as personal property with shorter depreciable lives. By identifying and reclassifying specific assets related to leasehold improvements, both landlords and tenants can accelerate depreciation deductions and reduce their taxable income.

An engineer plays a critical role in a cost segregation study by identifying, quantifying, and documenting the various building components and systems that can be reclassified as personal property. Engineers use their technical knowledge and expertise to analyze construction documents, blueprints, and invoices, as well as conduct on-site inspections to ensure an accurate and well-supported study.

Bonus depreciation is a tax provision that allows businesses to deduct a significant portion of the cost of qualifying assets in the year they are placed in service. Cost segregation and bonus depreciation work together by identifying and reclassifying assets that qualify for bonus depreciation, further accelerating depreciation deductions and increasing tax savings.

While tax-exempt entities, such as nonprofit organizations, do not directly benefit from cost segregation due to their tax-exempt status, they can still indirectly benefit if they lease their property to a taxable entity. In such cases, the taxable entity can take advantage of accelerated depreciation deductions through a cost segregation study, which may result in lower lease payments or other financial arrangements that benefit the tax-exempt property owner.

Cost segregation does not directly impact property taxes, as property taxes are based on the assessed value of the real estate rather than the depreciated value. However, cost segregation can provide valuable information on the components and value of a property, which may be helpful in contesting property tax assessments or in determining the appropriate allocation of property taxes between landlord and tenant.

If a cost segregation study is challenged by the IRS, property owners may need to provide additional documentation or explanation to support their asset reclassification. By working with a reputable cost segregation firm and ensuring that the study is thorough and well-documented, property owners can minimize the risk of an IRS challenge and increase the likelihood of a favorable outcome.

Cost segregation is primarily a U.S. tax strategy based on the Internal Revenue Code and related regulations. However, property owners in other countries may be able to take advantage of similar tax planning strategies depending on their local tax laws and regulations. It is essential to consult with a tax professional familiar with the specific jurisdiction to determine the applicability and benefits of such strategies.

A cost segregation study should be updated whenever significant changes are made to the property, such as renovations, expansions, or the installation of new equipment. These updates can help property owners capture additional depreciation deductions for the new assets and ensure the continued accuracy and relevance of the original cost segregation study.

Yes, cost segregation can be combined with other tax strategies to maximize tax savings and improve cash flow for property owners. For example, cost segregation can be used in conjunction with energy-efficient tax credits, historic rehabilitation tax credits, or opportunity zone investments to further enhance tax benefits. It is essential to work with a knowledgeable tax professional who can help you identify and implement the most effective combination of tax strategies for your specific situation.

CRE professionals can benefit in numerous ways by introducing their commercial investors to cost segregation specialists: 1) Enhanced Client Satisfaction - they can help investors benefit from accelerated depreciation and tax savings, leading to increased client satisfaction and a positive reputation; 2) Client Retention and Referrals - the tax savings and increased cash flow generated by cost segregation studies can improve investors' financial outcomes, leading to client retention and an increased likelihood of referrals from satisfied clients; 3) Additional Revenue Stream - in some cases, they may earn referral fees or commissions from cost segregation specialists for introducing clients, providing an additional revenue stream; 4) Comprehensive Service Offering - by offering tax planning strategies through cost segregation specialists, they can expand their service offerings, making them a one-stop solution for their clients' real estate needs; 5) Risk Mitigation - introducing commercial investors to cost segregation specialists ensures compliance with tax regulations, reducing potential legal or financial risks for both the CRE professional and their clients; 6) Strengthened Market Position - by helping clients improve ROI on investment properties through cost segregation, they can enhance their market position by demonstrating their ability to deliver profitable and competitive investments; 7) Leveraging Expertise - collaborating with cost segregation specialists allows them to tap into specialized expertise, providing their clients with a well-rounded and knowledgeable team to maximize benefits and minimize risks; 8) Increased Property Appeal - the tax savings and cash flow improvements resulting from cost segregation can make properties more attractive to potential buyers and tenants, enabling them to more effectively market and sell properties; 9) Customized Solutions - by working with cost segregation specialists, they can offer tailored analysis and recommendations for each unique commercial property, demonstrating a commitment to meeting their clients' specific needs; 10) Building Long-term Relationships - introducing commercial investors to cost segregation specialists can foster trust and long-term relationships with clients, by showing a dedication to helping them achieve their financial goals and create successful real estate portfolios.

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