If your company owns a building that cost you at least $750,000 (excluding the value of the land) to purchase, construct or renovate in the past 12 years and you plan on keeping it for several years to come, you can benefit from performing a cost segregation analysis to accelerate part of your building's depreciation.
Most accountants will depreciate the total value of a building, and what may be considered personal property inside, over a period of 39 years. It is what we're taught, and it is the easiest approach. What they don't realize is that as much as 40% of the "building" value being depreciated may really be personal property that qualifies for accelerated depreciation.
Doesn't sound like much of a difference? Imagine if I said that I will give you $1 million and you have a choice of receiving it over 39 years or 5 years. Which one will you pick and do you think it'll make a difference in your quality of life?
In fact, experience shows that companies can gain net present value of $200,000 of additional cash flow for every $1 million of 39-year property that can be reclassified as personal property. In plain English? You may be paying substantially more in taxes then you should because of the way you're depreciating your building.
Now this is perfectly legal but very complex stuff. Always, always make sure your tax firm has the expertise to perform this analysis or you may end up being in trouble with the IRS. If your existing tax firm can't do it, ask them to recommend a firm that can. Read on to learn an extremely simplied version of how this is done.
To obtain cost segregation claims that can stand up to IRS scrutiny, specialists will perform a cost segregation study. The approach typically involves having construction engineers trained in this area to identify property and building components that qualify for accelerated depreciation. They'll examine architectural drawings, conduct comprehensive site visits and review contractor payments, change orders and costs incurred by the owner. By doing so, the engineers, working with the tax specialist, will be able to identify the personal properties that qualify for accelerated depreciation. Then, it is up to the tax specialist to properly document these findings and help you realize the benefits in the prior, current and future tax years.
Sounds like a lot of work? It is. Not to mention it takes an expert tax craftsman to properly conduct the study and provide a quality documentation. The IRS reviews claims carefully to ensure their legitimacy, so find someone that knows what they are doing to avoid future hassles. Quality documentation generally includes asset classification and description, spreadsheets supporting the costs allocation, as well as references to related tax citations and court rulings that support the claims. If done right, this might save you significant tax expenses and increase bottom-line benefits to your business.
Good luck!