A cost segregation study uses engineering-based analysis to move 20–45% of a building's basis from 27.5- or 39-year straight-line into 5, 7, and 15-year MACRS classes. Combined with the 100% bonus depreciation permanently restored by the One Big Beautiful Bill Act for property placed in service after January 19, 2025, real estate investors can convert a routine $91,000 first-year deduction into roughly $766,000 — provided they clear IRC §469 passive activity loss limits via real estate professional status, the short-term rental rule, or passive income offsets.
A 2026 decision guide for small businesses choosing between Section 179's $2.56M cap and OBBBA's permanent 100% bonus depreciation, with order-of-operations rules, hybrid examples, and state-conformity caveats.
The de minimis safe harbor election under Treasury Regulation 1.263(a)-1(f) lets businesses without audited financials immediately expense tangible property purchases up to $2,500 per item, skipping depreciation schedules and capitalization analysis.
Form 4797 governs every business property sale outside Schedule D and decides whether your gain is ordinary or capital. This guide walks through Section 1245 and 1250 recapture, the Section 1231 five-year lookback rule, the 25% unrecaptured Section 1250 gain rate, and seven mistakes that trigger CP2000 notices.
Section 280F caps first-year depreciation on passenger autos at $20,300 in 2026, but SUVs and trucks rated above 6,000 lbs GVWR escape those limits and can combine a $32,000 Section 179 deduction with 100% bonus depreciation. A practical guide to the 2026 numbers, the heavy-vehicle and pickup carve-outs, the 50% business-use cliff, and the mileage-log standards an IRS auditor expects.
A cost segregation study reclassifies a building's components into shorter MACRS lives, unlocking the 100% bonus depreciation permanently restored by the One Big Beautiful Bill Act of July 2025. On a $1M residential rental, that swings first-year tax savings from roughly $10,700 to roughly $90,600—provided the investor clears IRC §469 passive activity loss limits.
Small businesses can deduct repairs immediately but must depreciate capital improvements over 27.5 or 39 years. This guide explains the IRS BAR test (betterment, adaptation, restoration), the three safe harbors that let you expense more, and the documentation required to defend your deductions.
Section 179 lets qualifying businesses deduct up to $2,560,000 of equipment, vehicles, and software costs in the year the asset is placed in service for 2026, with a dollar-for-dollar phase-out starting at $4,090,000 in total qualifying purchases and a hard ceiling at net taxable business income.
Learn the straight-line depreciation formula, see step-by-step calculation examples, and understand when to use this method. Covers IRS recovery periods, journal entries, depreciation schedules, and comparisons with accelerated methods.
