For CPAs advising residential rental clients, cost segregation is only as strong as the documentation behind it. A reclass schedule may generate deductions, but without substantiation, it can create risk for the preparer and the taxpayer.
RentalWriteOff delivers engineering-grade level of detail in a cost segregation documentation package—typically in 2 business days, for under $800, with about 5 minutes of client time for residential rental properties. CPAs can submit on behalf of clients through our CPA Portal, partnership programs are available for firms, and audit support is included with every report we deliver.
Why “audit-ready” matters for CPAs
CPAs don’t just need depreciation acceleration—they need a file they can defend.
An audit-ready cost segregation documentation package typically provides:
- A clear basis allocation framework (what is being reclassified and why)
- Asset-level support (what was identified and how it was classified)
- A methodology narrative that is consistent and repeatable
- Supporting references to documents and property evidence
- Bonus depreciation applicability support (based on placed-in-service date and classifications)
Even if a return is never examined, audit-ready documentation protects the CPA’s position and reduces back-and-forth when clients switch preparers or later need method change filings.
What the IRS generally expects from a cost segregation support file
While each engagement and property is different, a report file should make it easy to follow the logic without guessing.
CPAs should expect:
- Clear property and taxpayer identifiers (address, entity/owner)
- A detailed asset schedule by recovery period
- A methodology narrative describing the approach
- Basis allocation support
- References to supporting documentation (closing docs, appraisal, invoices, photos, site plans where provided)
- Bonus depreciation applicability analysis
The CPA checklist: What makes a report truly audit-ready
Use this checklist before you rely on a cost segregation report to support a depreciation position.
1) It ties cleanly to the client’s tax file
- Property address and entity/owner match the return
- Purchase date and date placed in service are stated
- Cost basis used matches tax records (or explains differences)
2) The asset schedule is detailed (not generic)
- Short-life property is broken out with specificity
- Land improvements are identified separately where relevant
- Furnishings are addressed clearly when applicable
- Classifications are consistent across similar items
3) Basis allocation is supported
- There is a basis framework that doesn’t feel arbitrary
- The file addresses land vs. building vs. reclass components
- Larger allocations into shorter-life categories have clear support
4) The methodology is explained in plain language
- The file includes a narrative describing how assets were identified and classified
- The logic is consistent and repeatable
- The deliverable reads like a documentation package (not marketing)
5) Supporting documentation is referenced (even when optional)
Even when documents are optional, audit-ready reporting should clearly reference what was provided and how it was used—especially for:
- Renovations
- Furnished rentals
- Substantial site improvements
- Higher-basis properties
6) Bonus depreciation applicability is addressed
A complete documentation package should support planning by including bonus depreciation applicability analysis based on:
- placed-in-service date
- property classification outputs
Important note: RentalWriteOff provides bonus depreciation applicability analysis as part of the documentation package; the CPA determines the final filing position, elections, and tax treatment.
7) Audit support is included
When CPAs recommend cost segregation, confidence increases when support is available if questions arise.
RentalWriteOff includes audit support with every report delivered.
Common “red flags” CPAs should avoid
Be cautious with reports that:
- Are essentially a one-page summary without clear support
- Don’t clearly tie basis to tax records
- Don’t include a methodology narrative
- Allocate aggressively without documentation references
- Don’t address bonus depreciation applicability
- Don’t offer audit support
Where RentalWriteOff fits in a CPA workflow
RentalWriteOff is designed to make cost segregation easy for CPAs to recommend without adding overhead.
- CPA Portal: Submit on behalf of your client and manage status.
- Fast turnaround: Typically delivered in 2 business days for residential rentals.
- Light client lift: About 5 minutes of client time.
- Audit support included: Included with every report delivered.
- Partnership programs: Available for firms scaling cost segregation as a planning service.
What we need (5-minute intake)
We only need basic property information (property address, property type, placed-in-service date, cost basis/purchase price, and whether the property is furnished), plus any supporting documents the client has available.
CPA Portal intake is even simpler: owner name (individual or LLC), property address, purchase price/cost basis, and date placed in service.
CPA Portal: rentalwriteoff.com/cpa-portal
Supporting documentation (optional, but recommended)
All supporting documents are optional. Providing more documentation improves rigor, documentation depth, and audit defensibility.
Recommended (improves rigor and defensibility)
- Appraisal Report (recommended)
- Closing Disclosure or Settlement Statement
- Renovation Receipts & Invoices
- Property Survey or Site Plan
- Property Photos (interior & exterior) — exclude photos from the rental listing
FAQs for CPAs
Does RentalWriteOff prepare or file Form 3115?
No. If a study is completed after the return has already been filed, a CPA may use Form 3115 (Accounting Method Change) to claim the catch-up adjustment, if appropriate. RentalWriteOff does not prepare or file Form 3115—this is handled by the CPA.
Does RentalWriteOff determine bonus depreciation?
RentalWriteOff provides bonus depreciation applicability analysis as part of the documentation package based on the placed-in-service date and classification outputs. The CPA controls elections and final filing treatment.
Is audit support included?
Yes. Audit support is included with every report we deliver.
Closing
If you want cost segregation documentation built for CPA review—fast, affordable, and thorough—RentalWriteOff delivers engineering-grade level of detail with a lightweight intake, rapid turnaround, bonus depreciation applicability analysis, and audit support included.
CPA Portal and partnership programs
RentalWriteOff is built for CPA workflows. CPAs can submit on behalf of clients through our CPA Portal, receive deliverables quickly, and scale cost segregation as part of tax planning through generous partnership programs.
Reports are typically delivered in 2 business days, bonus depreciation applicability is included, and audit support is included with every report we deliver.