Late cost segregation studies can still create meaningful value for residential rental clients—especially when short-life components and land improvements were not identified at acquisition.
RentalWriteOff delivers engineering-style rigor in a cost segregation documentation package—typically in 2 business days, for under $800, with about 5 minutes of client time. CPAs can submit through our CPA Portal, partnership programs are available, and audit support is included with every report we deliver.
When CPAs consider a late study
- Client depreciated everything as 27.5-year building
- Property had renovations or major improvements
- Client has taxable income and would benefit from accelerated depreciation
Form 3115: where RentalWriteOff stops and the CPA starts
If the study is performed after depreciation has already been claimed, a CPA may consider Form 3115 (Accounting Method Change) to claim a catch-up adjustment where appropriate. RentalWriteOff does not prepare or file Form 3115.
CPA workflow checklist
- Confirm placed-in-service date (facts and circumstances)
- Confirm basis and reconcile to tax records
- Collect supporting documentation (appraisal recommended)
- Review asset schedule and bonus depreciation applicability
- Retain the documentation package in the permanent file
Risk management and audit-readiness
Late studies are common. The key is consistent, supported basis allocation and classification logic. Audit support included with every report provides additional confidence if questions arise later.
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
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.