For CPAs advising residential rental clients, the most practical question is what actually gets reclassified into shorter-life property—and how to keep it defensible.
RentalWriteOff delivers engineering-level documentation depth 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.
The CPA mental model: 27.5-year building vs. shorter-life components
In residential rentals, the building structure generally remains 27.5-year property, while certain components and site improvements may qualify for shorter recovery periods when properly identified and supported.
Common 5-year and 7-year components in residential rentals
- Appliances and equipment (especially in furnished rentals)
- Furnishing-related items when the property is furnished
- Specialty electrical/plumbing serving specific equipment (facts and scope matter)
- Other personal property components identified through documentation and property evidence
Common 15-year land improvements
- Walkways, driveways, and hardscapes (where applicable)
- Fencing, exterior lighting, and landscaping improvements (facts and documentation matter)
- Site-related improvements supported by photos, surveys, and/or invoices
Bonus depreciation planning tie-in
Shorter-life property may increase eligibility for bonus depreciation depending on the year placed in service and applicable tax rules. RentalWriteOff includes bonus depreciation applicability analysis; the CPA controls elections and final filing treatment.
CPA note on defensibility
Appraisal support, closing documents, invoices, and photos materially strengthen basis allocation and classification support—particularly when construction-level records are unavailable.
FAQ
Do you file Form 3115?
No. RentalWriteOff does not prepare or file Form 3115; the CPA determines and executes any accounting method change approach.
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.