How it works
About an hour of your time, start to finish
Most of a study is engineering work you never see. Your part is a closing statement, a questionnaire or video call, and forwarding the report to your CPA.
2 minutes
Step 1: Request a free proposal
Send your email and the property basics. We pull the county assessment for the land split, apply the bonus rate for your dates, and send estimated savings with a fixed fee. If the numbers don't justify a study, the proposal says so.
10 minutes
Step 2: Accept and upload documents
Sign the engagement and upload your closing statement, renovation costs and any prior depreciation schedule. No appraisal needed.
20–60 minutes
Step 3: Show us the property
Express Study: a guided questionnaire about finishes, systems and site work, plus phone photos. Engineered Study: a video call where you or your property manager walk us room by room. Nobody needs to fly in.
5 business days or 15–20 business days
Step 4: Engineering and review
Each component gets a cost from construction cost data, adjusted for age and location, and an IRS asset class under Rev. Proc. 87-56. An engineer reviews every study before delivery.
Same day
Step 5: Hand it to your CPA
You get a PDF report and an Excel fixed asset schedule. For a rental that was already on a past return, your CPA files Form 3115 for the catch-up. We can prepare it.
What's in your report
- Summary of reclassified basis by recovery period
- Itemized component list with cost, life and method
- Depreciation schedule for every year of the property's life
- Methodology, legal basis and the source of the land value
- Photos and the questionnaire or walkthrough record
- Excel fixed asset schedule for your CPA
If the IRS asks
We answer in writing about our method, classifications and conclusions, at no charge, for as long as the return is open. We don't represent you before the IRS or testify. That's your CPA's or attorney's role, and our written answers are built to support them.
Studies follow the IRS Cost Segregation Audit Techniques Guide: documented sources, component-level costs, and land values from an independent record rather than a rule of thumb.
Find out what your rental is worth on this year’s return
A free proposal with your estimated savings and a fixed fee, usually within one business day. Studies start at $895.