The IRS recently issued new guidance clarifying how the permanent 100% bonus depreciation deduction, enacted as part of the One Big Beautiful Bill Act (OBBBA) passed in January 2025, will work going forward. The latest IRS update, Notice 2026-11, explains how these rules apply beginning with the 2025 tax year.
For businesses across construction, real estate, hospitality, manufacturing, and other capital-intensive industries, understanding these rules is about more than compliance. It is an opportunity for strategic tax planning that can meaningfully impact cash flow and investment capacity. At RMG, we are working closely with clients to help them take full advantage of this opportunity while ensuring proper documentation and compliance.
Before diving into the latest guidance, it is helpful to revisit how bonus depreciation works.
Refresher: what is bonus depreciation?
Bonus depreciation allows businesses to immediately deduct the cost of qualifying capital assets in the year they are placed in service, rather than depreciating those costs over time. The provision has existed in various forms for years and was most recently expanded under the Tax Cuts and Jobs Act (TCJA) in 2017.
Under the TCJA, 100% bonus depreciation applied to qualifying property placed in service through 2022, followed by a scheduled phase-out beginning in 2023. The OBBBA reversed that phase-out and made 100% bonus depreciation permanent for qualifying property placed in service after January 19, 2025.
While Section 179 also allows immediate expensing of certain assets, it is subject to income limitations and deduction caps. Bonus depreciation, by contrast, has no income limitation and can be used to create or increase net operating losses, making it a particularly effective planning tool when used strategically.
IRS confirms which property qualifies
The IRS confirmed that the rules are largely the same as in previous years. To qualify, property generally must:
- Be tangible and depreciable under the Modified Accelerated Cost Recovery System (MACRS)
- Have a recovery period of 20 years or less (most standard business property fits this)
- Be placed in service after January 19, 2025
- Be purchased new or used (with some limitations)
- Qualified Improvement Property (QIP), generally consisting of interior improvements made to nonresidential buildings after the property is placed in service
- Certain business vehicles with a gross vehicle weight rating (GVWR) above 1,000 pounds, subject to specific use and substantiation requirements
- Off-the-shelf computer software, meaning commercially available software that is not custom-developed and is subject to a nonexclusive license
There are a few new categories of property now eligible under the updated law, including qualified sound recordings, which could be relevant for media, entertainment, and advertising businesses.
Real estate investors: Maximizing bonus depreciation through cost segregation
While 100% bonus depreciation applies to many types of business assets, real estate investors have a particularly powerful opportunity to accelerate deductions by combining the permanent rules with cost segregation studies.
Although bonus depreciation does not apply to the building structure itself, which is depreciated over 27.5 years for residential property and 39 years for commercial property, a significant portion of a real estate purchase typically 20% to 30% consists of components that qualify for accelerated depreciation.
“We’re seeing sophisticated investors use this strategy to offset gains from other activities,” notes Ilya Brodetskiy, Tax Partner at RMG. “When taxpayers qualify as real estate professionals and materially participate in their rental activities, cost segregation and accelerated bonus depreciation can generate losses that may offset other income reported on the individual’s Form 1040, including wages, bonuses, or business income. For example, a real estate professional having a strong year might acquire a rental property, complete a cost segregation study, and use bonus depreciation to reduce overall taxable income, all while maintaining healthy operational cash flow. It’s a powerful planning tool for growing businesses that need to manage current tax exposure while preserving capital for reinvestment.”
To qualify as a real estate professional, a taxpayer must spend more than half of their working time and at least 750 hours per year materially participating in real property trades or businesses such as development, construction, leasing, or property management. Material participation generally requires the taxpayer to be involved in the activity on a regular, continuous, and substantial basis, such as participating more than 500 hours during the year, performing substantially all of the work, or meeting one of the other IRS material participation tests. When these standards are met, rental real estate losses may be treated as non-passive and potentially used to offset other income on the individual return. RMG works closely with clients to evaluate their facts and circumstances, track qualifying activities, and determine whether these standards are met.
What qualifies in rental properties?
Through a cost segregation study, an engineering-based analysis identifies and reclassifies building components into shorter recovery periods:
- 5-year and 7-year property: Appliances, carpeting, furniture (for short-term rentals), window treatments, and certain fixtures
- 15-year property: Land improvements including parking lots, driveways, fencing, landscaping, and irrigation systems
- Qualified Improvement Property (QIP): Certain interior improvements to commercial buildings
These components all qualify for 100% first-year bonus depreciation under the permanent rules.
The financial impact
Consider a real estate investor who purchases a $5 million commercial property. Under standard depreciation rules, the building, excluding land value, would be written off over 39 years.
A cost segregation study, however, might identify $2 million in components qualifying for accelerated depreciation. Under the permanent 100% bonus depreciation rules, the investor could potentially deduct that full $2 million in the first year.
For a high-net-worth investor in the top federal tax bracket of 37%, that deduction could result in approximately $816,000 in first-year federal tax savings. This capital can be immediately redeployed into additional investments or business growth.
For construction companies that own their facilities or developers managing multiple projects, this can translate into immediate cash flow to fund equipment purchases, take on additional work, or strengthen working capital. It can also be applied retroactively to properties previously purchased, allowing owners to “catch up” on missed depreciation without amending prior returns.
Creating strategic tax losses
Unlike Section 179, bonus depreciation is not limited by taxable income and can create or increase net operating losses. These losses may be carried forward to offset future income, making bonus depreciation especially valuable for long-term planning.
Just as important, the permanent reinstatement of 100% bonus depreciation removes the pressure of timing acquisitions around legislative phase-outs. Businesses and investors can now plan based on fundamentals rather than artificial deadlines.
How RMG can help
At RMG, we’ve built our practice around becoming an extension of our clients’ businesses – and nowhere is that partnership more valuable than in strategic tax planning opportunities like this. We have established relationships with qualified cost segregation service providers who specialize in conducting the detailed engineering studies required to support accelerated depreciation claims.
Our approach goes beyond simply connecting you with a cost segregation firm. We integrate this strategy into your overall financial picture:
- Strategic timing and planning: We help determine the optimal timing for cost segregation studies based on your overall tax situation, acquisition timeline, and business objectives. Should you do the study immediately upon acquisition or wait until a year when you have higher income to offset? We work through these decisions together.
- Expert coordination: We work directly with cost segregation specialists to ensure studies are properly structured and documented to withstand IRS scrutiny. Our involvement ensures the analysis aligns with your specific property characteristics and tax situation.
- Integrated tax planning: We incorporate cost segregation results into comprehensive tax strategies that consider entity structure, passive activity loss rules, state and local tax implications, and long-term portfolio objectives. This isn’t isolated planning – it’s part of your complete financial strategy.
- Proper implementation and ongoing support: We ensure the cost segregation results are correctly reflected on your tax returns, that all required elections are properly made, and that supporting documentation is maintained. If questions arise later or circumstances change, we’re here to help you navigate them.
Our clients, from contractors and developers to real estate investors and growing operating businesses, benefit from a proactive, integrated approach designed to maximize tax efficiency while maintaining compliance.
Planning ahead
Although the IRS refers to this as interim guidance, it provides a reliable framework for the current filing season and for planning ahead.
If you are considering significant equipment purchases, property acquisitions, or construction projects, now is an ideal time to discuss these plans with your tax advisor. The reinstatement of permanent 100% bonus depreciation creates meaningful opportunities for businesses across our focus industries, including construction companies investing in equipment, hospitality operators renovating locations, manufacturers upgrading production capabilities, and real estate investors acquiring properties.
At RMG, we work proactively with clients throughout the year to identify planning opportunities like this well before tax season. We help evaluate whether taking the full deduction now makes sense, coordinate it with other tax-saving strategies, and ensure accounting systems are set up to properly track and support these deductions.
The permanent nature of this benefit allows businesses to make strategic decisions without artificial urgency. At the same time, acting sooner rather than later provides greater flexibility and more options to optimize your overall tax position.
If you are planning capital investments or real estate acquisitions, we encourage you to reach out to discuss the best approach for your situation. Our team is here to help you navigate these opportunities and ensure you are capturing every legitimate tax benefit available to your business.
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*The materials provided in the Insights section are for general informational purposes only and may not reflect the most current legal, tax, or financial developments. While we strive to ensure accuracy at the time of publication, RMG CPA LLC does not guarantee that the information remains up-to-date or free from error. We recommend consulting directly with a RMG CPA LLC team member to confirm the applicability and relevance of any information to your specific situation.









