Taxpayers who spent at least $500,000 to purchase, build or renovate a building in the last 15 years may be sitting on a huge tax benefit. How do they find out? They do a cost segregation study.
Depreciation enters significantly into the financial performance of commercial buildings. Typically, property, exclusive of land, is depreciated over 39 years. Certain improvements or renewable materials (e.g., carpets) may be depreciated more quickly. These calculations have been part of the financial landscape for years.
What is not as generally known is that many of the costs embedded in a new, or even an existing, building can be segregated into categories that also allow for more rapid depreciation. This tax benefit is not new but is often overlooked by building owners and even many of their accountants.
If you own a commercial or apartment building that has been bought, built or reonovated recently without a Cost Segregation Study (CSS), you may have missed a significant opportunity for cash savings. the good news is, you still may be able to utilize this modern tax planning tool. CSS is the latest element added to the typical due diligence process of having a consulting engineer perform a building inspection with an optional environmental site assessment.
Whereas due diligence focuses on reducing future liabilities of physical or environmental problems with a property, a CSS focuses on impriving the project’s cash flow through reclassifcation of the property’s asset lives with the purpose of accelerating depreciation expenses, and thus lowering federal taxes.
The benefit of a CSS can be substantial, with potential net present value savings of more than $50,000 for every $1 million of property value.
Even if years have passed since purchasing the property, the IRS allows the taxpayer to recapture lost depreciation all in one year without having to file amended returns by simply filing Form 3115 to notify the IRS of the change in accounting after the retroactive CSS.
Though the advantages of improved cash flow in the early years of a real estate investment are obvious, many side benefits of a CSS are realized in multi-tenant properties.
When a tenant prematurely vacates a space, a CSS can be used as the basis to document the value of the space’s assets to be written-off and to use the tax savings to fund marketing of the space or future tenant fit-up.
All real estate investors have different tax circumstances, therefore, it is very prudent to obtain the advice of your tax consultant before initiating a CSS.
Most of the area’s commercial brokers and accounting firms are becoming familiar with this powerful tool. After a little research, the rewards can be very worthwhile.
What is the purpose of Cost Segregation Studies?
Cost Segregation Studies (CSS) are designed to provide a defensible document to support accelerated depreciation of real estate. The purpose is to reclassify 39-year assets to more tax-favorable asset classes with 5-, 7- or 15-year lives. By converting “brick and mortar” assets (depreciated in a straight-line method over 39 years) to “personal property” assets (depreciated on a double-declining basis over 5 years), the real estate owner receives earlier tax depreciation expenses, thereby improving the cashflow from the property. The benefits of a CSS are best measured in Net Present Value (NPV) savings. Typical examples of personal property include architectural millwork, electrical and plumbing supply to personal property, movable partitions, security systems, exhaust equipment, decorative lighting, emergency generators, land improvements, signage, wall and floor coverings and window treatments.
The table below provides an example of potential savings:
SHOPPING CENTER EXAMPLE
Personal Property
5 yr 200% db
–
0%
$600,000
12%
Personal Property
7 yr 200% db
–
0%
–
0%
Land Improvements
15 yr 150% db
–
0%
$1,000,000
20%
Real Property
39 yr sl
$5,000,000
100%
$3,400,000
68%
_________________
__________
_____
__________
_____
TOTAL
$5,000,000
100%
$5,000,000
100%
Deferred Taxes: $475,755 NPV of Taxes Deferred: $253,127
What is the basis in law for CSS?
Cost Segregation Studies began to be performed in earnest following the IRS issuance of Rev. Proc. 96-31 in 1996, which allowed taxpayers to correct mistakes in the depreciation of their assets. After several minor tax court cases were found in favor of taxpayers using CSS methods, the IRS accepted this procedure. What gives the true strength to the taxpayer’s position is that the tax courts have ruled that the case law created for the Investment Tax Credit, before the ITC’s demise in 1986, is applicable to CSS methods. As a result, CPAs have felt comfortable with the estimating and asset life reclassification that occurs in a CSS report.
When should a CSS be performed?
A CSS is most applicable to buildings that are newly built, newly acquired, or about to be acquired. Newly constructed buildings are ready candidates because material and construction costs have generally been calculated already. Recently acquired existing buildings are also good candidates if a significant amount of depreciation has not already been taken. Even after a few years, assets that should have been reclassified can be recaptured in the current tax year. A CSS also makes excellent sense during the due diligence phase for new acquisitions. At the time that they perform a Property Condition Assessment (PCA), your consultant may also be able to perform a CSS. This approach not only saves times and money, and sets you up to depreciate your asset properly from the beginning, it also may factor into the purchase price, enabling buyers to be more competitive.
What types of properties benefit most from a CSS?
Real estate investments best suited to undergo a Cost Segregation Study include:
real estate construction valued at over $1 million
building acquisitions or improvements
new buildings under construction
existing buildings undergoing renovations or expansions
Properties with the best savings potential include:
office buildings
shopping centers
restaurants
hotels
warehouses and distribution centers
manufacturing and industrial plants
medical facilities
Who can perform a CSS?
The IRS requires a detailed study by “experts” to support claims for shorter recovery periods. These experts must be judged as independent (performing Cost Segregation Studies on your own is strongly discouraged) and have the credibility to be able to estimate costs reliably. That is why most Cost Segregation Studies are performed by engineering companies, often in concert with an accounting firm or the client’s CPA.
What is the process for performing a CSS?
The CSS can be conducted in parallel with a Property Condition Report, an Environmental Site Assessment, or done independently. An engineering firm reviews available site plans, construction drawings, purchase documents, and other information to assign values and classify the assets. Through site visits and document reviews, a determination of the value of the land and building is made. The CSS team then “dissects” the property to identify all personal property, reclassify the assets, and develop engineering estimates of their value. This includes estimating building systems that are not visible such as buried utility systems and those hidden behind walls, floors and ceilings. Soft costs that are capitalized are also considered in the reclassification analysis. All personal property assets are categorized as needed, and tabulated into summary statements for the client’s CPA to use for tax filing. Results for the current tax year for new purchases are entered per Rev. Proc. 2002-19. For a prior year’s purchase, there is no need to amend the prior year’s returns or K-1s. The CPA files an “automatic” Form 3115 to advise the IRS of the method change. Please call Criterium Engineers for a quote.
The Engineering Advisor is intended to enhance your knowledge of technical issues relating to buildings. For additional information on any subject, please feel free to call us. Our commitment is to provide you with timely, accurate information.
homeowner association, reserve study, budget, board of directors, law, condominium, insurance, property, asset, management, roof, inspection, state, hoa management, reserve study company, reserve fund, financial analysis, maintenance, community associations institute, organization, legislation, inventory, data, construction, engineer, inflation, audit, revenue, real estate, company, software, cost, cash, cash flow, security, community, hoa reserve studies, study, community associations, reserves, special, reserve studies, consent, hoa, hoa reserve study, funding, reserve, board, studies, hoa reserves, accounting, experience, accessibility, commercial property, investment, due diligence, regulatory compliance, phase i environmental site assessment, asset management, renovation, building envelope, diligence, expert, fannie mae, freddie mac, project management, services, request, commercial, condition report, loan, lease, elevator, sustainability, energy, zoning, negotiation, communication, deferred maintenance, confidence, procurement, lighting, building code, facility condition assessment, natural disaster, environmental, life safety, due diligence process, environmental compliance, systems, report, facility condition assessments, reports, building, property condition assessments, assessments, assessment, environmental site assessment, property condition report, pcas, pca, commercial building, life safety systems, forensic engineering, retail, understanding, valuation, leed, white paper, real estate transaction, risk assessment, environmental health, expense, finance, hoa management company, community association management, operating fund, rule of thumb, tax, emergency, transparency, sidewalk, fund, funds, community association, property management, financial, hoas, hoa reserve fund, planning, hoa board member, funded, board member, hoa board, hoa board members, reserve study for condo association, hoa reserve study cost, homeowners association reserve study, homeowners association reserve fund, homeowners association reserves, hoa reserve, hoa reserve funds, hoa reserve account
Frequently Asked Questions
Why does my HOA need a reserve study?
The necessity of a reserve study for your HOA lies in its ability to assess and plan for future maintenance and repair costs. This ensures financial stability and helps avoid unexpected special assessments for homeowners.
What does an HOA reserve study company do for the association?
An HOA reserve study company provides essential services to the association by assessing the current condition of common property assets, estimating future repair and replacement costs, and developing a funding plan to ensure financial stability for ongoing maintenance and improvements.
How often should an HOA do a reserve study in Florida?
HOAs in Florida should conduct a reserve study at least every three to five years. This ensures that the association accurately assesses its financial needs for future repairs and replacements, maintaining the property's value and integrity.
What is a reserve study for an HOA?
A reserve study for an HOA is a financial planning tool that assesses the community's long-term repair and replacement needs, helping to determine appropriate reserve funds to ensure the maintenance and sustainability of shared assets.
How to read an HOA reserve study?
Reading an HOA reserve study involves understanding the financial projections for future repairs and replacements of common property elements. Focus on the funding plan, projected expenditures, and the current reserve balance to assess the community's financial health.
How to calculate HOA reserve fund?
Calculating the HOA reserve fund involves estimating the total costs for future repairs and replacements of common area components, then dividing that figure by the expected lifespan of those components to determine annual contributions needed.
Why do HOAs need reserve accounts?
HOAs need reserve accounts to ensure they have sufficient funds for future repairs and maintenance of common areas, preventing financial strain on members and ensuring the community remains well-maintained and attractive.
How often should an HOA do a reserve study?
An HOA should conduct a reserve study every three to five years. This ensures that the association has an accurate assessment of its long-term financial needs for maintenance and replacement of common property assets.
How often does an HOA need to do a reserve study?
HOAs typically need to conduct a reserve study every three to five years. This frequency ensures that the association accurately assesses its financial needs for future repairs and replacements, maintaining the community's property values and overall integrity.
What can HOA reserve funds be used for?
HOA reserve funds can be used for major repairs and replacements of common elements, such as roofs, pools, and landscaping, as well as for unexpected expenses to ensure the community's long-term financial stability.
What is a healthy HOA reserve?
A healthy HOA reserve is a fund that is adequately funded to cover future maintenance, repairs, and replacements of common property elements, typically amounting to 10-30% of the total budget, ensuring financial stability for the community.
What factors influence HOA reserve study frequency?
The factors that influence HOA reserve study frequency include the age and condition of the property, changes in maintenance costs, significant repairs or improvements, and state regulations or requirements. These elements help determine how often a reserve study should be conducted to ensure financial stability.
How is an HOA reserve fund calculated?
The calculation of an HOA reserve fund involves estimating the future repair and replacement costs of common property elements, assessing their useful life, and determining the appropriate funding level to ensure financial stability for the community.
What are common expenses in HOA reserves?
Common expenses in HOA reserves include maintenance and repair of common areas, landscaping, insurance, and replacement of major components like roofs and elevators. These costs ensure the community remains well-maintained and financially stable.
How can an HOA improve its reserve fund?
An HOA can improve its reserve fund by conducting regular assessments of property needs, establishing a clear funding plan, and increasing contributions from homeowners to ensure adequate savings for future repairs and replacements.
What is the purpose of an HOA reserve study?
The purpose of an HOA reserve study is to assess the long-term financial health of a homeowners association by evaluating the condition of common property elements and determining the necessary funding for future repairs and replacements.
How do reserve studies benefit HOA members?
The benefits of reserve studies for HOA members are significant. They provide a comprehensive assessment of community assets, helping to ensure adequate funding for future repairs and maintenance, ultimately promoting financial stability and preserving property values.
What should be included in a reserve study?
A reserve study should include an inventory of the community's major components, their condition assessments, estimated remaining useful life, replacement costs, and a funding plan to ensure adequate reserves for future repairs and replacements.
How often should reserve studies be updated?
Reserve studies should be updated every three to five years or whenever significant changes occur in the property, such as major repairs or alterations, to ensure accurate financial planning and maintenance assessments.
What are the consequences of inadequate reserves?
The consequences of inadequate reserves can lead to financial strain on property owners, resulting in insufficient funds for necessary repairs, increased special assessments, and potential declines in property value.
How do reserve studies impact HOA budgeting?
Reserve studies significantly impact HOA budgeting by providing a detailed assessment of future repair and replacement costs. This enables HOAs to allocate appropriate funds, ensuring financial stability and preventing unexpected expenses.
What is the role of a reserve study company?
The role of a reserve study company is to evaluate and analyze a property's long-term maintenance needs and financial planning. They provide detailed reports that help homeowners associations and property managers allocate funds for future repairs and replacements effectively.
How can an HOA assess its reserve needs?
An HOA can assess its reserve needs by conducting a comprehensive reserve study, which evaluates the current condition of assets, estimates future repair and replacement costs, and determines the appropriate funding level to maintain those assets effectively.
What is the difference between reserves and operating funds?
The difference between reserves and operating funds is that reserves are designated for future capital expenditures or emergencies, while operating funds are used for day-to-day expenses and regular maintenance of the property.
How do reserve studies affect property values?
Reserve studies significantly influence property values by providing a clear assessment of a property's future maintenance and repair needs. This transparency assures potential buyers that the property is well-managed, ultimately enhancing its marketability and value.
What guidelines exist for HOA reserve studies?
Guidelines for HOA reserve studies include following industry standards, such as the National Association of Realtors (NAR) recommendations, ensuring accurate assessments of property components, and conducting regular updates to reflect changes in property conditions and financial needs.
How can technology assist in reserve studies?
Technology enhances reserve studies by streamlining data collection, analysis, and reporting processes. It enables accurate forecasting of future repair and replacement costs, ensuring informed decision-making for property managers and homeowners associations.
What are the best practices for reserve funding?
The best practices for reserve funding include regularly assessing and updating funding needs, establishing a clear funding goal based on a reserve study, and consistently contributing to the reserve fund to ensure adequate resources for future maintenance and repairs.
How do state laws affect HOA reserves?
State laws significantly impact HOA reserves by establishing requirements for reserve funding, maintenance, and reporting. These regulations ensure that associations maintain adequate financial resources for future repairs and replacements, promoting fiscal responsibility and property value preservation.
What challenges do HOAs face with reserve studies?
The challenges HOAs face with reserve studies include accurately assessing property needs, ensuring adequate funding for future repairs, and navigating member expectations. These factors can complicate the planning and budgeting process essential for maintaining community assets.
criterium engineers, structural engineer st louis, structural engineer report near me, hoa engineering report
Criterium-Hardy Engineers: Your Trusted Engineering Consultants
At Criterium-Hardy Engineers, we specialize in providing high-quality engineering consulting services tailored to meet the unique needs of homeowners associations, residential properties, and commercial entities. Our expertise covers a wide range of services, including reserve studies, property condition assessments, and structural evaluations, ensuring that our clients receive comprehensive solutions for their engineering challenges.
Founded in 1986, our team of licensed professional engineers brings over 30 years of experience to the table. We pride ourselves on our commitment to quality, reliability, and client satisfaction, making us a preferred choice for engineering consulting in Missouri and Illinois.
Comprehensive Engineering Services
Criterium-Hardy Engineers offers a diverse array of engineering services designed to address the specific needs of various clients. From HOA reserve studies that help associations plan for future expenses to detailed property condition assessments that provide insights into the state of commercial buildings, our services are tailored to ensure that clients make informed decisions regarding their properties.
Our engineering services also include structural evaluations, feasibility studies, and project management, all conducted by experienced professionals. By leveraging our knowledge and expertise, we help clients navigate complex engineering issues and achieve their goals efficiently and effectively.
Why Choose Criterium-Hardy Engineers?
Choosing Criterium-Hardy Engineers means opting for a team that prioritizes your needs and delivers results. Our engineers are not only licensed professionals but also certified inspectors and LEED accredited professionals, ensuring that we adhere to the highest industry standards in all our projects. Our reputation for thoroughness and reliability sets us apart in the engineering consulting field.
We understand that every project is unique, which is why we take the time to listen to our clients and tailor our services accordingly. Our commitment to providing fast, reliable service ensures that you receive the support you need, when you need it, making us the go-to choice for engineering consulting in your area.
Client-Centric Approach
At Criterium-Hardy Engineers, we place a strong emphasis on client satisfaction. Our approach is centered around understanding your specific requirements and delivering customized solutions that exceed your expectations. We believe that open communication and transparency are key to fostering successful client relationships.
Our testimonials reflect our dedication to service excellence and the trust our clients place in us. By focusing on your needs and maintaining high standards throughout our process, we ensure that you receive the best possible outcomes for your engineering projects.
How to Request Our Services
Requesting services from Criterium-Hardy Engineers is a straightforward process designed to save you time and effort. Whether you need a reserve study, property condition assessment, or any other engineering service, our user-friendly interface allows you to easily submit your request online. Simply fill out the service request form, and our team will get back to you promptly.
Additionally, we offer options for clients to pay invoices online, simplifying the transaction process. Our goal is to make your experience as seamless as possible, allowing you to focus on your property while we handle the engineering details.
