Cost Segregation

Accelerate Depreciation. Improve Cash Flow. Keep More Capital Working for Your Business.

A cost segregation study helps commercial property owners accelerate depreciation, reduce current tax liability, and improve cash flow by identifying building components that qualify for accelerated depreciation under IRS guidelines.. Whether you've recently purchased, built, expanded, or renovated a property, you may have tax savings that haven't yet been captured.

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Engineering-Based studies

Works Alongside Your CPA

IRS-Compliant Documentation

Focused on Maximizing Cash Flow

How Cost Segregation Works

Commercial buildings are typically depreciated over decades. A cost segregation study identifies portions of the property that qualify for shorter depreciation schedules under IRS guidelines, allowing you to accelerate depreciation deductions.

The total amount of depreciation doesn't change. What changes is when you receive the tax benefit.

Receiving those deductions sooner can reduce taxable income in the early years of ownership, improve cash flow, and free up capital you can reinvest in your business.

Why Businesses Invest in a Cost Segregation Study

The biggest advantage isn't simply faster depreciation. It's having access to more capital when it matters most.

Improve Cash Flow

Accelerating depreciation creates larger deductions earlier, allowing you to retain more cash for operations, expansion, and future investments.

Reduce Current Tax Liability

Lower your taxable income today instead of waiting decades to realize the same deductions.

Reinvest in Your Business

Use the additional cash flow to purchase equipment, expand operations, hire employees, or pursue new opportunities.

Recover Missed Opportunities

If you've owned qualifying property for several years, you may still be able to capture depreciation that wasn't previously claimed without amending prior tax returns.

Support Future Tax Planning

A professionally prepared study gives your CPA detailed documentation for future tax planning and helps ensure depreciation is allocated correctly from the start.

Why Businesses Bring in Acena

Most commercial property owners already work with a CPA

Most CPAs recognize when a cost segregation study may be beneficial. Completing the study, however, requires specialized engineering analysis, asset classification, and documentation that supports the tax treatment.

That's where Acena comes in

Our team performs engineering-based studies designed to identify qualifying assets, calculate available depreciation, and prepare the documentation your CPA needs. We work alongside your existing advisor to help maximize available tax savings while supporting compliance with IRS guidelines.

Our Process

What Working With Acena Looks Like

Here's what you can expect when you work with us.

Property Review

We learn about your property, discuss its history, and determine whether a cost segregation study is likely to provide meaningful value.

Opportunity Assessment

Before you decide whether to move forward, we'll estimate the potential tax savings so you have a clear understanding of the opportunity.

Engineering-Based Study

Our specialists evaluate the property, identify qualifying assets, and prepare a detailed engineering-based analysis.

Documentation & CPA Coordination

We provide the completed study and supporting documentation while coordinating with your CPA to help ensure a smooth filing process.

Audit Support

If your cost segregation study is reviewed by the IRS, we provide audit defense and support the documentation included with your study.

Many Properties Benefit

Properties That Commonly Benefit

Cost segregation isn't limited to one type of commercial real estate.

Office Buildings

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Retail Centers

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Apartment Communities

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Manufacturing Facilities

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Medical& Dental Offices

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Self-Storage Facilities

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Industrial Buildings

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Hotels & Hospitality

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Mixed-Use Developments

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Warehouses

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Wineries

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Residential Rentals

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Don't see your industry? Businesses across more than 40 industries may qualify for the R&D tax credit.

Why Companies Work with Acena

Know the Opportunity Before You Commit: We help you understand the potential value of a study before you move forward, so you can make an informed decision.

Engineering-Led Analysis: Every study begins with a detailed review of the property to identify assets that qualify for shorter depreciation schedules. That foundation helps maximize eligible deductions while providing documentation that supports the tax treatment.

Documentation That Supports Your Claim: Our reports clearly document asset classifications, calculations, and methodology, giving your CPA the information needed to support the depreciation treatment if questions arise.

A Long-Term Partner: Many of our client relationships span years, not projects. As your business grows and your real estate portfolio evolves, we're here to help identify future tax-saving opportunities.

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Frequently Asked Questions

What is a cost segregation study?

A cost segregation study identifies portions of a commercial property that qualify for accelerated depreciation, allowing you to recognize tax deductions sooner and improve cash flow.

We already work with a CPA. Do we still need a cost segregation specialist?

Yes. Most of our clients already have a CPA. We provide the specialized engineering analysis and documentation required for the study while working alongside your existing advisor.

Can an older property still qualify?

Absolutely. Many property owners complete studies years after acquiring a building and use a one-time catch-up adjustment to recognize depreciation that wasn't previously claimed.

How much does a cost segregation study cost?

The cost of a cost segregation study depends on factors like the property's size, complexity, and construction details. Before recommending a study, we'll estimate your potential tax savings so you can compare the expected benefit against the cost. For many commercial property owners, the cash flow generated through accelerated depreciation significantly outweighs the investment.

Is a cost segregation study worth it?

For many commercial property owners, the tax savings significantly outweigh the cost of the study. We'll help you estimate the opportunity before you decide whether moving forward makes sense for your business.

Find Out What Your Property Could Save

If you've purchased, built, expanded, or renovated commercial property, there's a good chance you're missing opportunities to accelerate depreciation and improve cash flow. We'll review your property, estimate the potential tax savings, and walk you through what a cost segregation study could look like for your business. You'll leave with a clear understanding of the opportunity and what it would take to move forward.