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How it works

Five steps. One audit-ready report.

Here is exactly how your study gets built, from the first form to the final PDF, in about 45 days. The IRS's detailed engineering approach the whole way, and made to answer the questions an IRS examiner asks.

Start a Study See a sample report
  1. 1

    Online intake

    You share the property address, basis details, placed-in-service date, and photos. The form takes about 15 minutes. Optional fields, like prior improvement records or a survey, make the study even stronger.

  2. 2

    We review your evidence

    Your photos, plans, and records become a date-stamped evidence log. We measure outdoor site work, like driveways and fences, from satellite imagery. Want a pro on site? Add a site visit at checkout.

  3. 3

    Detailed engineering analysis

    Using the IRS's detailed engineering approach, we classify each building part into its correct depreciation life. We price each part using construction cost data trended to your placed-in-service year. We run the Whiteco 6-factor permanence test where it applies.

  4. 4

    Expert Reviewed: an accountant signs off

    On the Expert Reviewed tier, an accountant on our team reviews the study and signs it. They check the methodology, the allocations, and the way the numbers reconcile to your basis. Two sets of eyes before it ships.

  5. 5

    Report delivery

    You get a robust, comprehensive PDF with 42 itemized parts and around 40 sections. It includes the photo plates, our published library of court and IRS authorities, your Form 3115 catch-up package, and a 50-state conformity chart. We leave no stone unturned, so your CPA gets everything needed to file.

What you'll need

Gather these before you start.

You do not need all of it to begin. The more you bring, the stronger and faster the study.

  • The property address and type
  • Purchase price and your land value
  • The date you placed it in service
  • Closing documents (the settlement statement)
  • Photos of the inside and outside
  • Any improvement or renovation records

Why it pays off

Three ways a study saves you money.

  1. 01

    Speed up your deductions

    Parts that qualify for 5, 7, or 15-year lives can pair with 100% bonus depreciation. That can pull a large deduction into year one.

  2. 02

    Catch up on older property

    If you have owned the property for a few years, Form 3115 lets you claim the missed depreciation now. No need to amend old returns.

  3. 03

    Use the losses now

    If you are a real estate pro or run short-term rentals and materially participate, the losses can offset more than just passive income.

Backed up

Audit defense is built in.

If the IRS ever looks at your study, we defend the work at no extra cost. We draft the response and stand behind every number. See the full audit-defense guarantee for what is covered.

See the audit-defense guarantee

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