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New depreciation rules are creating major planning opportunities — and potential pitfalls — for CPA firms and manufacturers.

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Understand the Texas property tax system, key deadlines, exemptions, and the Texas property tax appeal process.

From Bonus Depreciation to QPP: Planning Opportunities Under OBBBA

In this episode of Let’s Talk Tax, host Dave McGuire sits down with Mike Hammel, MAcc, to unpack how OBBBA depreciation changes are reshaping tax planning for CPA firms, manufacturers, and commercial real estate owners.

The discussion explores how 100% bonus depreciation planning is being impacted by binding contract rules, construction timelines, acquisition dates, and placed-in-service requirements — including why some taxpayers expecting full expensing may instead be limited to 40% bonus depreciation.

Dave and Mike also break down how cost segregation studies accelerate deductions by identifying 15-, 7-, and 5-year property within commercial buildings, and why pairing a building acquisition with future renovations can create additional opportunities through Qualified Improvement Property (QIP).

The episode then dives into Qualified Production Property (QPP), one of the most talked-about manufacturing incentives under OBBBA. Mike explains how certain manufacturing-dedicated real property may now qualify for bonus depreciation, what areas of a facility may or may not qualify, and why updated regulations are helping CPA firms navigate prior gray areas.

Additional topics include:

-Manufacturing-focused tax incentives under OBBBA
–Cost segregation planning for new construction and acquisitions
-Passive activity and deduction limitation considerations
-3115 look-back studies and retroactive cost seg opportunities
-Why QPP is a current-year election and cannot be claimed later
-How depreciation planning interacts with
–Section 174 and NOL limitations
-Why 2026 may become a major tax planning year for CPA firms

Whether you advise manufacturers, real estate investors, or closely held businesses, this episode highlights why proactive depreciation planning is becoming more critical than ever.

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