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May 23, 2024 | read

Unlock Real Estate Investing Tax Benefits: Understanding IRS Form 3115

Thomas Castelli


Real estate investing comes with numerous financial considerations, and one crucial aspect is navigating the complexities of the tax code. To optimize tax benefits, especially from depreciation, real estate investors should be aware of IRS Form 3115. In this blog post, we will summarize the relevance and usage of Form 3115 for real estate investors.

Exploring Form 3115 and Its Benefits

Form 3115 serves as a powerful tool for real estate investors, allowing them to make adjustments to their tax methods. Its primary purpose is to enable investors to catch up on missed depreciation from prior years, including bonus depreciation. By leveraging this form, investors can rectify errors or omissions and make corrections in the current tax year without filing multiple years of amended returns.

In specific scenarios, Form 3115 proves valuable. For example, investors may need to delay taking bonus depreciation until a subsequent year when they qualify for real estate professional status or can utilize the short-term rental loophole. Form 3115 facilitates this adjustment, enabling investors to optimize their tax strategies effectively.

Debunking Myths and Clarifying Usage

There was initial confusion surrounding whether the form could be used in the second year of property ownership. However, after consulting with the IRS’s Chief Counsel, it was confirmed that Form 3115 can be utilized in the second year. The confusing language in a revenue procedure did not pertain to the second year specifically but rather to obscure asset-specific situations.

It is emphasized that Form 3115 is a complex form and not suitable for DIY tax preparation. Working with a qualified tax professional is strongly advised to ensure accurate and optimal usage of the form. 

This episode highlights the importance of selecting a knowledgeable tax preparer who is familiar with Form 3115 and can guide investors through the process effectively.

Benefits and Considerations for Real Estate Investors

Form 3115 offers several benefits for real estate investors seeking to maximize tax advantages:

  • Catching Up on Missed Depreciation: Investors can rectify missed depreciation from prior years, including bonus depreciation. This provides an opportunity to capture significant tax savings.
  • Flexibility in Timing: Form 3115 enables investors to strategically time the utilization of bonus depreciation based on their eligibility for real estate professional status or the short-term rental loophole. This flexibility optimizes tax benefits and aligns with investors’ financial goals.
  • Correcting Errors and Omissions: The form can allow investors to rectify mistakes made by previous tax preparers, ensuring accurate depreciation calculations and avoiding potential recapture issues.
  • Capitalizing on Cost Segregation Studies: Investors can use Form 3115 to apply a cost segregation study retrospectively, even for properties acquired several years ago. This can result in substantial tax deductions and improved cash flow.

However, it’s important to consider the following:

  • Seek Professional Assistance: Given the complexity of Form 3115 and the intricacies of tax regulations, working with a qualified tax professional is crucial. They can provide accurate guidance and ensure compliance with IRS requirements.
  • Cost and Risks: Utilizing Form 3115 may involve costs associated with engaging a tax professional. Additionally, there may be potential risks if the form is not filed correctly, leading to IRS scrutiny or the disallowance of desired tax benefits.


Understanding and utilizing IRS Form 3115 is essential for real estate investors seeking to optimize their tax strategies. It allows them to catch up on missed depreciation, adjust tax methods, and strategically time the utilization of bonus depreciation. While the form may seem complex, partnering with a knowledgeable tax professional is the key to unlocking its benefits. By leveraging Form 3115 effectively, real estate investors can maximize their tax savings and enhance their overall investment returns.

Ready to maximize your tax benefits as a real estate investor? Contact us today to partner with a qualified tax professional to navigate the complexities and optimize your tax position. 

Check out Tax Smart REI Episode 219 How Maximizing Your Depreciation Expense is the Key to Long-Term Tax Savings & Wealth Creation here for more information on depreciation.