An environmental analysis showed that the seller has been dumping motor oil in the open field in back of the property and the motor oil had worked its way into the sewer  system.  

In hindsight, I should have stocked up on ACs.In 2025, new air conditioning systems will no longer use the older R-410A refrigerant due to environmental regulations.

@Amber Stout It is important to note 100% bonus depreciation only applies to assets (building components and site work/improvements) with a class life of 20 years or less, not 27.5-, 31-, or 39-year assets (structural components) such as roofs, HVAC, fire protection and alarm, etc.

The building components and systems that make up the building are the ingredients. 

The property owner signs a lease and begins collecting passive income.CompensationAgreements may offer either fixed monthly payments or a share of the revenue generated by the charging station.Properties Best Suited for EV ChargingCertain property types are particularly well-positioned to host EV chargers:Retail centers and malls – Allow customers to charge while shopping.Office buildings – Appeal to tenants and employees with EVs.Multifamily units – Increasingly sought after by renters.Industrial parks – Growing demand for fleet vehicle charging.Hotels – Overnight guests often plan their stays based on charging access.Added Value to Your PropertyEV charging can enhance more than just income:Improves tenant satisfactionIncreases lease renewal likelihoodContributes to environmental and sustainability goalsDifferentiates your property in a competitive marketFinancial IncentivesGovernment and utility-backed programs can significantly offset installation costs:Federal Tax Credit – Up to 30% of the project cost, capped at $100,000 per charging unitState and Utility Rebates – Vary by location, with some offering generous subsidiesThese programs are often accessible when working in partnership with charging providers or developers.What Charging Networks Look ForTo be considered for a partnership, a property generally needs to offer:Reliable electrical infrastructure (240V or higher)Accessible, visible off-street parkingSteady foot or vehicle trafficParking situations with longer dwell times (10+ minutes)Steps to Explore the OpportunityEvaluate Your SiteConsider tenant needs, traffic patterns, and parking layout.Reach Out to Charging ProvidersExplore options with companies seeking site partnerships.Review Lease Terms CarefullyLegal guidance is recommended to ensure the agreement aligns with your interests.Communicate With TenantsOnce installed, let tenants or occupants know about the new amenity.ConclusionElectric vehicle charging is not just a modern convenience—it’s a step toward the future of real estate.

However, many parts of the property — such as appliances, flooring, cabinets, certain lighting and electrical components, and landscaping — may qualify as 5-, 7-, or 15-year property.

That means the lower the land value relative to the building and its components, the better.Example:•Property A: $500K total price•$100K land / $400K improvements → $400K depreciable•Property B: $500K total•$300K land / $200K improvements → Only $200K depreciableTip: Look for areas or property types where the improvement value is high relative to land — especially helpful in suburban or rural markets.Short-Term Rentals Open the Door to Bonus DepreciationIf your property qualifies as a short-term rental (STR) and you materially participate, you’re not bound by the traditional 27.5-year depreciation schedule.

And you're right that since the property wasn’t placed in service until August 1, most of those pre-rental expenses (like renovations and improvements) are considered capital improvements and get added to your basis.But under Trump's new tax bill, certain components of your renovation (like appliances, light fixtures, and even some flooring or cabinetry) may qualify for bonus depreciation if they fall into a 5-, 7-, or 15-year property category under IRS rules. 

Land often comes with restrictions like zoning, environmental, ability to perk, whether utilities are available, cost to develop etc.  

That means:All prior depreciation is wiped cleanYour depreciation and cost seg will be based on the new FMV, not what the decedent paidCost Seg Timing Depends on Renovation PlansIf you do cost seg immediately, the FMV will be broken down into components as of the inheritance date — land improvements, personal property (5-, 7-, 15-year assets), and the main structure.If you wait until after renovations, those capital improvements can be added to basis, and your CPA can run a combined cost seg study.