A rental owner who never entered depreciation still needs a schedule. The useful reconstruction starts with basis, land, the date the building was ready and available for rent, and every return filed since. That schedule shows the difference between the method used and the method the return should have used.
When does rental depreciation begin?
IRS Publication 946 says depreciation begins when property is placed in service, meaning ready and available for its income-producing use. The date is not necessarily the purchase date or the date the first tenant moved in. Residential rental property under the general depreciation system normally uses straight-line depreciation over 27.5 years.
Why do multiple filed returns matter?
Publication 946 says a change from an impermissible depreciation method used on two or more consecutively filed returns is generally a method change. The publication points taxpayers to Form 3115 and the current automatic-change guidance. One incorrect return can have a different correction path, so the return count belongs in the CPA's decision rather than in a blanket answer.
What should the reconstruction contain?
Build the schedule from the actual depreciable basis, subtract land, apply the correct convention, and show each year's allowed-or-allowable amount beside what was reported. The resulting section 481(a) computation is a workpaper, not a filed correction by itself. A CPA reviews the facts, confirms the current procedure, signs the return materials, and files them.
What can the Reality Contact check provide?
The free estimate applies the disclosed 80% building assumption and 27.5-year residential recovery period to the facts supplied. The $99 computation replaces the rough split with source records and builds the allowed-or-allowable schedule and section 481(a) adjustment. The $249 packet adds the corrected ledger, forward schedule, draft Form 3115 sections, and CPA cover note. The CPA reviews, signs, and files.
Where does the operator boundary sit?
This is not tax advice. Reality Contact, LLC prepares a computation and draft workpaper for a CPA. We do not prepare a return, sign or file Form 3115, represent a taxpayer, or decide whether a method change is available. The taxpayer's CPA reviews and files. The free estimate uses a disclosed 80% building assumption and the 27.5-year residential recovery period. It is a real arithmetic check and a demand sample. We reply by email; the paid work replaces the rough land split with the assessor record and closing documents. The current source check starts with this published record.