Assisted living facilities represent some of the most complex and high-value real estate assets in healthcare—and that complexity is exactly where accelerated depreciation pays off. Seneca Cost Segregation delivers engineering-based studies that unlock substantial first-year tax savings for ALF owners, helping you free up capital to reinvest in care quality, expansions, or your next acquisition.
Comprehensive cost segregation solutions designed to maximize accelerated depreciation and tax savings for assisted living facility owners.
A full engineering analysis of your assisted living facility that reclassifies building components into 5, 7, or 15-year depreciation schedules—unlocking substantial first-year deductions and improving operational cash flow.
Recover missed depreciation on your assisted living facility purchased or constructed up to 15 years ago. Using IRS Form 3115, we capture all unclaimed deductions in a single tax year—no amended returns required.
Our 30-45 minute virtual inspection lets us analyze your facility's components in real time via video call—no disruption to residents or staff, with faster turnaround times of 2-3 weeks versus traditional on-site visits.
Every study includes our iron-clad AuditDefense guarantee for the entire duration of your property ownership. We handle all IRS inquiries, provide supporting documentation, and even offer a study cost refund if a material issue arises.
Our team works directly with your CPA or tax advisor to ensure seamless integration of depreciation schedules into your tax returns, including Form 3115 preparation and ongoing post-study support at no additional charge.
Beyond cost segregation, we identify additional tax-saving opportunities across your entire assisted living portfolio—including partnerships, business structures, and other assets—at no additional cost.
We assess your assisted living facility's eligibility, analyze its depreciable basis, and provide a transparent preliminary savings estimate and ROI projection—at no cost. We'll walk you through potential first-year deductions and the full cost of the study before any commitment is made.
See how assisted living facility owners across the country are unlocking significant tax savings with Seneca Cost Segregation.
"Dylan and his team at Seneca Cost Segregation are extremely knowledgeable. When I explored their website, it was clear they knew their stuff. It offered a very professional approach to cost segregation, backed by years of experience."
"We contacted Seneca for a Cost Seg Study and they went above and beyond. Their eagerness to help and province of info will blow you away."
"The tax savings achieved with Seneca Cost Segregation made a major impact on my bottom line. I wasn't aware it was a possibility until they brought the opportunity to me. Their insight and expertise are invaluable."
"Extremely professional and efficient in their cost set analysis. Great communication and transparency. Will be using them going forward on all my properties."
"We contacted Dylan for a cost seg study and he went above and beyond Not only will their pricing be the best price you will find, his eagerness to help and province info will blow you away"
"Their team was incredibly professional, prompt, and easy to work with."
"I couldn't be more pleased with the results. Their team was incredibly professional, prompt, and easy to work with. I achieved a highly favorable tax situation and recommend Seneca to anyone looking to maximize their tax benefits."
"Seamless experience with great results. Highly recommend!"
"I've referred multiple clients to Seneca, and each time they uncovered significant tax savings. Their team is fast, professional, and easy to work with. They've become a trusted extension of our tax strategy."
"Dylan and his team at Seneca Cost Segregation are extremely knowledgeable. When I explored their website, it was clear they knew their stuff. It offered a very professional approach to cost segregation, backed by years of experience."
"We contacted Seneca for a Cost Seg Study and they went above and beyond. Their eagerness to help and province of info will blow you away."
"The tax savings achieved with Seneca Cost Segregation made a major impact on my bottom line. I wasn't aware it was a possibility until they brought the opportunity to me. Their insight and expertise are invaluable."
"Extremely professional and efficient in their cost set analysis. Great communication and transparency. Will be using them going forward on all my properties."
"We contacted Dylan for a cost seg study and he went above and beyond Not only will their pricing be the best price you will find, his eagerness to help and province info will blow you away"
"Their team was incredibly professional, prompt, and easy to work with."
"I couldn't be more pleased with the results. Their team was incredibly professional, prompt, and easy to work with. I achieved a highly favorable tax situation and recommend Seneca to anyone looking to maximize their tax benefits."
"Seamless experience with great results. Highly recommend!"
"I've referred multiple clients to Seneca, and each time they uncovered significant tax savings. Their team is fast, professional, and easy to work with. They've become a trusted extension of our tax strategy."
"Dylan and his team at Seneca Cost Segregation are extremely knowledgeable. When I explored their website, it was clear they knew their stuff. It offered a very professional approach to cost segregation, backed by years of experience."
"We contacted Seneca for a Cost Seg Study and they went above and beyond. Their eagerness to help and province of info will blow you away."
"The tax savings achieved with Seneca Cost Segregation made a major impact on my bottom line. I wasn't aware it was a possibility until they brought the opportunity to me. Their insight and expertise are invaluable."
"Extremely professional and efficient in their cost set analysis. Great communication and transparency. Will be using them going forward on all my properties."
"We contacted Dylan for a cost seg study and he went above and beyond Not only will their pricing be the best price you will find, his eagerness to help and province info will blow you away"
"Their team was incredibly professional, prompt, and easy to work with."
"I couldn't be more pleased with the results. Their team was incredibly professional, prompt, and easy to work with. I achieved a highly favorable tax situation and recommend Seneca to anyone looking to maximize their tax benefits."
"Seamless experience with great results. Highly recommend!"
"I've referred multiple clients to Seneca, and each time they uncovered significant tax savings. Their team is fast, professional, and easy to work with. They've become a trusted extension of our tax strategy."
We combine engineering precision, deep real estate expertise, and a client-first approach to deliver maximum tax savings—reliably and on time.
Our licensed engineers apply rigorous, IRS-compliant analysis to every assisted living facility study—ensuring defensible results and maximum component reclassification.
With over 12 years in cost segregation and more than 10,200 studies completed nationwide, we bring deep expertise to the unique complexities of healthcare real estate assets.
Deployed across all 50 states, we serve assisted living facility owners from coast to coast—with virtual tours that eliminate travel delays and keep costs affordable.
Every study comes with our iron-clad IRS audit defense at no extra charge, covering your assisted living property for as long as you own it—giving you complete peace of mind.
Founded by real estate investors who understand what's at stake for property owners.
Co-Founder and CEO
Dylan Scandalios brings a hands-on investor's perspective to every cost segregation engagement. As an active investor in multi-family properties across the Pacific Northwest, Dylan understands firsthand the cash flow impact that accelerated depreciation can have on a real estate portfolio. Prior to co-founding Seneca Cost Segregation, he closed millions of dollars of business for both public and private companies along the West Coast. As a Cost Segregation Expert and Owner, Dylan has helped real estate investors—including assisted living facility owners—save millions on their taxes. His background in real estate investment means he approaches every study not just as an engineering exercise, but as a strategic tool to help clients reinvest savings and grow their portfolios.
Co-Founder
Paul Spies is a Marine Corps Sergeant whose discipline and precision carry directly into his approach to cost segregation. With over 8 years of expertise in real estate construction, Paul serves as both a Principal Broker and Licensed Contractor—credentials that give him an unmatched understanding of how buildings are actually constructed and how their components should be classified for depreciation purposes. He successfully flipped over 150 homes in four years and led ground-up multi-family construction projects. Having personally used cost segregation since 2018, Paul co-founded Seneca Cost Segregation to bring the same competitive tax advantage he experienced to real estate investors at an affordable price and with reliable, on-time delivery. His construction background is especially valuable for complex property types like assisted living facilities.
Cost segregation is an IRS-approved tax strategy that involves an engineering-based study to reclassify components of your assisted living facility from 39-year depreciation into shorter 5, 7, or 15-year categories. Items like specialty flooring, cabinetry, electrical systems for medical equipment, and site improvements all qualify. This accelerates your depreciation deductions, generating significant tax savings and improved cash flow in the early years of ownership.
Our cost segregation specialists are ready to walk you through your savings potential at no cost.
Seneca Cost Segregation serves assisted living facility owners across all 50 states, virtually and on-site.
All 50 States
Service Coverage
10,200+
Studies Completed
95%
Client Referral Rate
Whether your facility is across town or across the country, our team is ready to help you save.
Certified Cost Segregation Professional designation from the ASCSP
Perfect 5-star average rating from satisfied clients nationwide
Iron-clad IRS audit protection included with every study
Complete the form below and a Seneca cost segregation specialist will reach out to assess your facility's eligibility and provide a no-obligation preliminary savings estimate—typically within one business day.
For immediate assistance, feel free to give us a direct call at +1 530-797-6539 You can also send us a quick email at info@senecacostseg.com
For immediate assistance, feel free to give us a direct call at +1 530-797-6539 You can also send us a quick email at info@senecacostseg.com