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.
"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."
"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."
"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 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"
"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."
"Their team was incredibly professional, prompt, and easy to work with."
"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."
"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 Seneca for a Cost Seg Study and they went above and beyond. Their eagerness to help and province of info will blow you away."
"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."
"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 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"
"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."
"Their team was incredibly professional, prompt, and easy to work with."
"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."
"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 Seneca for a Cost Seg Study and they went above and beyond. Their eagerness to help and province of info will blow you away."
"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."
"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 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"
"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."
"Their team was incredibly professional, prompt, and easy to work with."
"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."
"Extremely professional and efficient in their cost set analysis. Great communication and transparency. Will be using them going forward on all my properties."
Over 10,200+ engineered cost segregation studies completed across the United States. Average first-year tax deduction: $171,243
Studies Completed
Avg Tax Savings
Partners
"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."
Eliot Varnum CPA, Varnum, Finch & Co. "Every client we send their way whether it's their first cost segregation study or their seventh is treated like their most important client. Their team's attention to detail, responsiveness, and genuine commitment to adding value set them apart."
Matt Bontrager CEO, Truebooks CPA 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 is an active investor in multi-family properties in the Pacific Northwest and a recognized Cost Segregation Expert. Before founding Seneca Cost Segregation, Dylan closed millions of dollars in business for both public and private companies along the West Coast, developing deep expertise in real estate finance and tax strategy. As CEO, Dylan has helped thousands of real estate investors including office building owners save millions on their federal taxes through engineering-based cost segregation studies. His hands-on investment background means he approaches every client engagement with the perspective of an investor, not just a service provider. Under his leadership, Seneca has completed over 10,200 studies nationwide and achieved a 95% client referral rate.
Co-Founder
Paul Spies is a Marine Corps Sergeant who brings over 8 years of hands-on expertise in real estate construction to Seneca Cost Segregation. As a Principal Broker and Licensed Contractor, Paul successfully flipped over 150 homes in just four years and led ground-up multi-family development projects across the country. Having leveraged cost segregation personally since 2018 to maximize returns on his own office and residential properties, Paul co-founded Seneca to make the same powerful tax strategy accessible to investors nationwide at an affordable price point and delivered on time. His construction background gives Seneca a unique engineering advantage when analyzing complex office building components and systems.
Chairman
Howard Hirsch serves as Chairman of Seneca Cost Segregation, providing executive leadership and strategic oversight to the firm's continued national expansion. With deep experience in financial services and real estate advisory, Howard helps guide Seneca's direction as it scales its engineering-based cost segregation services to property owners across all 50 states, including California's dynamic real estate market. His leadership ensures the company maintains its commitment to technical excellence, client satisfaction, and IRS-compliant study delivery that protects clients through every phase of property ownership.
President/Treasurer
Harry Papp serves as President and Treasurer of Seneca Cost Segregation, overseeing the company's operational and financial integrity. His dual role ensures that client investments in cost segregation studies generate maximum ROI through rigorous financial management and disciplined operational processes. Harry's leadership directly supports Seneca's ability to deliver studies on time and within budget a standard that has helped the firm achieve a 95% client referral rate and an average first-year deduction of $171,243 for property owners across California and the rest of the nation.
Merle Rosskam
CEO
The building cost of an assisted living facility is not immediately deducted in full, but it is depreciated over time. Under standard IRS rules, commercial real estate is depreciated over 39 years. However, with a cost segregation study, components of your assisted living facility — such as specialty flooring, electrical systems for medical equipment, nurse call systems, cabinetry, and site improvements — are reclassified into 5, 7, or 15-year depreciation categories. This dramatically accelerates your deductions, allowing you to recover a much larger portion of your facility's cost in the early years of ownership rather than spreading it evenly over 39 years.
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.