Cost Segregation Study
A full engineering-based analysis that reclassifies property assets into 5-, 7-, or 15-year depreciation schedules, unlocking front-loaded deductions and delivering an average first-year savings of $171,243.
Illinois property owners are leaving serious tax money on the table. Seneca Cost Segregation's engineering-based studies reclassify your assets into shorter depreciation schedules, turning 20–40% of your property's cost into immediate deductions. With over 10,200 studies completed nationwide and an average first-year savings of $171,243, discover how much you could keep from your next Illinois tax bill.
Comprehensive engineering-based studies and supporting services to maximize your Illinois real estate tax savings.
A full engineering-based analysis that reclassifies property assets into 5-, 7-, or 15-year depreciation schedules, unlocking front-loaded deductions and delivering an average first-year savings of $171,243.
Missed depreciation on a property placed in service up to 15 years ago? Our lookback studies use IRS Form 3115 to recapture all missed deductions in a single tax year, no amended returns required.
Skip costly on-site visits. Our engineering team conducts full property inspections via video call in 30–45 minutes, delivering faster turnaround times of 2–3 weeks at reduced overall study cost.
We work directly with your accountant to seamlessly implement depreciation schedules into current or prior-year tax returns, ensuring your CPA has everything needed to file accurately and confidently.
Every study includes our Seneca AuditDefense guarantee, we defend your report against IRS inquiries at no extra charge for the life of your property ownership, backed by a money-back guarantee.
Facing a tax deadline? Our expedited service delivers completed cost segregation studies in as little as one week, so Illinois investors never miss a critical filing window.
We assess your Illinois property's eligibility, provide a transparent preliminary savings estimate and ROI projection, and explain exactly how cost segregation applies to your specific property type whether it's a Chicago apartment complex, a downstate retail center, or a single-family rental.
See how Illinois and nationwide property owners are unlocking six-figure 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 Illinois real estate investors trust Seneca for accurate, compliant, and fast cost segregation studies that consistently deliver outsized returns.
Over 10,200 studies completed nationwide with a 95% client referral rate Illinois investors rely on results, not promises.
Our proprietary, engineer-built technology ensures IRS-compliant precision, reducing audit risk for Illinois property owners under scrutiny.
Founded by real estate investors who have operated across markets our team understands Illinois property dynamics and tax implications firsthand.
Every study includes lifetime IRS audit defense at no extra cost, protecting your Illinois investment for as long as you own the property.
Experienced founders and specialists dedicated to maximizing your real estate tax savings.
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.
For the 2026 tax year, Illinois offers a personal exemption allowance of $2,425 per taxpayer (subject to annual legislative adjustment). However, cost segregation studies primarily accelerate federal depreciation deductions under IRS guidelines, which flow through to Illinois state returns. This means the federal savings generated by cost segregation often dwarf state exemption thresholds making it a far more powerful tool for Illinois property owners.
Speak with a Seneca specialist for a free, no-obligation consultation tailored to your Illinois property.
Seneca Cost Segregation serves real estate investors and property owners across every Illinois market, from Chicago to the collar counties and beyond.
All 50 States
Service Coverage
10,200+
Studies Completed
95%
Client Referral Rate
We serve property owners across all of Illinois, contact us to confirm coverage and get your free estimate.
Certified member of the American Society of Cost Segregation Professionals.
Perfect five-star rating from satisfied clients nationwide.
Proudly founded and operated by a U.S. Marine Corps veteran.
Tell us about your Illinois property and we'll provide a no-obligation preliminary analysis showing your estimated first-year tax savings, ROI projection, and study cost, typically within 24 hours.
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.