What is Qualified Production Property?
The One Big Beautiful Bill Act (OBBB) created a new tax provision under Code Section 168(n) that gives manufacturers and industrial companies a powerful incentive to invest in real estate. The new Qualified Production Property (QPP) category allows 100% expensing for nonresidential real property used in qualified production activity, which includes manufacturing, production, or refining of tangible personal property.
Before this change, manufacturers were generally required to depreciate nonresidential real property over 39 years. The new 100% expensing can create significant opportunities for immediate deductions for businesses investing in new capital assets, as well as for foreign companies investing in property within the United States.
Defining Qualified Production Property
QPP is the first of its kind asset class created by the OBBB that has several requirements to qualify. To qualify, the property must be:
- Nonresidential real property
- Used by the taxpayer as an integral part of a qualified production activity which includes manufacturing, production, or refining of tangible personal property
- Placed in service in the United States or any possession of the United States
- Original use starts with the taxpayer
- Construction begins after January 19th, 2025, and before January 1st, 2029
- Placed into service before January 1st, 2031
- Qualifying activities must result in a substantial transformation, which is defined in Code Section 168(n) by reference to §954(d). Examples include:
- Converting wood pulp into paper
- Machining steel rods into screws and bolts
- Processing, canning, and selling fish
In addition to the requirements above, there are certain activities that do not qualify for the deduction. The nonresidential property must not be used substantially for the following uses:
- Office and administrative functions
- Lodging
- Parking
- Sales activities
- Research activities
- Software development
- Engineering activities
- Preparation and sale of food and beverages in the same building as retail establishment
- Any other functions unrelated to the manufacturing, production or refining of tangible personal property
Key Considerations for QPP
- Depreciation recapture: If the property stops being used in qualifying activities within the first 10 years after it is placed in service, depreciation recapture may apply, and the amount recaptured will be taxed as ordinary income.
- Used by the Taxpayer: The property must be used by the taxpayer in its own operations. Lessors of industrial property do not qualify.
- Guidance needed: We are still waiting for regulations to be released on:
- “Substantial transformation” qualifying activities
- How to elect the QPP deduction
- How self-rental situations with manufacturing operations will be treated
- Binding Contract Rules: Like bonus depreciation eligibility, the date the taxpayer enters into a binding contract will be considered the acquisition date.
- Treated as Sec. 1245 Property: The property will be taxed as ordinary income upon sale or disposition and will not be eligible for a Sec. 1031 exchange.
- Alternative Depreciation System: There is no QPP eligibility for any property subject to ADS deprecation. This should be carefully planned in coordination with the 163(j) business interest limitation election.
Takeaways
- Timing is essential: With the tight window of the required construction start dates and placed into service dates, planning now is of the upmost importance.
- Correctly classifying property: A cost segregation study can properly classify property within the manufacturing plant to maximize the deduction and separate out any non-qualifying property.
- Long-term commitment: The 10-year use rules requiresmanufacturing companies to ensure that this is part of their long-term plans.
Conclusion
The QPP provision creates a rare opportunity to accelerate depreciation deductions on assets that previously required a long-term recovery period. This is a chance to deliver substantial tax savings through strategic planning, timing, and proper asset classification. Identifying qualifying projects early, coordinating with cost segregation specialists, and aligning the QPP election with other tax strategies can provide significant benefits. The clock on eligibility has already started, making this a critical conversation for your 2025 and 2026 planning meetings.

