What is Qualified Production Property?

August 18, 2025

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.

August 19, 2025
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The One Big Beautiful Bill Act (OBBBA), signed into law on July 4th, 2025, brings one of the most significant changes in recent years for businesses investing in research and innovation: Domestic R&D expenditures are now fully deductible for tax years beginning after December 31, 2024. Before the OBBBA, Section 174 Required: Domestic R&D costs to be amortized over 5 years (starting for tax years after December 31, 2021) Foreign R&D costs to be amortized over 15 years This rule often created higher taxable income in the short term and was a burden for companies heavily investing in innovation, including significant compliance requirements. Key OBBBA Changes for R&D Expenses: Domestic R&D costs incurred after December 31, 2024, can be deducted in full in the year incurred Foreign R&D expenses are still subject to 15-year amortization requirements Taxpayers who have been amortizing R&D expenses may choose to: Deduct all remaining unamortized expenses in 2025 via a Change in Accounting Method Deduct them ratably over 2025 and 2026 via a Change in Accounting Method Elect to amortize R&D costs over a 5-year period Additional Relief for Eligible Small Businesses: Must have $31M or less in average gross receipts for the three years prior to the first year beginning after Dec. 31, 2024 Can amend 2022–2024 tax returns to fully deduct R&D costs in those years Must file amended returns by July 4, 2026, to elect retroactive application under Section 174A OBBBA Impacts on the Section 41 Research Credit: Domestic R&E deductions must be reduced by the amount of the gross research credit (or taxpayers can elect to claim a reduced credit) Small businesses applying Section 174A retroactively must also follow the amended Section 280C(c) rules. Small businesses must amend prior returns to make or revoke a Section 280C(c) election Procedural Guidance Needed While the procedure requirements are clear for tax years starting after December 31st, 2024, there will need to be guidance issued for eligible small businesses who still have not filed their 2024 tax returns. Eligible small businesses may need to capitalize R&D expenses on their unfiled 2024 returns followed by filing an amended return to fully deduct the R&D expenditures with a 174A election. There is certainly risk involved with filing a 2024 tax return with R&D costs fully deducted before any guidance is issued, which should be considered by taxpayers and tax preparers. There could be required amendments down the road if taxpayers file the tax return without taking the correct procedural steps. Planning Opportunities: Combine immediate expensing with the Section 41 Research Credit to maximize tax savings Review past returns to capture retroactive deductions where eligible Adjust budgeting and cash flow planning to take advantage of the new rules starting in 2025 Next Steps: If you think the R&D tax credit and these new expensing rules could benefit your business, Align Tax Consulting can help you: Assess eligibility Model potential tax savings Implement a strategy to optimize your benefits Contact our team to explore how this powerful strategy can help optimize your tax situation and boost your bottom line.
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