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Writer's pictureAddison Thom

How the Tax Relief for American Families Act Could Revitalize 100% Bonus Depreciation—and Why the Presidential Election Matters


miniature house and construction tools, emphasizing real estate investments and 100% bonus depreciation benefits.

The Tax Relief for American Families Act, proposed by House Republicans, aims to extend several key tax benefits from the 2017 Tax Cuts and Jobs Act (TCJA). A standout feature of this proposal is its attempt to reinstate 100% bonus depreciation, which allowed businesses to immediately deduct the total cost of qualified property purchases in the first year. This provision was widely popular for boosting business investment and real estate activity but began phasing out in 2023 and is scheduled to drop gradually until it reaches 0% in 2027.


The Act would return bonus depreciation to 100%, providing immediate tax benefits for real estate investors and other businesses making capital improvements.

Here’s a breakdown of how 100% bonus depreciation affects the economy, why this new legislation matters, and how the 2024 presidential election and Congress could impact its future.


What 100% Bonus Depreciation Means for Businesses and Real Estate


Bonus depreciation allows businesses to immediately write off a portion or all of the cost of qualified property purchases rather than spreading deductions over many years. This includes machinery and equipment, crucial for real estate investors, property improvements, and structural updates. Writing off costs upfront reduces taxable income, improves cash flow, and increases the return on investment.


The TCJA initially set this deduction to 100% from 2018 through 2022, but it decreased by 20% each year starting in 2023. Under current law, bonus depreciation will completely phase out by 2027 unless new legislation reverses this. For real estate investors and businesses, bringing back 100% bonus depreciation would mean significant tax savings and help drive investment in new property development, capital improvements, and business expansion.


hands using a calculator with tax documents, symbolizing financial planning and tax management.

How the Tax Relief for American Families Act Aims to Restore 100% Bonus Depreciation


The Tax Relief for American Families Act, introduced by Republicans in the House, would return bonus depreciation to the total 100% rate, allowing companies to deduct the entire cost of eligible investments in the first year. Here’s what this would mean in practice:


  1. Enhanced Investment Potential: Businesses would have more upfront capital to reinvest in expansion, infrastructure, and equipment, which could promote economic growth.


  2. Boost for Real Estate Development: Real estate investors could immediately deduct costs for property improvements, potentially spurring more new projects and renovations, especially in revitalization areas.


  3. Reduced Tax Burden: By reducing taxable income in the first year, businesses would have more cash to tackle operating costs, workforce growth, or debt repayment.


While this Act has received backing from some congressional members, passing it through the current divided Congress could be challenging. The bill reflects broader Republican tax priorities, and without bipartisan support, its future hinges on political shifts in 2024.


How the Presidential Election and Congress Could Influence Bonus Depreciation Policy


The outcome of the 2024 presidential election and the balance of power in Congress will be decisive in determining whether 100% bonus depreciation returns:


  • A Republican President and Congressional Majority: Should a Republican president win the White House and Republicans gain a majority in both houses, there’s a strong chance that the Tax Relief for American Families Act or similar legislation could pass, reviving 100% bonus depreciation. Republican leaders have shown sustained support for tax policies prioritizing business investments and economic growth (The Advisor Magazine; Armanino LLP).


  • A Democratic Administration and Congress: Democrats have historically been less favorable toward business tax cuts like bonus depreciation, instead focusing on expanding tax benefits for individual taxpayers and implementing green-energy incentives. However, there could be room for compromise, mainly if bonus depreciation is targeted to benefit specific sectors like clean energy, manufacturing, or affordable housing.


  • A Divided Government: If control remains split between parties, the future of 100% bonus depreciation could face challenges. However, bipartisan interest may be in passing a limited extension if economic conditions worsen or if targeted business incentives align with other policy priorities, such as green infrastructure development.


businessperson with financial documents and a miniature building model to introduce the themes of tax relief and business investments.

Strategic Considerations for Investors


For investors and business owners, understanding how political shifts could affect bonus depreciation is critical for planning. Here are some steps to consider:


  • Track Legislative Proposals: Monitoring bills like the Tax Relief for American Families Act can offer insights into potential changes.


  • Consider Timing of Major Investments: If there’s a chance of restoring 100% bonus depreciation, delaying certain investments until policies are confirmed could offer significant tax benefits.


  • Evaluate Real Estate Opportunities: For real estate investors, particularly in development or rehabilitation projects, 100% bonus depreciation would make the math more favorable for investments requiring significant upfront capital.


The return of 100% bonus depreciation could dramatically impact capital allocation, especially in industries that rely on heavy investment. However, its future is intertwined with the political outcomes of 2024, making it essential for investors to stay informed on both the tax policy landscape and election developments.


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