Guidance Regarding Deduction and Capitalization of Expenditures Related to Tangible Property, 57685-57747 [2013-21756]

Agencies

• Internal Revenue Service
• DEPARTMENT OF THE TREASURY

[Federal Register Volume 78, Number 182 (Thursday, September 19, 2013)]
[Rules and Regulations]
[Pages 57685-57747]
From the Federal Register Online via the Government Printing Office [www.gpo.gov]
[FR Doc No: 2013-21756]



[[Page 57685]]

Vol. 78

Thursday,

No. 182

September 19, 2013

Part II





Department of the Treasury





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Internal Revenue Service





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26 CFR Parts 1 and 602





Guidance Regarding Deduction and Capitalization of Expenditures Related 
to Tangible Property; Final Rule

Federal Register / Vol. 78 , No. 182 / Thursday, September 19, 2013 / 
Rules and Regulations

[[Page 57686]]


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DEPARTMENT OF THE TREASURY

Internal Revenue Service

26 CFR Parts 1 and 602

[TD 9636]
RIN 1545-BE18


Guidance Regarding Deduction and Capitalization of Expenditures 
Related to Tangible Property

AGENCY: Internal Revenue Service (IRS), Treasury.

ACTION: Final regulations and removal of temporary regulations.

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SUMMARY: This document contains final regulations that provide guidance 
on the application of sections 162(a) and 263(a) of the Internal 
Revenue Code (Code) to amounts paid to acquire, produce, or improve 
tangible property. The final regulations clarify and expand the 
standards in the current regulations under sections 162(a) and 263(a). 
These final regulations replace and remove temporary regulations under 
sections 162(a) and 263(a) and withdraw proposed regulations that cross 
referenced the text of those temporary regulations. This document also 
contains final regulations under section 167 regarding accounting for 
and retirement of depreciable property and final regulations under 
section 168 regarding accounting for property under the Modified 
Accelerated Cost Recovery System (MACRS) other than general asset 
accounts. The final regulations will affect all taxpayers that acquire, 
produce, or improve tangible property. These final regulations do not 
finalize or remove the 2011 temporary regulations under section 168 
regarding general asset accounts and disposition of property subject to 
section 168, which are addressed in the notice of proposed rulemaking 
on this subject in the Proposed Rules section in this issue of the 
Federal Register.

DATES: Effective Date: These regulations are effective on September 19, 
2013.
    Applicability Dates: In general, these final regulations apply to 
taxable years beginning on or after January 1, 2014. However, certain 
rules apply only to amounts paid or incurred in taxable years beginning 
on or after January 1, 2014. For dates of applicability of the final 
regulations, see Sec. Sec.  1.162-3(j), 1.162-4(c), 1.162-11(b)(2), 
1.165-2(d), 1.167(a)-4(b), 1.167(a)-7(f), 1.167(a)-8(h), 1.168(i)-7(e), 
1.263(a)-1(h), 1.263(a)-2(j), 1.263(a)-3(r), 1.263(a)-6(c), 1.263A-
1(l), and 1.1016-3(j).

FOR FURTHER INFORMATION CONTACT: Concerning Sec. Sec.  1.162-3, 1.162-
4, 1.162-11, 1.263(a)-1, 1.263(a)-2, 1.263(a)-3, and 1.263(a)-6, 
Merrill D. Feldstein or Alan S. Williams, Office of Associate Chief 
Counsel (Income Tax and Accounting), (202) 622-4950 (not a toll-free 
call); Concerning Sec. Sec.  1.165-2, 1.167(a)-4, 1.167(a)-7, 1.167(a)-
8, 1.168(i)-7, 1.263A-1, and 1.1016-3, Kathleen Reed or Patrick 
Clinton, Office Associate Chief Counsel (Income Tax and Accounting), 
(202) 622-4930 (not a toll-free call).

SUPPLEMENTARY INFORMATION: 

Paperwork Reduction Act

    The collection of information contained in this final regulation 
has been reviewed and approved by the Office of Management and Budget 
in accordance with the Paperwork Reduction Act of 1995 (44 U.S.C. 
3507(d)) under control number 1545-2248. An agency may not conduct or 
sponsor, and a person is not required to respond to, a collection of 
information unless the collection of information displays a valid 
control number assigned by the Office of Management and Budget.
    The collection of information in this regulation is in Sec. Sec.  
1.263(a)-1(f)(5), 1.263(a)-3(h)(6), and 1.263(a)-3(n)(2). This 
information is required in order for a taxpayer to elect to use the de 
minimis safe harbor, to elect to use the safe harbor for small 
taxpayers, and to elect to capitalize repair and maintenance costs. 
This information will inform the IRS that the taxpayer is electing to 
use these provisions, which allows taxpayers to obtain beneficial 
treatment for the amounts that qualify for these elections. The 
collection of information is voluntary to obtain a benefit under the 
final regulations. The likely respondents are business or other for-
profit institutions, and small businesses or organizations.
    Estimated total annual reporting burden: 1,100,000 hours.
    Estimated annual burden hours per respondent varies from .25 hours 
to .5 hours, depending on individual circumstances, with an estimated 
average of .275 hours.
    Estimated number of respondents: 4,000,000.
    Estimated frequency of responses: Annually.
    Books or records relating to a collection of information must be 
retained as long as their contents may become material in the 
administration of any internal revenue law. Generally, tax returns and 
tax return information are confidential, as required by section 6103.

Background

    Section 263(a) provides that no deduction is allowed for (1) any 
amount paid out for new buildings or permanent improvements or 
betterments made to increase the value of any property or estate, or 
(2) any amount expended in restoring property or in making good the 
exhaustion thereof for which an allowance has been made. Final 
regulations previously issued under section 263(a) provided that 
capital expenditures included amounts paid or incurred to (1) add to 
the value, or substantially prolong the useful life, of property owned 
by the taxpayer, or (2) adapt the property to a new or different use. 
However, those regulations also provided that amounts paid or incurred 
for incidental repairs and maintenance of property within the meaning 
of section 162 and Sec.  1.162-4 of the Income Tax Regulations are not 
capital expenditures under Sec.  1.263(a)-1.
    The determination of whether an expense may be deducted as a repair 
or must be capitalized generally requires an examination of all of a 
taxpayer's particular facts and circumstances. Moreover, the subjective 
nature of the existing standards described above has resulted in 
considerable controversy between taxpayers and the IRS over many years.
    In 2006, in an effort to reduce the controversy in this area, the 
IRS and the Treasury Department published in the Federal Register 
August 21, 2006 (71 FR 48590) proposed amendments to the regulations 
under section 263(a) relating to amounts paid to acquire, produce, or 
improve tangible property. The IRS and the Treasury Department received 
numerous written comments in response to these proposed regulations. 
After considering these comments and the statements at the public 
hearing, in 2008 the IRS and the Treasury Department withdrew the 2006 
proposed regulations and proposed new regulations in the Federal 
Register March 10, 2008 (73 FR 12838). The IRS and the Treasury 
Department also received many written comments and held a public 
hearing on the 2008 proposed regulations. On December 27, 2011, the IRS 
and the Treasury Department published temporary regulations in the 
Federal Register regarding the deduction and capitalization of 
expenditures related to tangible property (TD 9564; 76 FR 81060), 
withdrew the 2008 proposed regulations, and published new proposed 
regulations that cross referenced the text of the 2011 temporary 
regulations. The 2011 temporary regulations initially applied

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to taxable years beginning on or after January 1, 2012. The IRS and the 
Treasury Department received numerous written comments in response to 
the 2011 temporary and proposed regulations and held a public hearing 
on May 9, 2012. After considering these comments and the statements at 
the public hearing, the IRS and the Treasury Department published 
Notice 2012-73 (2012-51 IRB 713), on November 20, 2012, announcing 
that, to assist taxpayers in their transitions to the 2011 temporary 
regulations and final regulations, the IRS and the Treasury Department 
would change the applicability date of the 2011 temporary regulations 
to taxable years beginning on or after January 1, 2014, while 
permitting taxpayers to choose to apply the 2011 temporary regulations 
to taxable years beginning on or after January 1, 2012, and before the 
applicability date of the final regulations. The Notice also alerted 
taxpayers that the IRS and the Treasury Department intended to publish 
final regulations in 2013 and expected the final regulations to apply 
to taxable years beginning on or after January 1, 2014, but that the 
final regulations would permit taxpayers to apply its provisions to 
taxable years beginning on or after January 1, 2012. On December 17, 
2012, the Treasury Department and the IRS published technical 
amendments to TD 9564, which amended the applicability date of the 2011 
temporary regulations to taxable years beginning on or after January 1, 
2014, while permitting taxpayers to choose to apply the 2011 temporary 
regulations to taxable years beginning on or after January 1, 2012, and 
before the applicability date of the final regulations. See Federal 
Register (77 FR 74583).
    After considering all of the comments and the statements made at 
the public hearing on the 2011 temporary and proposed regulations, the 
IRS and the Treasury Department are removing the 2011 temporary 
regulations under sections 162, 165, 167, 263(a), 263A, 1016, and Sec.  
1.168(i)-7 and are issuing final regulations. The IRS and the Treasury 
Department are also removing the 2011 proposed regulations and are 
issuing new proposed regulations regarding the disposition of property 
subject to section 168. The proposed regulations are set forth in the 
notice of proposed rulemaking on this subject in the Proposed Rules 
section in this issue of the Federal Register.

Explanation of Provisions

I. Overview

    Section 263(a) generally requires the capitalization of amounts 
paid to acquire, produce, or improve tangible property. Section 162 
allows a deduction for all the ordinary and necessary expenses paid or 
incurred during the taxable year in carrying on any trade or business, 
including the costs of certain supplies, repairs, and maintenance. 
These final regulations provide a general framework for distinguishing 
capital expenditures from supplies, repairs, maintenance, and other 
deductible business expenses. The final regulations retain many of the 
provisions of the 2011 temporary and proposed regulations (2011 
temporary regulations), which in many instances incorporated standards 
from case law and other existing authorities under sections 162 and 
263(a). The final regulations also modify several sections of the 2011 
temporary regulations in response to comments received and to clarify 
and simplify the rules while achieving results that are consistent with 
the case law. The final regulations adopt the same general format as 
the 2011 temporary regulations, where Sec.  1.162-3 provides rules for 
materials and supplies, Sec.  1.162-4 addresses repairs and 
maintenance, Sec.  1.263(a)-1 provides general rules for capital 
expenditures, Sec.  1.263(a)-2 provides rules for amounts paid for the 
acquisition or production of tangible property, and Sec.  1.263(a)-3 
provides rules for amounts paid for the improvement of tangible 
property. However, the final regulations refine and simplify some of 
the rules contained in the 2011 temporary regulations and create a 
number of new safe harbors. For example, the final regulations adopt a 
revised and simplified de minimis safe harbor under Sec.  1.263(a)-1(f) 
and extend the safe harbor for routine maintenance under Sec.  
1.263(a)-3(i) to buildings. The final regulations also add a safe 
harbor for small taxpayers to the rules governing improvements to 
tangible property under Sec.  1.263(a)-3. In addition, the final 
regulations refine several of the criteria for defining betterments and 
restorations to tangible property.
    In addition, these regulations finalize certain temporary 
regulations under section 167 regarding accounting for and retirement 
of depreciable property and section 168 regarding accounting for MACRS 
property, other than general asset accounts. However, these regulations 
do not finalize the rules under Sec.  1.168(i)-1T or Sec.  1.168(i)-8T 
addressing the definition of disposition for property subject to 
section 168. Instead, to address significant changes in this area, 
revised regulations under section 168 are being proposed concurrently 
with these final regulations (and appear in the Proposed Rules section 
of this issue of the Federal Register).

II. Materials and Supplies Under Sec.  1.162-3

    Responding to generally favorable comments on the treatment of 
materials and supplies in the 2011 temporary regulations, the final 
regulations retain the framework and many of the rules set forth in the 
2011 temporary regulations. In response to comments, however, the final 
regulations expand the definition of materials and supplies to include 
property that has an acquisition or production cost of $200 or less 
(increased from $100 or less), clarify application of the optional 
method of accounting for rotable and temporary spare parts, and 
simplify the application of the de minimis safe harbor of Sec.  
1.263(a)-1(f) to materials and supplies. The final regulations also 
define standby emergency spare parts and limit the application of the 
election to capitalize materials and supplies to only rotable, 
temporary, and standby emergency spare parts.

A. Definition of Materials and Supplies

    Commenters requested that the dollar threshold for characterizing a 
unit of property as a material or supply be increased from property 
with an acquisition cost of $100 or less to property with an 
acquisition cost of $500 or $1,000. Specifically, commenters were 
concerned that the low $100 threshold would not capture many common 
supplies such as calculators and coffee makers. Balancing concerns over 
distortions to income that could result from increasing the acquisition 
cost to $500 (or more) with the need to include the typical materials 
and supplies ordinarily used by many taxpayers, the final regulations 
increase the $100 threshold to $200. In addition, the final regulations 
retain the language providing the IRS and the Treasury Department with 
the authority to change the amount of this threshold through published 
guidance.
    Commenters also continued to question the effect of the 2011 
temporary regulations on the treatment of standby emergency spare parts 
under Rev. Rul. 81-185 (1981-2 CB 59). To resolve questions in this 
area, the final regulations generally incorporate the definition of 
standby emergency spare parts provided in Rev. Rul. 81-185 into the 
definition of materials and supplies

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and provide that these parts are eligible for the optional election to 
capitalize certain materials and supplies provided in Sec.  1.162-3(d).

B. Election To Capitalize Certain Materials and Supplies

    The 2011 temporary regulations retained the rule from the 2008 
proposed regulations permitting a taxpayer to elect to capitalize and 
depreciate amounts paid for certain materials and supplies. Several 
comments noted that the requirement to elect to capitalize certain 
material and supply costs continued to be inconsistent with prior IRS 
pronouncements that distinguished certain depreciable property from 
materials and supplies. See, for example, Rev. Rul. 2003-37 (2003-1 CB 
717) (permitting taxpayers to treat certain rotable spare parts used in 
a service business as depreciable assets); Rev. Rul. 81-185 (1981-2 CB 
59) (concluding that major standby emergency spare parts are 
depreciable property); Rev. Rul. 69-201 (1969-1 CB 60) (holding that 
standby replacement parts used in pit mining business are items for 
which depreciation is allowable); Rev. Rul. 69-200 (1969-1 CB 60) 
(holding that flight equipment rotable spare parts and assemblies are 
tangible property for which depreciation is allowable while expendable 
flight equipment spare parts are materials and supplies); Rev. Proc. 
2007-48 (2007-2 CB 110) (providing a safe harbor method of accounting 
to treat certain rotable spare parts as depreciable assets). In 
addition, several comments noted that the rule under the 2011 temporary 
regulations could lead to problematic results, such as permitting a 
component acquired to improve a unit of tangible property owned by the 
taxpayer to be treated as an asset and depreciated over a recovery 
period different from the unit of tangible property intended to be 
improved.
    To address these concerns, the final regulations retain the rule 
permitting a taxpayer to elect to capitalize and depreciate amounts 
paid for certain materials and supplies but provide that this rule is 
only applicable to rotable, temporary, or standby emergency spare 
parts. By limiting the application of the rule to rotable, temporary, 
or standby emergency spare parts, the final regulations resolve the 
potentially problematic results arising in the 2011 temporary 
regulations. And while the final rule modifies Rev. Rul. 2003-37, Rev. 
Rul. 81-185, Rev. Rul. 69-200, and Rev. Rul. 69-201 to the extent that 
the regulations characterize certain tangible properties addressed in 
these rulings as materials and supplies, the treatment is consistent 
with the holdings of the revenue rulings, which permit taxpayers to 
treat rotable, temporary, or standby emergency spare parts as assets 
subject to the allowance for depreciation.
    The final regulations also clarify the procedure for a taxpayer 
that wants to revoke the election to capitalize and depreciate certain 
materials and supplies. The taxpayer may revoke this election by filing 
a request for a letter ruling and obtaining the consent of the 
Commissioner of Internal Revenue to revoke this election. The 
Commissioner may grant a request to revoke this election if the 
taxpayer acted reasonably and in good faith, and the revocation will 
not prejudice the interests of the Government. In deciding whether to 
grant such a request, the Commissioner anticipates applying standards 
similar to the standards under Sec.  301.9100-3 of this chapter for 
granting extensions of time for making regulatory elections.
    Finally, one commenter requested that the rules governing materials 
and supplies be modified to address the cost of acquiring or producing 
rotable spare parts that a taxpayer leases to customers in the ordinary 
course of the taxpayer's leasing business. This commenter requested 
that the final regulations clarify that these leased rotable spare 
parts are included in the definition of rotable and temporary spare 
parts and that a taxpayer may elect to capitalize and depreciate these 
leased rotable spare parts under the materials and supplies rules. 
Under the 2011 temporary regulations, the definition of rotable and 
temporary spare parts includes only components acquired to maintain, 
repair, or improve a unit of property owned, leased, or serviced by the 
taxpayer. This definition of rotable and temporary spare parts does not 
include components that the taxpayer leases to its customers and that 
are unrelated to other property owned, leased to other parties, or 
serviced by the taxpayer. The final regulations do not expand the 
definition of rotable and temporary spare parts to include leased 
rotable spare parts. The IRS and the Treasury Department believe that 
these parts are outside the scope of regulations governing materials 
and supplies.

C. Optional Method for Rotable and Temporary Spare Parts

    One commenter requested that the final regulations remove the 
requirement that the optional method for rotable and temporary spare 
parts, if elected, be used for all of a taxpayer's rotable and 
temporary spare parts in the same trade or business. Recognizing that 
taxpayers may have pools of rotable or temporary parts that are treated 
differently for financial statement purposes, the final regulations 
modify this rule. The final regulations provide that a taxpayer that 
uses the optional method for rotable and temporary spare parts for 
Federal tax purposes must use the optional method for all of the pools 
of rotable and temporary spare parts used in the same trade or business 
for which the optional method is used for the taxpayer's books and 
records. Thus, a taxpayer generally is not required to use the optional 
method for those pools of rotable or temporary spare parts for which it 
does not use the optional method in its books and records for the trade 
or business. However, if a taxpayer chooses to use the optional method 
for any pool of rotable or temporary spare parts for which the taxpayer 
does not use the optional method in its books and records for the trade 
or business, then the taxpayer must use the optional method for all its 
pools of rotable and temporary spare parts in that trade or business.
    Commenters also requested that the optional method for rotable and 
temporary spare parts be treated as the default method of accounting 
for rotable and temporary spare parts, instead of treating rotable and 
temporary spare parts as used and consumed in the taxable year when 
disposed. Many taxpayers do not use the optional method of accounting 
for rotable and temporary spare parts, and that method requires a 
degree of record keeping that would be overly burdensome for all 
taxpayers. Therefore, the final regulations do not adopt this 
suggestion and continue to generally treat rotable and temporary spare 
parts as materials and supplies that are used and consumed in the 
taxable year when disposed of by the taxpayer, unless the taxpayer 
chooses a different treatment under Sec.  1.162-3.

D. Materials and Supplies Under the de Minimis Safe Harbor

    There were numerous comments on the application of the de minimis 
rule provided in the 2011 temporary regulations to materials and 
supplies under Sec. Sec.  1.162-3T(f) (election to apply de minimis 
rule to materials and supplies) and 1.263(a)-2T(g) (general de minimis 
rule) and the interaction between the two sections. In response to 
these comments, the final regulations more clearly coordinate the two 
provisions as addressed below in the discussion of the de minimis safe 
harbor.

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E. Property Treated as Materials and Supplies in Published Guidance

    Several commenters questioned the effect of the 2011 temporary 
regulations on prior published guidance that permits taxpayers to treat 
certain property as materials and supplies. For example, Rev. Proc. 
2002-12 (2002-1 CB 374) allows a taxpayer to treat smallwares as 
materials and supplies that are not incidental under Sec.  1.162-3. 
Similarly, Rev. Proc. 2002-28 (2002-1 CB 815) allows a qualifying small 
business taxpayer to treat certain inventoriable items in the same 
manner as materials and supplies that are not incidental under Sec.  
1.162-3. The final regulations do not supersede, obsolete, or replace 
these revenue procedures to the extent they deem certain property to 
constitute materials and supplies under Sec.  1.162-3. This designated 
property continues to qualify as materials and supplies under the final 
regulations, because the definition of material and supplies includes 
property that is identified as materials and supplies in published 
guidance.

III. Repairs Under Sec.  1.162-4

    The 2011 temporary regulations provided that amounts paid for 
repairs and maintenance to tangible property are deductible if the 
amounts paid are not required to be capitalized under Sec.  1.263(a)-3. 
The IRS and the Treasury Department received no comments on this 
regulation. The final regulations retain the rule from the 2011 
temporary regulations. In addition, the final regulations add a cross 
reference to Sec.  1.263(a)-3(n), the new election to capitalize 
amounts paid for repair and maintenance consistent with the taxpayer's 
books and records, discussed later in this preamble.

IV. De Minimis Safe Harbor Under Sec. Sec.  1.263(a)-1(f) and 1.162-
3(f)

A. De Minimis Safe Harbor Ceiling

    The 2011 temporary regulations required a taxpayer to capitalize 
amounts paid to acquire or produce a unit of real or personal property, 
including the related transaction costs. However, Sec.  1.263(a)-2T(g) 
provided a de minimis exception permitting a taxpayer to deduct certain 
amounts paid for tangible property if the taxpayer had an applicable 
financial statement, had written accounting procedures for expensing 
amounts paid for such property under specified dollar amounts, and 
treated such amounts as expenses on its applicable financial statement. 
Under Sec.  1.263(a)-2T(g)(1)(iv), a taxpayer's de minimis deduction 
for the taxable year was limited to a ceiling: the greater of (1) 0.1 
percent of the taxpayer's gross receipts for the taxable year as 
determined for Federal income tax purposes, or (2) 2 percent of the 
taxpayer's total depreciation and amortization expense for the taxable 
year as determined on the taxpayer's applicable financial statement.
    The IRS and the Treasury Department received a significant number 
of comments addressing the de minimis safe harbor provided in Sec.  
1.263(a)-2T(g). Nearly all comments raised concerns about the 
administrative burden the ceiling would place on taxpayers, noting that 
taxpayers would be required to keep detailed accounts of amounts that 
they generally do not track because such amounts are expensed under 
their financial accounting capitalization policies. Thus, while the 
ceiling itself could be calculated relatively simply, the financial 
accounting systems employed by most taxpayers would not allow them to 
easily determine which costs the de minimis rule applied to and, 
therefore, whether or not applicable costs exceeded the ceiling. 
Commenters also pointed out that the operation of the ceiling 
requirement did not allow taxpayers to anticipate when they had reached 
the gross receipts or depreciation limitation or to identify assets 
that would be excluded under the de minimis rule during a taxable year, 
because the ceiling amount could only be calculated after the end of a 
taxable year. Commenters also highlighted the complexities inherent in 
the application of the ceiling requirement for consolidated groups. In 
many cases, commenters suggested that the administrative burden imposed 
would outweigh any potential tax benefit. Many commenters suggested 
that this problem be resolved by removing the ceiling altogether and 
permitting taxpayers to deduct for Federal income tax purposes amounts 
properly expensed under their financial accounting policies.
    The final regulations adopt commenters' suggestions that the 
ceiling in the de minimis rule in the 2011 temporary regulations be 
eliminated and that amounts properly expensed under a taxpayer's 
financial accounting policies be deductible for tax purposes. To both 
address taxpayers' concerns and ensure that the de minimis safe harbor 
in the final regulations requires taxpayers to use a reasonable, 
consistent methodology that clearly reflects income for Federal income 
tax purposes, the ceiling in Sec.  1.263(a)-2T(g)(1)(iv) has been 
replaced with a new safe harbor determined at the invoice or item level 
and based on the policies that the taxpayer utilizes for its financial 
accounting books and records. A taxpayer with an applicable financial 
statement may rely on the de minimis safe harbor under Sec.  1.263(a)-
1(f) of the final regulations only if the amount paid for property does 
not exceed $5,000 per invoice, or per item as substantiated by the 
invoice. The final regulations provide the IRS and the Treasury 
Department with the authority to change the safe harbor amount through 
published guidance.
    Commenters also asked that the de minimis safe harbor be expanded 
to include not only amounts paid for property costing less than a 
certain dollar amount but also amounts paid for property having a 
useful life less than a certain period of time. The final regulations 
adopt this suggestion and provide that the de minimis safe harbor also 
applies to a financial accounting procedure that expenses amounts paid 
for property with an economic useful life of 12 months or less as long 
as the amount per invoice (or item) does not exceed $5,000. Such 
amounts are deductible under the de minims rule whether this financial 
accounting procedure applies in isolation or in combination with a 
financial accounting procedure for expensing amounts paid for property 
that does not exceed a specified dollar amount. Under either procedure, 
if the cost exceeds $5,000 per invoice (or item), then the amounts paid 
for the property will not fall within the de minimis safe harbor. In 
addition, an anti-abuse rule is provided to aggregate costs that are 
improperly split among multiple invoices.

B. Taxpayers Without an Applicable Financial Statement

    The 2011 temporary regulations did not provide a de minimis safe 
harbor for taxpayers without an applicable financial statement, but the 
preamble requested comments addressing alternatives that would provide 
the IRS and the Treasury Department with assurance that a taxpayer is 
using a reasonable, consistent methodology that clearly reflects 
income. One commenter suggested that the definition of applicable 
financial statement be expanded to include financial statements subject 
to a compliance review under the rules of the American Institute of 
Certified Public Accountants' (AICPA) Statement of Standards for 
Accounting and Review Services. Numerous comments also requested that 
the de minimis rule be generally expanded to taxpayers without an 
applicable financial statement.
    The final regulations include a de minimis rule for taxpayers 
without an

[[Page 57690]]

applicable financial statement. While careful consideration was given 
to the suggestion of relying on reviewed financial statements as 
defined in the AICPA's Statement of Standards for Accounting and Review 
Services, the final regulations do not adopt this standard. While the 
AICPA standard for reviewed financial statements ensures that the 
taxpayer's policies comply with the applicable financial accounting 
framework, the standard does not contemplate a review of the taxpayer's 
internal control, fraud risk, or accounting records. Thus, the standard 
does not provide sufficient assurance to the IRS that such policies are 
being followed and, accordingly, that the taxpayer is using a 
reasonable, consistent methodology that clearly reflects its income. 
However, the final regulations do provide a de minimis safe harbor for 
taxpayers without an applicable financial statement if accounting 
procedures are in place to deduct amounts paid for property costing 
less than a specified dollar amount or amounts paid for property with 
an economic useful life of 12 months or less. The de minimis safe 
harbor for taxpayers without an applicable financial statement provides 
a reduced per invoice (or item) threshold because there is less 
assurance that the accounting procedures clearly reflect income. A 
taxpayer without an applicable financial statement may rely on the de 
minimis safe harbor only if the amount paid for property does not 
exceed $500 per invoice, or per item as substantiated by the invoice. 
If the cost exceeds $500 per invoice (or item), then no portion of the 
cost of the property will fall within the de minimis safe harbor. 
Similar to the safe harbor for a taxpayer with an applicable financial 
statement, this provision provides the IRS and the Treasury Department 
with the authority to change the safe harbor amount through published 
guidance. In addition, an anti-abuse rule is provided to aggregate 
costs that are improperly split among multiple invoices.
    Finally, for both taxpayers with applicable financial statements 
and taxpayers without applicable financial statements, the de minimis 
safe harbor is not intended to prevent a taxpayer from reaching an 
agreement with its IRS examining agents that, as an administrative 
matter, based on risk analysis or materiality, the IRS examining agents 
will not review certain items. It is not intended that examining agents 
must now revise their materiality thresholds in accordance with the de 
minimis safe harbor limitations provided in the final regulation. Thus, 
if examining agents and a taxpayer agree that certain amounts in excess 
of the de minimis safe harbor limitations are not material or otherwise 
should not be subject to review, that agreement should be respected, 
notwithstanding the requirements of the de minimis safe harbor. 
However, a taxpayer that seeks a deduction for amounts in excess of the 
amount allowed by the safe harbor has the burden of showing that such 
treatment clearly reflects income.

C. Safe Harbor Election

    Commenters asked whether the de minimis rule in the 2011 temporary 
regulations was mandatory or elective and, if mandatory, requested a 
change to make the safe harbor elective. The final regulations adopt 
these suggestions and provide that the de minimis rule is a safe 
harbor, elected annually by including a statement on the taxpayer's 
timely filed original Federal tax return for the year elected. The 
final regulations provide that, if elected, the de minimis safe harbor 
must be applied to all amounts paid in the taxable year for tangible 
property that meet the requirements of the de minimis safe harbor, 
including amounts paid for materials and supplies that meet the 
requirements. In addition, the final regulations provide that a 
taxpayer may not revoke an election to use the de minimis safe harbor. 
An election to use the de minimis safe harbor may not be made through 
the filing of an application for change in accounting method.

D. Written Accounting Procedures

    The 2011 temporary regulations required that to utilize the de 
minimis safe harbor, a taxpayer must have written accounting procedures 
in place at the beginning of the taxable year treating the amounts paid 
for property costing less than a certain dollar amount as an expense 
for financial accounting purposes. Commenters suggested that transition 
guidance be issued for taxpayers that did not have written accounting 
procedures in place at the beginning of 2012. Alternatively, one 
commenter suggested that taxpayers be allowed to make the drafting of a 
written accounting procedure retroactive to the beginning of 2012.
    The final regulations do not adopt these suggestions for transition 
relief. Although the publication of the 2011 temporary regulations late 
in the calendar year (December 27, 2011) likely prevented taxpayers 
without written accounting procedures at that time from implementing 
such procedures prior to the beginning of the 2012 taxable year, the 
provisions of the 2011 temporary regulations are elective for taxable 
years beginning prior to January 1, 2014. In addition, the final 
regulations are not applicable until taxable years beginning on or 
after January 1, 2014. Therefore, taxpayers without written accounting 
procedures that choose to elect the de minimis safe harbor for their 
2014 taxable years should have sufficient time to consider and draft 
appropriate procedures prior to the applicability date of the final 
regulations. Moreover, the de minimis safe harbor is intended to 
provide recordkeeping simplicity to taxpayers by allowing them to 
follow an established financial accounting policy for federal tax 
purposes, and allowing retroactive application is inconsistent with 
such purpose.

E. Application to Consolidated Group Members

    Several comments noted that the rule for use of a consolidated 
group's applicable financial statement failed to consider situations in 
which taxpayers are included on a consolidated applicable financial 
statement but are not members in an underlying consolidated group for 
Federal income tax purposes. Comments requested that taxpayers in this 
situation be permitted to rely on the financial policies of the group 
that apply to them as well as the group's consolidated applicable 
financial statement to satisfy the requirements of the de minimis rule. 
The final regulations adopt this suggestion and provide that if a 
taxpayer's financial results are reported on the applicable financial 
statement for a group of entities, then the group's applicable 
financial statement may be treated as the applicable financial 
statement of the taxpayer. Furthermore, in this situation, the written 
accounting procedures provided for the group and utilized for the 
group's applicable financial statement may be treated as the written 
accounting procedures of the taxpayer.

F. Transaction and Other Additional Costs

    The preamble to the 2011 temporary regulations provided that the de 
minimis rule did not apply to amounts paid for labor and overhead 
incurred in repairing or improving property. Commenters pointed out 
that the preamble did not provide any policy reason for excluding labor 
and overhead costs from the de minimis rule and that the exclusion 
would require rules to allocate additional invoice costs, such as 
freight and installation costs, between

[[Page 57691]]

tangible property costs and labor and overhead costs, requiring 
additional recordkeeping by taxpayers. Additionally, one commenter 
pointed out that the de minimis rule in the 2011 temporary regulations 
did not expressly provide for an exclusion of labor and overhead costs. 
Commenters requested that additional costs included on an invoice for 
tangible property be included within the scope of the de minimis rule.
    The final regulations adopt the commenters' suggestions, in part, 
and clarify the treatment under the de minimis safe harbor of 
transaction costs and other additional costs of acquiring and producing 
property subject to the safe harbor. To simplify the application of the 
de minimis rule to tangible property, the final regulations provide 
that a taxpayer electing to apply the de minimis safe harbor is not 
required to include in the cost of the tangible property the additional 
costs of acquiring or producing such property if these costs are not 
included in the same invoice as the tangible property. However, the 
final regulations also provide that a taxpayer electing to apply the de 
minimis safe harbor must include in the cost of such property all 
additional costs (for example, delivery fees, installation services, or 
similar costs) of acquiring or producing such property if these costs 
are included on the same invoice with the tangible property. If an 
invoice includes amounts paid for multiple tangible properties and the 
invoice includes additional invoice costs related to the multiple 
properties, then the taxpayer must allocate the additional invoice 
costs to each property using a reasonable method. The final regulations 
specify that a reasonable allocation method includes, but is not 
limited to, specific identification, a pro rata allocation, or a 
weighted average method based on each property's relative cost. The 
final regulations also clarify that additional costs consist of the 
transaction costs (that is, the facilitative costs under Sec.  
1.263(a)-2(f)) of acquiring or producing the property and the costs 
under Sec.  1.263(a)-2(d) for work performed prior to the date that the 
unit of tangible property is placed in service.

G. Materials and Supplies

    The IRS and Treasury Department received numerous comments on the 
application of the de minimis rule to materials and supplies under 
Sec.  1.162-3T of the 2011 temporary regulations. Under the 2011 
temporary regulations, taxpayers were permitted to select materials and 
supplies to be expensed under the de minimis rule provided that these 
materials and supplies satisfied all requirements of the de minimis 
rule, including the ceiling. Many comments raised concerns about the 
administrative burdens associated with identifying and allocating 
materials and supplies between the de minimis rule and the general 
rules for materials and supplies in a manner that would not exceed the 
de minimis rule ceiling. In many cases, commenters suggested that the 
administrative burden imposed would outweigh any potential tax benefit. 
Thus, commenters requested revisions to the de minimis rule to reduce 
taxpayers' administrative burden of complying with the 2011 temporary 
regulations.
    To simplify application of the de minimis safe harbor, the final 
regulations require that the de minimis safe harbor be applied to all 
eligible materials and supplies (other than rotable, temporary, and 
standby emergency spare parts subject to the election to capitalize or 
rotable and temporary spare parts subject to the optional method of 
accounting for such parts) if the taxpayer elects the de minimis safe 
harbor under Sec.  1.263(a)-1(f). Unlike the 2011 temporary regulations 
rule permitting taxpayers to select materials and supplies for 
application of the de minimis safe harbor, the requirement in the final 
regulations to apply the de minimis safe harbor, if elected, to all 
eligible materials and supplies simplifies the application of the de 
minimis rule and reduces the administrative burden on the IRS. 
Taxpayers that do not elect the de minimis safe harbor provided in the 
final regulations for the taxable year must treat their amounts paid 
for materials and supplies in accordance with the rules provided in 
Sec.  1.162-3.

H. Coordination With Section 263A

    Commenters asked for clarification on the interaction of the de 
minimis rule with section 263A. Several comments asked whether the 
application of the de minimis rule resulted in property with an 
unadjusted basis of zero, which would then be subject to section 263A, 
or, alternatively, whether section 263A required taxpayers to 
capitalize the cost of property subject to section 263A, regardless of 
whether the de minimis rule applied.
    The final regulations clarify the interaction between the two 
provisions. The final regulations provide that amounts paid for 
tangible property eligible for the de minimis safe harbor may, 
nonetheless, be subject to capitalization under section 263A if the 
amounts paid for this tangible property comprise the direct or 
allocable indirect costs of other property produced by the taxpayer or 
property acquired for resale.
    In general, under section 263A, if property is held for future 
production, taxpayers must capitalize direct and indirect costs 
allocable to such property (for example, purchasing, storage, and 
handling costs), even though production has not begun. If property is 
not held for production, indirect costs incurred prior to the beginning 
of the production period must be allocated to the property and 
capitalized if, at the time the costs are incurred, it is reasonably 
likely that production will occur at some future date. Thus, for 
example, a manufacturer must capitalize the costs of storing and 
handling raw materials before the raw materials are committed to 
production. In addition, Sec.  1.263A-1T(e)(2)(i) provides that 
indirect material costs include the cost of materials that are not an 
integral part of specific property produced and the cost of materials 
that are consumed in the ordinary course of performing production or 
resale activities that cannot be identified or associated with 
particular units of property.
    Therefore, if tangible property is acquired with the expectation of 
being used in the production of other property, and it is reasonably 
likely that production will occur at some future date, section 263A may 
apply to capitalize the cost of the property acquired. Thus, for 
example, if a taxpayer acquires a component part, the cost of which is 
otherwise eligible for the de minimis safe harbor, but the component 
part is installed, or expected to be installed in the future, in the 
taxpayer's manufacturing equipment used to produce property for sale, 
under section 263A, the cost of the component part must be capitalized 
as an indirect cost of property produced by the taxpayer. On the other 
hand, if property is acquired without the expectation of being used in 
the production of property and the taxpayer elects and properly applies 
the de minimis rule to the amount paid for property in the taxable 
year, if expectations change in a subsequent taxable year and the 
property is actually used in production, then section 263A will not 
require capitalization of the cost of the property at the time the 
expectation changes or when the property is used in production.

I. Change in Accounting Procedures Not Change in Method of Accounting

    Several commenters questioned whether a change in a taxpayer's 
financial accounting procedures (for example, its financial accounting 
capitalization policy) is a change in

[[Page 57692]]

method of accounting for de minimis expenses to which the provisions of 
sections 446 and 481 and the accompanying regulations apply. The final 
regulations provide that the use of the de minimis safe harbor is a 
taxable year election and may not be made by the filing of an 
application for a change in method of accounting. Thus, if a taxpayer 
meets the requirements for the safe harbor, which requires, in part, 
having written accounting procedures in place at the beginning of the 
taxable year and treating amounts paid for property as an expense in 
accordance with those procedures, then a change in the procedures, by 
itself, is not a change in accounting method. For example, if a 
taxpayer's written financial accounting capitalization policy at the 
beginning of 2014 states that amounts paid for property costing less 
than $200 will be treated as an expense, and the taxpayer changes its 
written policy as of the beginning of 2015 to treat amounts paid for 
property costing less that $500 as an expense, the taxpayer is not 
required to file an application for its 2015 taxable year to change its 
method of accounting for applying the de minimis safe harbor or 
determining amounts paid to acquire or produce tangible property under 
Sec.  1.263(a)-1(f).

V. Amounts Paid To Acquire or Produce Tangible Property Under Sec.  
1.263(a)-2

    Section 1.263(a)-2T of the 2011 temporary regulations provided 
rules for applying section 263(a) to amounts paid to acquire or produce 
a unit of real or personal property. In general, the final regulations 
retain the rules from the 2011 temporary regulations, including general 
requirements to capitalize amounts paid to acquire or produce a unit of 
real or personal property, requirements to capitalize amounts paid to 
defend or perfect title to real or personal property, and rules for 
determining the extent to which taxpayers must capitalize transaction 
costs related to the acquisition of property. In the final regulations, 
the de minimis safe harbor has been moved to Sec.  1.263(a)-1(f) to 
reflect its broader application to amounts paid for tangible property, 
including amounts paid for improvements and materials and supplies, 
except as otherwise provided under section 263A.
    The 2011 temporary regulations provided that a taxpayer must, in 
general, capitalize amounts paid to facilitate the acquisition or 
production of real or personal property. To alleviate controversy 
between taxpayers and the IRS, the 2011 temporary regulations included 
a list of inherently facilitative amounts. In addition, the 2011 
temporary regulations provided that costs relating to activities 
performed in the process of determining whether to acquire real 
property and which real property to acquire generally are deductible 
pre-decisional costs unless they are described in the regulations as 
inherently facilitative costs. The 2011 temporary regulations also 
provided that inherently facilitative amounts allocable to real or 
personal property are capital expenditures related to such property, 
even if such property is not eventually acquired or produced.
    Commenters requested that the requirement to capitalize 
facilitative costs be removed as overbroad. Commenters also stated that 
it was inappropriate to provide a special rule that depends on the 
nature of the property acquired (real property or personal property) 
and inappropriate to require capitalization of inherently facilitative 
amounts allocable to property not acquired. Other commenters 
recommended that the list describing inherently facilitative amounts be 
revised to exclude activities that are dependent on the type of service 
provider (for example, a broker), rather than being based on a specific 
activity (for example, securing an appraisal). One commenter asked for 
clarification regarding the treatment of a broker's commission if the 
commission was contingent on the buyer's successful acquisition of real 
property but a portion of the broker's activities were performed in 
investigating the acquisition.
    The final regulations generally retain the 2011 temporary 
regulation rules addressing facilitative amounts. As in the 2011 
temporary regulations, the final regulations include the special rule 
for the acquisition of real property providing that, except for amounts 
specifically identified as inherently facilitative, an amount paid by a 
taxpayer in the process of investigating or otherwise pursuing the 
acquisition of real property does not facilitate the acquisition if it 
relates to activities performed in the process of determining whether 
to acquire real property and which real property to acquire. The final 
regulations do not expand the deduction of such pre-decisional, 
investigatory costs to personal property because, unlike real property 
acquisitions, personal property acquisitions do not typically raise 
issues of whether the transaction costs should be characterized as 
deductible business expansion costs rather than costs to acquire a 
specific property. In addition, personal property acquisitions do not 
typically provide clear evidence establishing the timing of decisions. 
Thus, such a rule could generate significant controversy over unduly 
small amounts.
    Moreover, the final regulations retain the list of inherently 
facilitative costs that generally must be capitalized as transaction 
costs. However, in response to comments, the final regulations clarify 
the meaning of finders' fees and brokers' commissions and provide a 
definition of contingency fees. The final regulations provide that for 
purposes of Sec.  1.263(a)-2, a contingency fee is an amount paid that 
is contingent on the successful closing of the acquisition of real or 
personal property. The final regulations also clarify that contingency 
fees facilitate the acquisition of the property ultimately acquired and 
are not allocable to real or personal property not acquired. Therefore, 
if a real estate broker's commission is contingent on the successful 
closing of the acquisition of real property, the amount paid as the 
broker's commission inherently facilitates the acquisition of the 
property acquired and, therefore, must be capitalized as part of the 
basis of such property. However, no portion of the broker's contingency 
fee is allocable to real property that the taxpayer did not acquire. In 
addition, the final regulations retain the rule that inherently 
facilitative amounts allocable to real or personal property are capital 
expenditures related to such property, even if such property is not 
eventually acquired or produced. As discussed in the preamble to the 
2008 proposed regulations, the IRS and the Treasury Department believe 
that this rule is consistent with established authorities. See, for 
example, Sibley, Lindsay & Curr Co. v. Commissioner, 15 T.C. 106 
(1950), acq., 1951-1 CB 3. The final regulations also clarify that, 
except for contingency fees as discussed above, inherently facilitative 
amounts allocable to property not acquired may be allocated to those 
properties and recovered in accordance with the applicable provisions 
of the Code, including sections 165, 167, and 168.

VI. Amounts Paid To Improve Property Under Sec.  1.263(a)-3

A. Overview

    Comments received with respect to the rules under the 2011 
temporary regulations for determining whether an amount improves, 
betters, or restores property largely focused on the application of the 
rules to building property, the lack of a safe harbor for routine 
maintenance for building property, the standards to be applied in 
determining whether a betterment has

[[Page 57693]]

occurred, the treatment of post-casualty expenditures under the 
restoration standards, and the standards to be applied in determining 
whether a replacement of a major component or substantial structural 
part has occurred.
    The final regulations generally retain the rules of the 2011 
temporary regulations for determining the unit of property and for 
determining whether there is an improvement to a unit of property. The 
final regulations also retain the simplifying conventions set out in 
the 2011 temporary regulations, including the routine maintenance safe 
harbor and the optional regulatory accounting method. In addition, in 
response to the comments, the final regulations modify the 2011 
temporary regulations in several areas. The concerns raised by 
commenters and the relevant changes to the 2011 temporary regulations 
are discussed in this preamble.

B. Determining the Unit of Property

    The 2011 temporary regulations generally defined the unit of 
property as consisting of all the components of property that are 
functionally interdependent, but provided special rules for determining 
the unit of property for buildings, plant property, and network assets. 
The 2011 temporary regulations also provided special rules for 
determining the units of property for condominiums, cooperatives, and 
leased property, and for the treatment of improvements (including 
leasehold improvements). The final regulations retain the unit of 
property rules contained in the 2011 temporary regulations.
    The 2011 temporary regulations generally defined a building as a 
unit of property, but required the application of the improvement 
standards to the building structure and the enumerated building 
systems. A number of comments objected to the requirement that the 
taxpayer perform the improvement analysis at the building structure and 
system level. The comments stated that such treatment is inconsistent 
with the treatment of other complex property under the 2011 temporary 
regulations, is inconsistent with the treatment of building property 
under depreciation rules, and fails to take into account the relative 
importance of the various building systems. Several comments requested 
that the building, including its structural components, should be 
treated as the unit of property for applying the improvement rules to 
buildings. Other commenters pointed out that a functional 
interdependence standard, used in the 2011 temporary regulations for 
non-building property and applied by the courts and the IRS for 
determining when components of a single property are placed in service 
for cost recovery purposes, may be a more consistent general standard 
for identifying the relevant property upon which to apply the 
improvement analysis.
    Like plant property, buildings are complex properties composed of 
numerous component parts that perform discrete and major functions or 
operations. Unlike plant property, however, where the discrete and 
major functions or operations are not consistent from plant to plant, 
the discrete and major functions or operations performed from building 
to building are frequently similar. The building system definitions set 
forth in the 2011 temporary regulations are based on well understood 
costing standards that have been routinely applied to buildings for 
many years for valuations, cost accounting, and financial reporting. To 
help ensure that the improvement standards are applied equitably and 
consistently across building property, the final regulations continue 
to apply the improvement rules to both the building structure and the 
defined building systems. To the extent the particular facts and 
circumstances of a subset of buildings used in one or more industries 
present unique challenges to application of the building structure or 
building system definitions, taxpayers are encouraged to request 
guidance under the Industry Issue Resolution (IIR) procedures.

C. Unit of Property for Leasehold Improvements

    The 2011 temporary regulations provide rules for determining the 
unit of property for leased property and for determining the unit of 
property for leasehold improvements. The IRS and the Treasury 
Department received no written comments on these rules, and the final 
regulations retain the rules from the 2011 temporary regulations, with 
some clarifications. Under the rule in the 2011 temporary regulations, 
a question could arise regarding the property to be analyzed for 
determining whether an improvement to a lessee improvement constitutes 
an improvement to the lessee's property. In this context, the 2011 
temporary regulations suggested that the taxpayer must determine 
whether there has been an improvement to the lessee improvement by 
itself, rather than by applying the improvement standards to the 
general unit of property rules for leased buildings or for leased 
property other than buildings. The final regulations clarify that for 
purposes of determining whether an amount paid by a lessee constitutes 
a leasehold improvement, the unit of property and the improvement rules 
are applied in accordance with the rules for leased buildings (or 
leased portions of building) under Sec.  1.263(a)-3(e)(2)(v) or for 
leased property other than buildings under Sec.  1.263(a)-3(e)(3)(iv). 
Thus, for example, if a lessee pays an amount for work on an addition 
that it previously made to a leased building, the taxpayer determines 
whether the work performed constitutes an improvement to the entire 
leased building structure, not merely to the addition. The final 
regulations also clarify that when a lessee or lessor improvement is 
comprised of a building erected on leased property, then the unit of 
property for the building and the application of the improvement rules 
are determined under the provisions for buildings, rather than under 
the provisions for leased buildings.

D. Special Rules for Determining Improvement Costs

1. Costs Incurred During an Improvement
    The 2011 temporary regulations did not prescribe rules related to 
the ``plan of rehabilitation'' doctrine as traditionally described in 
the case law. The judicially-created plan of rehabilitation doctrine 
provides that a taxpayer must capitalize otherwise deductible repair or 
maintenance costs if they are incurred as part of a general plan of 
rehabilitation, modernization, and improvement to the property. See, 
for example, Moss v. Commissioner, 831 F.2d 833 (9th Cir. 1987); United 
States v. Wehrli, 400 F.2d 686 (10th Cir. 1968); Norwest Corp. v. 
Commissioner, 108 T.C. 265 (1997). The 2011 temporary regulations did 
not restate the plan of rehabilitation doctrine but, rather, used the 
language of the section 263A rule providing that a taxpayer must 
capitalize both the direct costs of an improvement as well as the 
indirect costs that directly benefit or are incurred by reason of the 
improvement. The 2011 temporary regulations also included an exception 
to this provision for an individual residence, which permitted an 
individual taxpayer to capitalize repair and maintenance costs incurred 
at the time of a substantial residential remodel.
    The final regulations retain the rules from the 2011 temporary 
regulations and continue to provide that indirect costs, such as repair 
and maintenance costs, that do not directly benefit and that are not 
incurred by reason of an improvement are not required to be

[[Page 57694]]

capitalized under section 263(a), regardless of whether they are 
incurred at the same time as an improvement. In addition, in response 
to comments requesting examples of the application of this standard, 
the final regulations add this analysis to several examples. By 
providing a standard based on the section 263A language, the final 
regulations set out a clear rule for determining when otherwise 
deductible indirect costs must be capitalized as part of an improvement 
to property and obsolete the plan of rehabilitation doctrine to the 
extent that the court-created doctrine provides different standards.
2. Removal Costs
    The 2011 temporary regulations did not provide a separate rule for 
the treatment of removal costs. Rather, the 2011 temporary regulations 
addressed component removal costs as an example of a type of indirect 
cost that must be capitalized if the removal costs directly benefit or 
are incurred by reason of an improvement. The preamble to the 2011 
temporary regulations stated that the costs of removing a component of 
a unit of property should be analyzed in the same manner as any other 
indirect cost (such as a repair cost) incurred during a repair or an 
improvement to property. Therefore, the preamble concluded, if the cost 
of removing a component of a unit of property directly benefitted or 
was incurred by reason of an improvement to the unit of property, the 
cost must be capitalized. The preamble to the 2011 temporary 
regulations also noted that the 2011 temporary regulations were not 
intended to affect the holding of Rev. Rul. 2000-7 (2000-1 CB 712) as 
it applied to the cost of removing an entire unit of property. Under 
Rev. Rul. 2000-7, a taxpayer is not required to capitalize the cost of 
removing a retired depreciable asset under section 263(a) or section 
263A, even when the retirement and removal occur in connection with the 
installation of a replacement asset. Rev. Rul. 2000-7 reasoned that the 
costs of removing a depreciable asset generally have been allocable to 
the removed asset and, thus, generally have been deductible when the 
asset is retired. See Sec. Sec.  1.165-3(b); 1.167(a)-1(c); 1.167(a)-
11(d)(3)(x); Rev. Rul. 74-455 (1974-2 CB 63); Rev. Rul. 75-150 (1975-1 
CB 73).
    Commenters acknowledged the preamble language but observed that the 
2011 temporary regulations did not explicitly state that the costs 
incurred to remove an entire unit of property are not required to be 
capitalized, even when incurred in connection with the installation of 
a replacement asset. Commenters requested that the final regulations 
include this explicit conclusion. Commenters also asked whether the 
principles of Rev. Rul. 2000-7 would apply to allow the deduction of 
removal costs when the taxpayer disposes of a component of a unit of 
property and the taxpayer takes into account the adjusted basis of the 
component in realizing loss. Commenters also questioned whether a 
taxpayer would be required to capitalize component removal costs if 
these costs were an indirect cost of a restoration (for example, the 
replacement of a component when the taxpayer has properly deducted a 
loss for that component) rather than a betterment to the underlying 
unit of property.
    The final regulations provide a specific rule clarifying the 
treatment of removal costs in these contexts. The final regulations 
state that if a taxpayer disposes of a depreciable asset (including a 
partial disposition under Prop. Reg. Sec.  1.168(i)-1(e)(2)(ix) 
September 19, 2013, or Prop. Reg. Sec.  1.168(i)-8(d) (September 19, 
2013)) for Federal tax purposes and has taken into account the adjusted 
basis of the asset or component of the asset in realizing gain or loss, 
the costs of removing the asset or component are not required to be 
capitalized under section 263(a). The final regulations also provide 
that if a taxpayer disposes of a component of a unit of property and 
the disposal is not a disposition for Federal tax purposes, then the 
taxpayer must deduct or capitalize the costs of removing the component 
based on whether the removal costs directly benefit or are incurred by 
reason of a repair to the unit of property or an improvement to the 
unit of property. In addition, the final regulations provide several 
examples illustrating these principles.

E. Safe Harbor for Small Taxpayers

    The 2011 temporary regulations did not provide any special rules 
for small taxpayers to assist them in applying the general rules for 
improvements to buildings. One commenter stated that small taxpayers 
generally do not have the administrative means or sufficient 
documentation or information to apply the improvement rules to their 
building structures and systems as required under the 2011 temporary 
regulations. Therefore, the commenter requested that an annual dollar 
threshold, such as $10,000, be established for buildings with an 
initial cost of $1,000,000 or less and that taxpayers be permitted to 
deduct annual amounts spent on the building if they did not exceed the 
threshold amount. In response to this request, the final regulations 
include a safe harbor election for building property held by taxpayers 
with gross receipts of $10,000,000 or less (``a qualifying small 
taxpayer''). The final regulations permit a qualifying small taxpayer 
to elect to not apply the improvement rules to an eligible building 
property if the total amount paid during the taxable year for repairs, 
maintenance, improvements, and similar activities performed on the 
eligible building does not exceed the lesser of $10,000 or 2 percent of 
the unadjusted basis of the building. Eligible building property 
includes a building unit of property that is owned or leased by the 
qualifying taxpayer, provided the unadjusted basis of the building unit 
of property is $1,000,000 or less. The final regulations provide the 
IRS and the Treasury Department with the authority to adjust the 
amounts of the safe harbor and gross receipts limitations through 
published guidance. The final regulations provide simple rules for 
determining the unadjusted basis of both owned and leased building 
units of property. In this situation, the final regulations also 
eliminate the need to separately analyze the building structure and the 
building systems, as required elsewhere in the improvement rules in the 
final regulations.
    Under the safe harbor for small taxpayers, a taxpayer includes 
amounts not capitalized under the de minimis safe harbor election of 
Sec.  1.263(a)-1(f) and under the routine maintenance safe harbor for 
buildings (discussed later in this preamble) to determine the annual 
amount paid for repairs, maintenance, improvements, and similar 
activities performed on the building. If the amount paid for repairs, 
maintenance, improvements, and similar activities performed on a 
building unit of property exceeds the safe harbor threshold for a 
taxable year, then the safe harbor is not applicable to any amounts 
spent during the taxable year. In that case, the taxpayer must apply 
the general rules for determining improvements, including the routine 
maintenance safe harbor for buildings. The taxpayer may also elect to 
apply the de minimis safe harbor under Sec.  1.263(a)-1(f) to amounts 
qualifying under the de minimis safe harbor, regardless of the 
application of the safe harbor for small taxpayers.
    The safe harbor for building property held small taxpayers may be 
elected annually on a building-by-building basis by including a 
statement on the taxpayer's timely filed original Federal tax return, 
including extensions, for the year the costs are incurred for the 
building. Amounts paid by the taxpayer

[[Page 57695]]

to which the taxpayer properly applies and elects the safe harbor are 
not treated as improvements to the building under Sec.  1.263(a)-3 and 
may be deducted under Sec.  1.162-1 or Sec.  1.212-1, as applicable, in 
the taxable year that the amounts are paid or incurred, provided the 
amounts otherwise qualify for deduction under those sections. A 
taxpayer may not revoke an election to apply the safe harbor for small 
taxpayers.

F. Safe Harbor for Routine Maintenance

1. Buildings
    The 2011 temporary regulations provided that the costs of 
performing certain routine maintenance activities for property other 
than a building or the structural components of a building are not 
required to be capitalized as an improvement. Under the routine 
maintenance safe harbor, an amount paid was deemed not to improve a 
unit of property if it was for the recurring activities that a taxpayer 
(or a lessor) expected to perform as a result of the taxpayer's (or the 
lessee's) use of the unit of property to keep the unit of property in 
its ordinarily efficient operating condition. The 2011 temporary 
regulations provided that the activities are routine only if, at the 
time the unit of property was placed in service, the taxpayer 
reasonably expected to perform the activities more than once during the 
period prescribed under sections 168(g)(2) and 168(g)(3) (the 
Alternative Depreciation System class life), regardless of whether the 
property was depreciated under the Alternative Depreciation System. The 
preamble to the 2011 temporary regulations explained that the routine 
maintenance safe harbor did not apply to building property, because the 
long class life for such property (40 years under section 168(g)(2)) 
arguably could allow major remodeling or restoration projects to be 
deducted under the safe harbor, regardless of the nature or extent of 
the work involved, and that deducting such costs would be inconsistent 
with case law. The 2011 temporary regulations provided several factors 
for taxpayers to consider in determining whether a taxpayer is 
performing routine maintenance, including the recurring nature of the 
activity, industry practice, manufacturers' recommendations, the 
taxpayer's experience, and the taxpayer's treatment of the activity on 
its applicable financial statement.
    Comments on the routine maintenance safe harbor generally requested 
that the safe harbor be extended to building property. One commenter 
stated that because the improvement standards under the 2011 temporary 
regulations must now be applied to the building structure and each 
building system separately, these components are more analogous to 
section 1245 property, which qualifies for the routine maintenance safe 
harbor. Commenters suggested that using a period shorter than a 
building's class life, such as 20 years, could alleviate the IRS and 
the Treasury Department's concern that the cost of true improvements 
would not be properly capitalized if the safe harbor were extended to 
buildings. Another commenter argued that the distinction between 
building property and non-building property for purposes of the safe 
harbor is arbitrary because, in many respects, retail buildings are 
similar to other complex property, such as aircraft, which are not 
excluded from the safe harbor.
    In response to these comments, the final regulations contain a safe 
harbor for routine maintenance for buildings. The inclusion of a 
routine maintenance safe harbor for buildings is expected to alleviate 
some of the difficulties that could arise in applying the improvement 
standards for certain restorations to building structures and building 
systems. To balance commenters' suggestions of using a shorter period, 
such as 20 years, with the concerns expressed in the preamble to the 
2011 temporary regulations, the final regulations use 10 years as the 
period of time in which a taxpayer must reasonably expect to perform 
the relevant activities more than once. While periods longer than 10 
years were considered, the use of a period much longer than 10 years 
would, contrary to current authority, permit the costs of many major 
remodeling and restoration projects to be deducted under the safe 
harbor, regardless of the nature or extent of the work involved.
2. Other Changes
    The final regulations make several additional changes and 
clarifications to the safe harbor for routine maintenance, which are 
applicable to both buildings and other property. First, the regulations 
confirm that routine maintenance can be performed any time during the 
life of the property provided that the activities qualify as routine 
under the regulation. Second, for purposes of determining whether a 
taxpayer is performing routine maintenance, the final regulations 
remove the taxpayer's treatment of the activity on its applicable 
financial statement from the factors to be considered. Taxpayers may 
have several different reasons for capitalizing maintenance activities 
on their applicable financial statements, and such treatment may not be 
indicative of whether the activities are routine. Third, the final 
regulations clarify the applicability of the routine maintenance safe 
harbor by adding three items to the list of exceptions from the routine 
maintenance safe harbor: (1) Amounts paid for a betterment to a unit of 
property, (2) amounts paid to adapt a unit of property to a new or 
different use, and (3) amounts paid for repairs, maintenance, or 
improvement of network assets. The first two exceptions were included 
in the general rule for the safe harbor in the 2011 temporary 
regulations, but were not clearly stated as exceptions. The exception 
for network assets was added because of the difficulty in defining the 
unit of property for network assets and the preference for resolving 
issues involving network assets through the IIR program. Finally, the 
exception relating to amounts paid for property for which a taxpayer 
has taken a basis adjustment resulting from a casualty loss is slightly 
modified to be consistent with the revised casualty loss restoration 
rule, which is discussed in this preamble.
3. Reasonable Expectation That Activities Will Be Performed More Than 
Once
    A taxpayer's reasonable expectation of whether it will perform 
qualifying maintenance activities more than once during the relevant 
period will be determined at the time the unit of property (or building 
structure or system, as applicable) is placed in service. The final 
regulations modify the safe harbor for routine maintenance by adding 
that a taxpayer's expectation will not be deemed unreasonable merely 
because the taxpayer does not actually perform the maintenance a second 
time during the relevant period, provided that the taxpayer can 
otherwise substantiate that its expectation was reasonable at the time 
the property was placed in service. Thus, for a unit of property 
previously placed in service, whether the maintenance is actually 
performed more than once during the relevant period is not controlling 
for assessing the reasonableness of a taxpayer's original expectation. 
However, if a similar or identical unit of property is placed in 
service in a future tax year, the taxpayer's experience with the 
original property may be taken into account as a factor in assessing 
whether the taxpayer reasonably expects to perform the activities more 
than once during the relevant period for the similar or identical unit 
of property. The taxpayer's actual experience, therefore, may be used 
in assessing the

[[Page 57696]]

reasonableness of the taxpayer's expectation of the frequency of 
restoration or replacement at the time a new unit of property is placed 
in service, but hindsight should not be used to invalidate a taxpayer's 
reasonable expectation as established at the time the unit of property 
was first placed in service when subsequent events do not conform to 
the taxpayer's reasonable expectation.
4. Amounts Not Qualifying for the Routine Maintenance Safe Harbor
    The final regulations clarify that amounts incurred for activities 
falling outside the routine maintenance safe harbor are not necessarily 
expenditures required to be capitalized under Sec.  1.263(a)-3. Amounts 
incurred for activities that do not meet the routine maintenance safe 
harbor are subject to analysis under the general rules for 
improvements.

G. Betterments

1. Overview
    The 2011 temporary regulations provided that an amount paid results 
in a betterment, and accordingly, an improvement, if it (1) ameliorates 
a material condition or defect that existed prior to the acquisition of 
the property or arose during the production of the property; (2) 
results in a material addition to the unit of property (including a 
physical enlargement, expansion, or extension); or (3) results in a 
material increase in the capacity, productivity, efficiency, strength, 
or quality of the unit of property or its output. As applied to 
buildings, an amount results in a betterment to the building if it 
results in a betterment to the building structure or any of the 
building systems.
    The final regulations retain the provisions of the 2011 temporary 
regulations related to betterments with several refinements. 
Specifically, the final regulations reorganize and clarify the types of 
activities that constitute betterments to property. Also, the final 
regulations no longer phrase the betterment test in terms of amounts 
that result in a betterment. Rather, the final regulations provide that 
a taxpayer must capitalize amounts that are reasonably expected to 
materially increase the productivity, efficiency, strength, quality, or 
output of a unit of property or that are for a material addition to a 
unit of property. Elimination of the ``results in'' standard should 
reduce controversy for expenditures that span more than one tax year or 
when the outcome of the expenditure is uncertain when the expenditure 
is made.
2. Amelioration of Material Condition or Defect
    Commenters requested that certain examples be clarified to 
distinguish more clearly between circumstances that require 
capitalization of amounts paid to ameliorate a material condition or 
defect and circumstances that do not require capitalization. One 
commenter requested that the final regulations include a rule that 
would provide for an allocation of expenditures between pre- and post-
acquisition periods based on facts and circumstances if an expenditure 
both ameliorates a pre-existing condition and ameliorates normal wear 
and tear that results from the taxpayer's use of the property. With 
respect to whether amounts paid to ameliorate conditions are 
betterments, other comments reiterated suggestions provided in response 
to the 2008 proposed regulations, as described in the preamble to the 
2011 temporary regulations.
    The final regulations do not adopt the comments with respect to 
expenditures to ameliorate pre-existing conditions or defects. The 
facts and circumstances rule provided in the final regulations is 
consistent with established case law and represents an administrable 
standard for determining whether an improvement has occurred.
3. Material Addition or Increase in Productivity, Efficiency, Strength, 
Quality, or Output
    Many commenters requested that the final regulations provide 
explanations and quantitative bright lines for determining the 
materiality of an addition to a unit of property or an increase in 
capacity, productivity, efficiency, strength, quality, or output of a 
unit of property. Additionally, commenters requested more explanation 
of terms such as productivity, quality, and output, and how such 
standards should be applied across a variety of different types of 
tangible property.
    These suggestions were extensively considered, but the final 
regulations do not adopt the suggestions to establish quantitative 
bright lines. Quantitative bright lines, although objective, would 
produce inconsistent results given the broad array of factual settings 
where the betterment rules apply. Instead, the final regulations 
continue to rely on qualitative factors to provide fair and equitable 
treatment for all taxpayers in determining whether a particular cost 
constitutes a betterment.
    The final regulations clarify, however, that not every single 
quantitative or qualitative factor listed in the betterment standard 
applies to every type of property. Whether any single factor applies to 
a particular unit of property depends on the nature of the property. 
For example, while amounts paid for work performed on an office 
building or a retail building may clearly comprise a physical 
enlargement or increase the capacity, efficiency, strength, or quality 
of such building under certain facts, it is unclear how to measure 
whether work performed on an office building or retail building 
increases the productivity or output of such buildings, as those terms 
are generally understood. Thus, the productivity and output factors 
would not generally apply to buildings. On the other hand, it is 
appropriate to evaluate many items of manufacturing equipment in terms 
of output or productivity as well as size, capacity, efficiency, 
strength, and quality. Accordingly, the final regulations clarify that 
the applicability of each quantitative and qualitative factor depends 
on the nature of the unit of property, and if an addition or increase 
in a particular factor cannot be measured in the context of a specific 
type of property, then the factor is not relevant in determining 
whether there has been a betterment to the property.
4. Application of Betterment Rule
    Several commenters questioned the betterment rule in the 2011 
temporary regulations that requires consideration of all facts and 
circumstances, including the treatment of the expenditures on a 
taxpayer's applicable financial statement. One commenter questioned 
whether the treatment of an expenditure on a taxpayer's applicable 
financial statement should be relevant in determining whether an amount 
paid results in a betterment and suggested removal of this factor from 
the facts and circumstances test provided in the 2011 temporary 
regulations. The IRS and the Treasury Department recognize that 
taxpayers may apply different standards for capitalizing amounts on 
their applicable financial statements and such standards may not be 
controlling for whether the activities are betterments for Federal tax 
purposes. Thus, the final regulations remove the taxpayer's treatment 
of the expenditure on its financial statement as a factor to be 
considered in performing a betterment analysis under the final 
regulations. In addition, the final regulations omit the reference to 
the taxpayer's facts and circumstances in determining whether amounts 
are paid for a betterment to the taxpayer's property. The IRS and the 
Treasury Department believe that an analysis of a taxpayer's particular 
facts and

[[Page 57697]]

circumstances is implicit in the application of all the final 
regulations governing improvements and need not be specifically 
provided in the application of the betterment rules.
    The 2011 temporary regulations provided that, when an expenditure 
is necessitated by a particular event, the determination of whether an 
expenditure is for the betterment of a unit of property is made by 
comparing the condition of the property immediately after the 
expenditure with the condition of the property immediately prior to the 
event necessitating the expenditure. The IRS and the Treasury 
Department received comments requesting that the final regulations 
clarify the application of the appropriate comparison rule for 
determining whether an expenditure is for a betterment of a unit of 
property. The final regulations retain this general rule but clarify 
that the rule applies when the event necessitating the expenditure is 
either normal wear and tear or damage to the unit of property during 
the taxpayer's use of the property. Thus, the final regulations clarify 
that the appropriate comparison rule focuses on events affecting the 
condition of the property and not on business decisions made by 
taxpayers. In addition, the final regulations confirm that the rule 
does not apply to wear, tear, or damage that occurs prior to the 
taxpayer's acquisition or use of the property. In these situations, the 
amelioration of a material condition or defect rule may apply.
5. Retail Store Refresh or Remodels
    A substantial number of comments were received with respect to the 
betterment examples in the 2011 temporary regulations that address 
retail store refresh or remodel projects, requesting the addition of 
quantitative bright lines and the inclusion of additional detail in the 
examples.
    As discussed previously in this preamble, the final regulations do 
not adopt the suggestions to provide quantitative bright lines in 
applying the betterment rules. However, the final regulations include 
additional detail in a number of the examples, including the examples 
related to building refresh or remodels, illustrating distinctions 
between betterments and maintenance activities when a taxpayer 
undertakes multiple simultaneous activities on a building. To the 
extent the rules in the final regulations present situations that might 
be addressed through the IIR program, taxpayers may pursue additional 
guidance through the IIR process.

H. Restorations

1. Overview
    The 2011 temporary regulations provided that an amount is paid to 
restore, and therefore improve, a unit of property if it meets one of 
six tests: (1) it is for the replacement of a component of a unit of 
property and the taxpayer has properly deducted a loss for that 
component (other than a casualty loss under Sec.  1.165-7); (2) it is 
for the replacement of a component of a unit of property and the 
taxpayer has properly taken into account the adjusted basis of the 
component in realizing gain or loss resulting from the sale or exchange 
of the component; (3) it is for the repair of damage to a unit of 
property for which the taxpayer has properly taken a basis adjustment 
as a result of a casualty loss under section 165, or relating to a 
casualty event described in section 165 (``casualty loss rule''); (4) 
it returns the unit of property to its ordinarily efficient operating 
condition if the property has deteriorated to a state of disrepair and 
is no longer functional for its intended use; (5) it results in the 
rebuilding of the unit of property to a like-new condition after the 
end of its class life; or (6) it is for the replacement of a major 
component or a substantial structural part of the unit of property 
(``major component rule'').
    The IRS and the Treasury Department received a number of comments 
regarding the 2011 temporary regulations restoration rules. The final 
regulations generally retain the restoration standards set forth in the 
2011 temporary regulations but revise both the major component rule and 
the casualty loss rule in response to comments.
2. Replacement of a Major Component or Substantial Structural Part
a. Definition of Major Component and Substantial Structural Part
    The 2011 temporary regulations provided that an amount paid for the 
replacement of a major component or substantial structural part of a 
unit of property is an amount paid to restore (and, therefore, improve) 
the unit of property. The determination of whether a component or part 
was ``major'' or ``substantial'' depended on the facts and 
circumstances, including both qualitative and quantitative factors.
    Commenters expressed concern that the lack of a bright-line test or 
additional definitions would result in uncertainty and disputes in 
applying the restoration rules contained in the 2011 temporary 
regulations. Several commenters stated that the standards provided in 
the 2011 temporary regulations were too subjective, and numerous 
commenters requested that the final regulations reintroduce a bright-
line definition of what constitutes a major component or substantial 
structural part for purposes of applying the restoration standards, 
particularly with regard to buildings. Several commenters suggested 
that a fixed percentage of a building should be defined as the major 
component. In addition, commenters asked for clarifying guidance or 
more examples, arguing that the major component test of the 2011 
temporary regulations uses broad, undefined, and subjective terms.
    The final regulations retain the substantive rules of the 2011 
temporary regulations, but clarify the definition of major component, 
and, more significantly, add a new definition for major components and 
substantial structural parts of buildings. Although the IRS and the 
Treasury Department considered several bright-line tests, none were 
found to fairly, equitably, and in a readily implementable manner 
distinguish between expenditures that constitute restorations and 
expenditures that constitute deductible repairs or maintenance 
consistent with the case law and administrative rulings in the area.
    In many cases, particularly with regard to buildings, establishing 
a clear threshold, such as 30 percent of a defined amount, would be 
unworkable. Largely due to the complex nature of the property involved 
and the fact that units of property include assets placed in service in 
multiple taxable years, applying a fixed percentage to a building 
structure or a building system in a way that creates a consistent and 
equitable result proved exceedingly intricate and complex, thereby 
failing to achieve the simplifying objective of a bright line test. The 
final regulations, therefore, do not adopt any of the bright-line tests 
suggested.
b. General Rule for Major Component and Substantial Structural Part
    To provide additional guidance for determining what constitutes a 
major component or substantial structural part, the final regulations 
clarify the distinction between a major component and a substantial 
structural part. Specifically, the final regulations separate ``major 
component,'' which focuses on the function of the component in the unit 
of property, from ``substantial structural part,'' which focuses on the 
size of the replacement component in relation to the unit of property. 
The final regulations define a major component as a part or

[[Page 57698]]

combination of parts that performs a discrete and critical function in 
the operation of the unit of property. The final regulations define a 
substantial structural part as a part or combination of parts that 
comprises a large portion of the physical structure of the unit of 
property.
    In response to comments, the final regulations retain, but also 
clarify, the exception to the major component rule. The 2011 temporary 
regulations provided that the replacement of a minor component, even 
though such component might affect the function of the unit of 
property, generally would not, by itself, constitute a major component. 
The exception was meant to apply to relatively minor components, such 
as a switch, which generally performs a discrete function (turning 
property on and off) and is critical to the operation of a unit of 
property (that is, property will not run without it). To provide 
additional clarification regarding this exception, the final 
regulations clarify that an incidental component of a unit of property, 
even though such component performs a discrete and critical function in 
the operation of the unit of property, generally will not, by itself, 
constitute a major component.
c. Major Component and Substantial Structural Part of Buildings
    The final regulations address the request for additional clarity 
regarding the definition of major component for buildings by adding a 
new definition for major components and substantial structural parts of 
buildings. In the case of buildings, the final regulations provide that 
an amount is for the replacement of a major component or substantial 
structural part if the replacement includes a part or combination of 
parts that (1) comprises a major component or a significant portion of 
a major component of the building structure or any building system, or 
(2) comprises a large portion of the physical structure of the building 
structure or any building system.
    While the definition of major component for buildings introduces an 
additional level of analysis (a significant portion of a major 
component) that must be applied in determining whether an amount spent 
on a building constitutes a restoration, the rule provides an 
analytical framework and reaches conclusions that are generally 
consistent with the case law. Therefore, in practice this framework 
should be readily applicable for amounts spent on buildings. In 
combination with the addition of a routine maintenance safe harbor for 
buildings, the modifications to the section 168 disposition 
regulations, the safe harbor for small taxpayers, and the addition and 
revision of many examples, the revised definition of major component 
for buildings should relieve much of the controversy in determining 
whether the replacement of a major component or a substantial 
structural part of a unit of property is an amount paid to restore a 
building.
3. Casualty Loss Rule
    The 2011 temporary regulations provided that an amount is paid to 
restore a unit of property if it is for the repair of damage to the 
unit of property for which the taxpayer has properly taken a basis 
adjustment as a result of a casualty loss under section 165, or 
relating to a casualty event described in section 165 (``casualty loss 
rule''). Capitalization of restoration costs is required under the 
casualty loss rule, even when the amounts paid for the repair exceed 
the adjusted basis remaining in the property and regardless of whether 
the amounts may otherwise qualify as repair costs. The 2011 temporary 
regulations recognized a taxpayer's ability to deduct a casualty loss 
under section 165 or, to the extent eligible, to deduct the repair 
expense associated with the casualty damage. But the 2011 temporary 
regulations did not permit a taxpayer to deduct both amounts arising 
from the same event in the same taxable year.
    Commenters requested that the final regulations eliminate the 
casualty loss rule. Commenters argued that recognition of a casualty 
loss under section 165 is irrelevant in determining whether the costs 
to restore the damage resulting from a casualty should be capitalized, 
and the 2011 temporary regulations should not deny one tax benefit (the 
ability to deduct repair costs) based on a taxpayer's realization of 
another tax benefit (the ability to deduct a casualty loss). Similarly, 
commenters argued that the Code allows both a casualty loss and a 
repair deduction, and the IRS and the Treasury Department had not 
offered any justification for denying a deduction for the cost to 
repair damaged property only because the taxpayer has taken a casualty 
loss deduction. Commenters argued that the 2011 temporary regulations 
penalize taxpayers that have suffered a casualty as a result of 
property damage. Commenters suggested that the casualty loss rule in 
the 2011 temporary regulations results in similarly situated taxpayers 
being treated differently, based on whether an asset has adjusted basis 
at the time of a casualty event. As an alternative to eliminating the 
casualty loss rule, commenters requested that the final regulations 
allow a taxpayer to elect to forego recognizing the casualty loss and 
making a corresponding adjustment to basis to avoid application of the 
casualty loss rule.
    The casualty loss rule in 2011 temporary regulations was based on 
the capitalization rule provided in section 263(a)(2), which states 
that no deduction shall be allowed for any amount expended in restoring 
property or in making good the exhaustion thereof for which an 
allowance is or has been made. When property has been damaged in a 
casualty and a loss for such property has been claimed, amounts paid to 
replace the damaged property are incurred to restore property for which 
an allowance has been made. Thus, under section 263(a)(2), when the 
basis in replaced property has been recovered by the taxpayer, 
capitalization of the replacement property is appropriate.
    Recognizing that such a rule can provide harsh results for a 
taxpayer with valuable property with low adjusted basis that is 
destroyed in a casualty event, considerable consideration was given to 
the suggestion that the regulations provide an election to forgo a 
casualty loss deduction. Ultimately, however, it was concluded that the 
IRS and the Treasury Department do not have the authority to permit 
taxpayers to electively avoid the basis adjustment requirement imposed 
by section 1016(a). Section 1016(a) states that ``a proper adjustment 
in respect of the property shall in all cases be made for . . . losses, 
or other items, properly chargeable to capital account. . .'' 
Therefore, even if a taxpayer could choose to forgo claiming a loss for 
property damage under section 165, section 1016 requires an adjustment 
to the basis of the property because a loss properly could be claimed.
    In response to commenters' suggestions, the final regulations 
revise the casualty loss rule to permit a deduction, where otherwise 
permissible, for amounts spent in excess of the adjusted basis of the 
property damaged in a casualty event. Thus, a taxpayer is still 
required to capitalize amounts paid to restore damage to property for 
which the taxpayer has properly recorded a basis adjustment, but the 
costs required to be capitalized under the casualty loss rule are 
limited to the excess of (1) the taxpayer's basis adjustments resulting 
from the casualty event, over (2) the amount paid for restoration of 
damage to the unit of property that also constitutes a restoration 
under the other criteria of

[[Page 57699]]

Sec.  1.263(a)-3(k)(1) (excluding the casualty loss rule). Casualty-
related expenditures in excess of this limitation are not treated as 
restoration costs under Sec.  1.263(a)-3(k)(1)(iii) and may be properly 
deducted if they otherwise constitute ordinary and necessary business 
expenses (for example, repair and maintenance expenses) under section 
162. The final regulations contain several examples illustrating the 
casualty loss rule, including one example that demonstrates the 
operation of the new limitation on amounts required to be capitalized.
4. Salvage Value Exception
    Under the 2011 temporary regulations, a restoration includes 
amounts paid for the replacement of a component of a unit of property 
when the taxpayer has properly deducted a loss for that component 
(other than a casualty loss under Sec.  1.165-7) and for the 
replacement of a component of a unit of property when the taxpayer has 
properly taken into account the adjusted basis of the component in 
realizing gain or loss resulting from the sale or exchange of the 
component. In response to comments, the final regulations retain these 
rules but provide an exception for property that cannot be depreciated 
to an adjusted basis of zero due to the application of salvage value 
(for example, property placed in service before 1981, and post-1980 
assets that do not qualify for the Accelerated Cost Recovery System of 
former section 168 (ACRS) or MACRS). When a loss is properly deducted 
or the adjusted basis of the component is realized from a sale or 
exchange, and the amount of loss or basis adjustment is attributable 
only to the remaining salvage value (the amount a taxpayer is expected 
to receive in cash or trade-in allowance upon disposition of an asset 
at the end of its useful life) as computed for Federal income tax 
purposes, a taxpayer is not required to treat amounts paid for the 
replacement of the component as a restoration under Sec.  1.263(a)-
3(k)(1)(i) or (k)(1)(ii). Amounts subject to this exception must be 
evaluated under other provisions of the regulations to determine if the 
amounts are paid to improve tangible property.
5. Rebuild to Like-New Condition
    The 2011 temporary regulations provided that a unit of property is 
rebuilt to a like-new condition if it is brought to the status of new, 
rebuilt, remanufactured, or similar status under the terms of any 
federal regulatory guideline or the manufacturer's original 
specifications. Commenters asked for clarification on whether 
comprehensive maintenance programs, conducted according to 
manufacturer's original specifications, constitute rebuilding a unit of 
property to like-new condition. The final regulations adopt the 
standard provided in the 2011 temporary regulations but clarify that 
generally a comprehensive maintenance program, even though substantial, 
does not return a unit of property to like-new condition.

I. Adaptation to a New or Different Use

    The 2011 temporary regulations required a taxpayer to capitalize 
amounts paid to adapt a unit of property to a new or different use 
(that is, a use inconsistent with the taxpayer's intended ordinary use 
at the time the property was originally placed in service by the 
taxpayer). As applied to buildings, the new or different use standard 
is applied separately to the building structure and its building 
systems. Commenters requested clarification of the adaptation rules and 
additional examples. Commenters also asked that, for specific 
industries, the regulations provide that changes to facilities in 
response to a change in product mix, a reallocation of floor space, the 
need to rebrand, or the introduction of a new product line do not 
constitute a new or different use.
    The final regulations retain the substantive rules of the 2011 
temporary regulations but add additional examples to illustrate the 
rules. The final regulations provide that if an amount adapts the unit 
of property in a manner inconsistent with the taxpayer's intended 
ordinary use of the property when placed in service, the amount must be 
capitalized as an adaptation of the unit of property to a new or 
different use. In response to comments, two new examples address 
circumstances in which part of a retail building unit of property is 
converted to provide new services or products. However, providing 
tailored guidance for specific industries or specific types of property 
(for example, retail sales facilities) is not appropriate for broadly 
applicable guidance. Specific industry guidance is better addressed 
through the IIR program.

VII. Optional Regulatory Accounting Method

    The 2011 temporary regulations provided an optional regulatory 
method, which permitted certain regulated taxpayers to follow the 
method of accounting they used for regulatory accounting purposes in 
determining whether an amount paid improves property. For purposes of 
the optional method, a taxpayer in a regulated industry is a taxpayer 
subject to the regulatory accounting rules of the Federal Energy 
Regulatory Commission (FERC), the Federal Communications Commission 
(FCC), or the Surface Transportation Board (STB). A taxpayer that uses 
the regulatory accounting method does not apply the rules under 
sections 162, 212, or 263(a) in determining whether amounts paid to 
repair, maintain, or improve property are capital expenditures or 
deductible expenses. Section 263A continues to apply to costs required 
to be capitalized to property produced by the taxpayer or to property 
acquired for resale.
    The IRS and the Treasury Department received no comments on this 
methodology, and the final regulations retain the rule from the 2011 
temporary regulations, with one modification. The final regulations 
modify the description of the regulatory accounting method to clarify 
that, for purposes of determining whether an amount is for a capital 
expenditure, an eligible taxpayer must apply the method of accounting 
that it is required to follow by FERC, FCC, or STB (whichever is 
applicable).

VIII. Election To Capitalize Repair and Maintenance Costs

    The 2011 temporary regulations did not contain an election for 
taxpayers to capitalize expenditures made with respect to tangible 
property that would otherwise be deductible under these regulations. 
Commenters requested that, to reduce uncertainty in applying subjective 
standards and to reduce administrative burden, the final regulations 
include an election to capitalize repair and maintenance expenditures 
as improvements if the taxpayer treats such costs as capital 
expenditures for financial accounting purposes. In response to these 
comments as well as in recognition of the significant administrative 
burden reduction achieved by permitting a taxpayer to follow for 
Federal income tax purposes the capitalization policies used for its 
books and records, the final regulations permit a taxpayer to elect to 
treat amounts paid during the taxable year for repair and maintenance 
to tangible property as amounts paid to improve that property and as an 
asset subject to the allowance for depreciation, as long as the 
taxpayer incurs the amounts in carrying on a trade or business and the 
taxpayer treats the amounts as capital expenditures on its books and 
records used for regularly computing income. Under the final 
regulations, a taxpayer that elects this treatment must apply the 
election to all amounts paid for repair and maintenance to tangible 
property that it treats as capital expenditures on its

[[Page 57700]]

books and records in that taxable year. A taxpayer making the election 
must begin to depreciate the cost of such improvements when the 
improvements are placed in service by the taxpayer under the applicable 
provisions of the Code and regulations. The election is made by 
attaching a statement to the taxpayer's timely filed original Federal 
tax return (including extensions) for the taxable year in which the 
improvement is placed in service. Once made, the election may not be 
revoked.
    A taxpayer that capitalizes repair and maintenance costs under the 
election is still eligible to apply the de minimis safe harbor, the 
safe harbor for small taxpayers, and the routine maintenance safe 
harbor to repair and maintenance costs that are not treated as capital 
expenditures on its books and records.

IX. Applicability Dates

    The final regulations generally apply to taxable years beginning on 
or after January 1, 2014. However, certain provisions of the final 
regulations only apply to amounts paid or incurred in taxable years 
beginning on or after January 1, 2014. For example, the de minimis safe 
harbor election under Sec.  1.263(a)-1(f) only applies to amounts paid 
or incurred for tangible property after January 1, 2014, for taxable 
years beginning on or after January 1, 2014.
    Alternatively, a taxpayer may generally choose to apply the final 
regulations to taxable years beginning on or after January 1, 2012. For 
taxpayers choosing this early application, certain provisions of the 
final regulations only apply to amounts paid or incurred in taxable 
years beginning on or after January 1, 2012. For example, for these 
taxpayers, the de minimis safe harbor election only applies to amounts 
paid or incurred for tangible property after January 1, 2012, for 
taxable years beginning on or after January 1, 2012.
    For taxpayers choosing to apply the final regulations to taxable 
years beginning on or after January 1, 2012, or where applicable, to 
amounts paid or incurred in taxable years beginning on or after January 
1, 2012, the final regulations provide transition relief for taxpayers 
that did not make the certain elections (for example, the election to 
apply the de minimis safe harbor or the election to apply the safe 
harbor for small taxpayers) on their timely filed original Federal tax 
return for their 2012 or 2013 taxable year (the applicable taxable 
year). Specifically, for taxable years beginning on or after January 1, 
2012, and ending on or before September 19, 2013, a taxpayer is 
permitted to make these elections by filing an amended Federal tax 
return (including any applicable statements) for the applicable taxable 
year on or before 180 days from the due date including extensions of 
the taxpayer's Federal tax return for the applicable taxable year, 
notwithstanding that the taxpayer may not have extended the due date.
    Finally, a taxpayer may also choose to apply the 2011 temporary 
regulations to taxable years beginning on or after January 1, 2012, and 
before January 1, 2014. For taxpayers choosing to apply the temporary 
regulations to these taxable years, certain provisions of the temporary 
regulations only apply to amounts paid or incurred in taxable years 
beginning on or after January 1, 2012, and before January 1, 2014.

X. Change in Method of Accounting

    The IRS and the Treasury Department received several comments 
regarding the procedures that a taxpayer should utilize to change its 
method of accounting to comply with the regulations. Several commenters 
favored the use of a cut-off method, primarily for reasons of 
administrative convenience. However, other commenters asserted that any 
change in method of accounting must include a section 481(a) 
adjustment.
    The final regulations provide that, except as otherwise stated, a 
change to comply with the final regulations is a change in method of 
accounting to which the provisions of sections 446 and 481 and the 
accompanying regulations apply. A taxpayer seeking to change to a 
method of accounting permitted in the final regulations must secure the 
consent of the Commissioner in accordance with Sec.  1.446-1(e) and 
follow the administrative procedures issued under Sec.  1.446-
1(e)(3)(ii) for obtaining the Commissioner's consent to change its 
accounting method. In general, a taxpayer seeking a change in method of 
accounting to comply with these regulations must take into account a 
full adjustment under section 481(a).
    The imposition of a section 481(a) adjustment for a change in 
method of accounting to conform to the final regulations provides for a 
uniform and consistent rule for all taxpayers and ultimately reduces 
the administrative burdens on taxpayers and the IRS in enforcing the 
requirements of section 263(a). Although the IRS and the Treasury 
Department recognize that requiring a section 481(a) adjustment may 
place a burden on taxpayers to calculate reasonable adjustments, 
taxpayers have shown a willingness and ability to make these 
calculations in requesting method changes after the publication of the 
2008 proposed regulations and after the publication of the 2011 
temporary regulations. In addition, taxpayers and the IRS routinely 
reach agreements on calculation methodologies and amounts.
    Separate procedures will be provided under which taxpayers may 
obtain automatic consent for a taxable year beginning on or after 
January 1, 2012, to change to a method of accounting provided in the 
final regulations. Although a taxpayer seeking a change in method of 
accounting to comply with these regulations generally must take into 
account a full adjustment under section 481(a), it is anticipated that 
for the specific situation where a taxpayer seeks to change to a method 
of accounting that is applicable only to amounts paid or incurred in 
taxable years beginning on or after January 1, 2014, a limited section 
481(a) adjustment will apply, taking into account only amounts paid or 
incurred in taxable years beginning on or after January 1, 2014, or at 
a taxpayer's option, amounts paid or incurred in taxable years 
beginning on or after January 1, 2012.

Special Analyses

    It has been determined that this Treasury decision is not a 
significant regulatory action as defined in Executive Order 12866, as 
supplemented by Executive Order 13563. Therefore, a regulatory 
assessment is not required. It also has been determined that section 
553(b) of the Administrative Procedure Act (5 U.S.C. chapter 5) does 
not apply to these regulations.
    Pursuant to the Regulatory Flexibility Act (5 U.S.C. chapter 6), it 
is hereby certified that these final regulations will not have a 
significant economic impact on a substantial number of small entities. 
This regulation affects all small business taxpayers. While a 
collection of information is required by this regulation in Sec. Sec.  
1.263(a)-1(f)(5), 1.263(a)-2(h)(6), and 1.263(a)-3(n), this collection 
will not have a significant economic impact on small entities. This 
information is required for a taxpayer to elect to use the de minimis 
safe harbor, to elect a safe harbor for determining the treatment of 
amounts related to buildings owned or leased by small taxpayers, and to 
elect to capitalize certain repair and maintenance costs. These 
elections were provided in the regulations in response to comment 
letters submitted on behalf of small business taxpayers requesting that 
these types of provisions be added to the regulations to assist small 
businesses. All of these elections are voluntary,

[[Page 57701]]

beneficial, and were designed to simplify the application of sections 
162 and 263(a) to small taxpayers. The provisions require a taxpayer to 
file a statement with the taxpayer's timely filed original tax return 
to inform the IRS that the taxpayer is electing to use these 
provisions. The estimated time to prepare a statement should not exceed 
15 minutes, and the filing of the statement allows the taxpayer to 
receive the beneficial treatment for the amounts that qualify for the 
statement. Based on these facts, a regulatory flexibility analysis 
under Regulatory Flexibility Act (5 U.S.C. chapter 6) is not required. 
Pursuant to section 7805(f) of the Code, this regulation was submitted 
to the Chief Counsel for Advocacy of the Small Business Administration 
for comment on its impact on small business.

Statement of Availability for IRS Documents

    For copies of recently issued revenue procedures, revenue rulings, 
notices, and other guidance published in the Internal Revenue Bulletin 
or Cumulative Bulletin, please visit the IRS Web site at https://www.irs.gov.

Drafting Information

    The principal authors of these regulations are Merrill D. Feldstein 
and Kathleen Reed, Office of the Associate Chief Counsel (Income Tax 
and Accounting). Other personnel from the IRS and the Treasury 
Department have participated in their development.

List of Subjects

26 CFR Part 1

    Income taxes, Reporting and recordkeeping requirements.

26 CFR Part 602

    Record and recordkeeping requirements.

Adoption of Amendments to the Regulations

    Accordingly, 26 CFR parts 1 and 602 are amended as follows:

PART 1--INCOME TAXES

0
Paragraph 1. The authority citation for part 1 continues to read in 
part as follows:

    Authority:  26 U.S.C. 7805 * * *


0
Par. 2. Section 1.162-3 is revised to read as follows:


Sec.  1.162-3  Materials and supplies.

    (a) In general--(1) Non-incidental materials and supplies. Except 
as provided in paragraphs (d), (e), and (f) of this section, amounts 
paid to acquire or produce materials and supplies (as defined in 
paragraph (c) of this section) are deductible in the taxable year in 
which the materials and supplies are first used in the taxpayer's 
operations or are consumed in the taxpayer's operations.
    (2) Incidental materials and supplies. Amounts paid to acquire or 
produce incidental materials and supplies (as defined in paragraph (c) 
of this section) that are carried on hand and for which no record of 
consumption is kept or of which physical inventories at the beginning 
and end of the taxable year are not taken, are deductible in the 
taxable year in which these amounts are paid, provided taxable income 
is clearly reflected.
    (3) Use or consumption of rotable and temporary spare parts. Except 
as provided in paragraphs (d), (e), and (f) of this section, for 
purposes of paragraph (a)(1) of this section, rotable and temporary 
spare parts (defined under paragraph (c)(2) of this section) are first 
used in the taxpayer's operations or are consumed in the taxpayer's 
operations in the taxable year in which the taxpayer disposes of the 
parts.
    (b) Coordination with other provisions of the Internal Revenue 
Code. Nothing in this section changes the treatment of any amount that 
is specifically provided for under any provision of the Internal 
Revenue Code (Code) or regulations other than section 162(a) or section 
212 and the regulations under those sections. For example, see Sec.  
1.263(a)-3, which requires taxpayers to capitalize amounts paid to 
improve tangible property and section 263A and the regulations under 
section 263A, which require taxpayers to capitalize the direct and 
allocable indirect costs, including the cost of materials and supplies, 
of property produced by the taxpayer and property acquired for resale. 
See also Sec.  1.471-1, which requires taxpayers to include in 
inventory certain materials and supplies.
    (c) Definitions--(1) Materials and supplies. For purposes of this 
section, materials and supplies means tangible property that is used or 
consumed in the taxpayer's operations that is not inventory and that--
    (i) Is a component acquired to maintain, repair, or improve a unit 
of tangible property (as determined under Sec.  1.263(a)-3(e)) owned, 
leased, or serviced by the taxpayer and that is not acquired as part of 
any single unit of tangible property;
    (ii) Consists of fuel, lubricants, water, and similar items, 
reasonably expected to be consumed in 12 months or less, beginning when 
used in the taxpayer's operations;
    (iii) Is a unit of property as determined under Sec.  1.263(a)-3(e) 
that has an economic useful life of 12 months or less, beginning when 
the property is used or consumed in the taxpayer's operations;
    (iv) Is a unit of property as determined under Sec.  1.263(a)-3(e) 
that has an acquisition cost or production cost (as determined under 
section 263A) of $200 or less (or other amount as identified in 
published guidance in the Federal Register or in the Internal Revenue 
Bulletin (see Sec.  601.601(d)(2)(ii)(b) of this chapter); or
    (v) Is identified in published guidance in the Federal Register or 
in the Internal Revenue Bulletin (see Sec.  601.601(d)(2)(ii)(b) of 
this chapter) as materials and supplies for which treatment is 
permitted under this section.
    (2) Rotable and temporary spare parts. For purposes of this 
section, rotable spare parts are materials and supplies under paragraph 
(c)(1)(i) of this section that are acquired for installation on a unit 
of property, removable from that unit of property, generally repaired 
or improved, and either reinstalled on the same or other property or 
stored for later installation. Temporary spare parts are materials and 
supplies under paragraph (c)(1)(i) of this section that are used 
temporarily until a new or repaired part can be installed and then are 
removed and stored for later installation.
    (3) Standby emergency spare parts. Standby emergency spare parts 
are materials and supplies under paragraph (c)(1)(i) of this section 
that are--
    (i) Acquired when particular machinery or equipment is acquired (or 
later acquired and set aside for use in particular machinery or 
equipment);
    (ii) Set aside for use as replacements to avoid substantial 
operational time loss caused by emergencies due to particular machinery 
or equipment failure;
    (iii) Located at or near the site of the installed related 
machinery or equipment so as to be readily available when needed;
    (iv) Directly related to the particular machinery or piece of 
equipment they serve;
    (v) Normally expensive;
    (vi) Only available on special order and not readily available from 
a vendor or manufacturer;
    (vii) Not subject to normal periodic replacement;
    (viii) Not interchangeable in other machines or equipment;

[[Page 57702]]

    (x) Not acquired in quantity (generally only one is on hand for 
each piece of machinery or equipment); and
    (xi) Not repaired and reused.
    (4) Economic useful life--(i) General rule. The economic useful 
life of a unit of property is not necessarily the useful life inherent 
in the property but is the period over which the property may 
reasonably be expected to be useful to the taxpayer or, if the taxpayer 
is engaged in a trade or business or an activity for the production of 
income, the period over which the property may reasonably be expected 
to be useful to the taxpayer in its trade or business or for the 
production of income, as applicable. See Sec.  1.167(a)-1(b) for the 
factors to be considered in determining this period.
    (ii) Taxpayers with an applicable financial statement. For 
taxpayers with an applicable financial statement (as defined in 
paragraph (c)(4)(iii) of this section), the economic useful life of a 
unit of property, solely for the purposes of applying the provisions of 
paragraph (c)(4)(iii) of this section, is the useful life initially 
used by the taxpayer for purposes of determining depreciation in its 
applicable financial statement, regardless of any salvage value of the 
property. If a taxpayer does not have an applicable financial statement 
for the taxable year in which a unit of property was originally 
acquired or produced, the economic useful life of the unit of property 
must be determined under paragraph (c)(4)(i) of this section. Further, 
if a taxpayer treats amounts paid for a unit of property as an expense 
in its applicable financial statement on a basis other than the useful 
life of the property or if a taxpayer does not depreciate the unit of 
property on its applicable financial statement, the economic useful 
life of the unit of property must be determined under paragraph 
(c)(4)(i) of this section. For example, if a taxpayer has a policy of 
treating as an expense on its applicable financial statement amounts 
paid for a unit of property costing less than a certain dollar amount, 
notwithstanding that the unit of property has a useful life of more 
than one year, the economic useful life of the unit of property must be 
determined under paragraph (c)(4)(i) of this section.
    (iii) Definition of applicable financial statement. The taxpayer's 
applicable financial statement is the taxpayer's financial statement 
listed in paragraphs (c)(4)(iii)(A) through (C) of this section that 
has the highest priority (including within paragraph (c)(4)(iii)(B) of 
this section). The financial statements are, in descending priority--
    (A) A financial statement required to be filed with the Securities 
and Exchange Commission (SEC) (the 10-K or the Annual Statement to 
Shareholders);
    (B) A certified audited financial statement that is accompanied by 
the report of an independent certified public accountant (or in the 
case of a foreign entity, by the report of a similarly qualified 
independent professional), that is used for--
    (1) Credit purposes;
    (2) Reporting to shareholders, partners, or similar persons; or
    (3) Any other substantial non-tax purpose; or
    (C) A financial statement (other than a tax return) required to be 
provided to the federal or a state government or any federal or state 
agency (other than the SEC or the Internal Revenue Service).
    (5) Amount paid. For purposes of this section, in the case of a 
taxpayer using an accrual method of accounting, the terms amount paid 
and payment mean a liability incurred (within the meaning of Sec.  
1.446-1(c)(1)(ii)). A liability may not be taken into account under 
this section prior to the taxable year during which the liability is 
incurred.
    (6) Produce. For purposes of this section, produce means construct, 
build, install, manufacture, develop, create, raise, or grow. This 
definition is intended to have the same meaning as the definition used 
for purposes of section 263A(g)(1) and Sec.  1.263A-2(a)(1)(i), except 
that improvements are excluded from the definition in this paragraph 
(c)(6) and are separately defined and addressed in Sec.  1.263(a)-3. 
Amounts paid to produce materials and supplies are subject to section 
263A.
    (d) Election to capitalize and depreciate certain materials and 
supplies--(1) In general. A taxpayer may elect to treat as a capital 
expenditure and to treat as an asset subject to the allowance for 
depreciation the cost of any rotable spare part, temporary spare part, 
or standby emergency spare part as defined in paragraph (c)(3) or 
(c)(4) of this section. Except as specified in paragraph (d)(2) of this 
section, an election made under this paragraph (d) applies to amounts 
paid during the taxable year to acquire or produce any rotable, 
temporary, or standby emergency spare part to which paragraph (a) of 
this section would apply (but for the election under this paragraph 
(d)). Any property for which this election is made shall not be treated 
as a material or a supply.
    (2) Exceptions. A taxpayer may not elect to capitalize and 
depreciate under paragraph (d) of this section any amount paid to 
acquire or produce a rotable, temporary, or standby emergency spare 
part defined in paragraph (c)(3) or (c)(4) of this section if--
    (i) The rotable, temporary, or standby emergency spare part is 
intended to be used as a component of a unit of property under 
paragraph (c)(1)(iii), (iv), or (v) of this section;
    (ii) The rotable, temporary, or standby emergency spare part is 
intended to be used as a component of a property described in paragraph 
(c)(1)(i) and the taxpayer cannot or has not elected to capitalize and 
depreciate that property under this paragraph (d); or
    (iii) The amount is paid to acquire or produce a rotable or 
temporary spare part and the taxpayer uses the optional method of 
accounting for rotable and temporary spare parts under paragraph (e) to 
of this section.
    (3) Manner of electing. A taxpayer makes the election under 
paragraph (d) of this section by capitalizing the amounts paid to 
acquire or produce a rotable, temporary, or standby emergency spare 
part in the taxable year the amounts are paid and by beginning to 
recover the costs when the asset is placed in service by the taxpayer 
for the purposes of determining depreciation under the applicable 
provisions of the Internal Revenue Code and the Treasury Regulations. 
See Sec.  1.263(a)-2 for the treatment of amounts paid to acquire or 
produce real or personal tangible property. A taxpayer must make this 
election in its timely filed original Federal tax return (including 
extensions) for the taxable year the asset is placed in service by the 
taxpayer for purposes of determining depreciation. See Sec. Sec.  
301.9100-1 through 301.9100-3 of this chapter for the provisions 
governing extensions of time to make regulatory elections. In the case 
of an S corporation or a partnership, the election is made by the S 
corporation or partnership, and not by the shareholders or partners. A 
taxpayer may make an election for each rotable, temporary, or standby 
emergency spare part that qualifies for the election under this 
paragraph (d). A taxpayer may revoke an election made under this 
paragraph (d) with respect to a rotable, temporary, or standby 
emergency spare part only by filing a request for a private letter 
ruling and obtaining the Commissioner's consent to revoke the election. 
The Commissioner may grant a request to revoke this election if the 
taxpayer acted reasonably and in good faith and the revocation will not 
prejudice the interests of the Government. See generally Sec.  
301.9100-3 of this chapter. The manner of electing and revoking the 
election to capitalize under this paragraph (d) may be modified through

[[Page 57703]]

guidance of general applicability (see Sec. Sec.  601.601(d)(2) and 
601.602 of this chapter). An election may not be made or revoked 
through the filing of an application for change in accounting method 
or, before obtaining the Commissioner's consent to make the late 
election or to revoke the election, by filing an amended Federal tax 
return.
    (e) Optional method of accounting for rotable and temporary spare 
parts--(1) In general. This paragraph (e) provides an optional method 
of accounting for rotable and temporary spare parts (the optional 
method for rotable parts). A taxpayer may use the optional method for 
rotable parts, instead of the general rule under paragraph (a)(3) of 
this section, to account for its rotable and temporary spare parts as 
defined in paragraph (c)(2) of this section. A taxpayer that uses the 
optional method for rotable parts must use this method for all of its 
pools of rotable and temporary spare parts used in the same trade or 
business and for which it uses this method for its books and records. 
If a taxpayer uses the optional method for rotable and temporary spare 
parts for pools of rotable or temporary spare parts for which the 
taxpayer does not use the optional method for its book and records, 
then the taxpayer must use the optional method for all its pools of 
rotable spare parts in the same trade or business. The optional method 
for rotable parts is a method of accounting under section 446(a). Under 
the optional method for rotable parts, the taxpayer must apply the 
rules in this paragraph (e) to each rotable or temporary spare part 
(part) upon the taxpayer's initial installation, removal, repair, 
maintenance or improvement, reinstallation, and disposal of each part.
    (2) Description of optional method for rotable parts--(i) Initial 
installation. The taxpayer must deduct the amount paid to acquire or 
produce the part in the taxable year that the part is first installed 
on a unit of property for use in the taxpayer's operations.
    (ii) Removal from unit of property. In each taxable year in which 
the part is removed from a unit of property to which it was initially 
or subsequently installed, the taxpayer must--
    (A) Include in gross income the fair market value of the part; and
    (B) Include in the basis of the part the fair market value of the 
part included in income under paragraph (e)(2)(ii)(A) of this section 
and the amount paid to remove the part from the unit of property.
    (iii) Repair, maintenance, or improvement of part. The taxpayer may 
not currently deduct and must include in the basis of the part any 
amounts paid to maintain, repair, or improve the part in the taxable 
year these amounts are paid.
    (iv) Reinstallation of part. The taxpayer must deduct the amounts 
paid to reinstall the part and those amounts included in the basis of 
the part under paragraphs (e)(2)(ii)(B) and (e)(2)(iii) of this 
section, to the extent that those amounts have not been previously 
deducted under this paragraph (e)(2)(iv), in the taxable year that the 
part is reinstalled on a unit of property.
    (v) Disposal of the part. The taxpayer must deduct the amounts 
included in the basis of the part under paragraphs (e)(2)(ii)(B) and 
(e)(2)(iii) of this section, to the extent that those amounts have not 
been previously deducted under paragraph (e)(2)(iv) of this section, in 
the taxable year in which the part is disposed of by the taxpayer.
    (f) Application of de minimis safe harbor. If a taxpayer elects to 
apply the de minimis safe harbor under Sec.  1.263(a)-1(f) to amounts 
paid for the production or acquisition of tangible property, then the 
taxpayer must apply the de minimis safe harbor to amounts paid for all 
materials and supplies that meet the requirements of Sec.  1.263(a)-
1(f), except for those materials and supplies that the taxpayer elects 
to capitalize and depreciate under paragraph (d) of this section or for 
which the taxpayer properly uses the optional method of accounting for 
rotable and temporary spare parts under paragraph (e) of this section. 
If the taxpayer properly applies the de minimis safe harbor under Sec.  
1.263(a)-1(f) to amounts paid for materials and supplies, then these 
amounts are not treated as amounts paid for materials and supplies 
under this section. See Sec.  1.263(a)-1(f)(5) for the time and manner 
of electing the de minimis safe harbor and Sec.  1.263(a)-1(f)(3)(iv) 
for the treatment of safe harbor amounts.
    (g) Sale or disposition of materials and supplies. Upon sale or 
other disposition, materials and supplies as defined in this section 
are not treated as a capital asset under section 1221 or as property 
used in the trade or business under section 1231. Any asset for which 
the taxpayer makes the election to capitalize and depreciate under 
paragraph (d) of this section shall not be treated as a material or 
supply, and the recognition and character of the gain or loss for such 
depreciable asset are determined under other applicable provisions of 
the Code.
    (h) Examples. The rules of this section are illustrated by the 
following examples, in which it is assumed, unless otherwise stated, 
that the property is not an incidental material or supply, that the 
taxpayer computes its income on a calendar year basis, that the 
taxpayer does not make the election to apply paragraph (d) of this 
section, or use the method of accounting described in paragraph (e) of 
this section, and that the taxpayer has not elected to apply the de 
minimis safe harbor under Sec.  1.263(a)-1(f). The following examples 
illustrate only the application of this section and, unless otherwise 
stated, do not address the treatment under other provisions of the Code 
(for example, section 263A).
    Example 1. Non-rotable components. A owns a fleet of aircraft 
that it operates in its business. In Year 1, A purchases a stock of 
spare parts, which it uses to maintain and repair its aircraft. A 
keeps a record of consumption of these spare parts. In Year 2, A 
uses the spare parts for the repair and maintenance of one of its 
aircraft. Assume each aircraft is a unit of property under Sec.  
1.263(a)-3(e) and that spare parts are not rotable or temporary 
spare parts under paragraph (c)(2) of this section. Assume these 
repair and maintenance activities do not improve the aircraft under 
Sec.  1.263(a)-3. These parts are materials and supplies under 
paragraph (c)(1)(i) of this section because they are components 
acquired and used to maintain and repair A's aircraft. Under 
paragraph (a)(1) of this section, the amounts that A paid for the 
spare parts in Year 1 are deductible in Year 2, the taxable year in 
which the spare parts are first used to repair and maintain the 
aircraft.
    Example 2. Rotable spare parts; disposal method. B operates a 
fleet of specialized vehicles that it uses in its service business. 
Assume that each vehicle is a unit of property under Sec.  1.263(a)-
3(e). At the time that it acquires a new type of vehicle, B also 
acquires a substantial number of rotable spare parts that it will 
keep on hand to quickly replace similar parts in B's vehicles as 
those parts break down or wear out. These rotable parts are 
removable from the vehicles and are repaired so that they can be 
reinstalled on the same or similar vehicles. In Year 1, B acquires 
several vehicles and a number of rotable spare parts to be used as 
replacement parts in these vehicles. In Year 2, B repairs several 
vehicles by using these rotable spare parts to replace worn or 
damaged parts. In Year 3, B removes these rotable spare parts from 
its vehicles, repairs the parts, and reinstalls them on other 
similar vehicles. In Year 5, B can no longer use the rotable parts 
it acquired in Year 1 and disposes of them as scrap. Assume that B 
does not improve any of the rotable spare parts under Sec.  
1.263(a)-3. Under paragraph (c)(1)(i) of this section, the rotable 
spare parts acquired in Year 1 are materials and supplies. Under 
paragraph (a)(3) of this section, rotable spare parts are generally 
used or consumed in the taxable year in which the taxpayer disposes 
of the parts. Therefore, under paragraph (a)(1) of this section, the 
amounts that B paid for the rotable spare parts in Year 1 are 
deductible in Year 5, the taxable year in which B disposes of the 
parts.
    Example 3. Rotable spare parts; application of optional method 
of

[[Page 57704]]

accounting. C operates a fleet of specialized vehicles that it uses 
in its service business. Assume that each vehicle is a unit of 
property under Sec.  1.263(a)-3(e). At the time that it acquires a 
new type of vehicle, C also acquires a substantial number of rotable 
spare parts that it will keep on hand to replace similar parts in 
C's vehicles as those parts break down or wear out. These rotable 
parts are removable from the vehicles and are repaired so that they 
can be reinstalled on the same or similar vehicles. C uses the 
optional method of accounting for all its rotable and temporary 
spare parts under paragraph (e) of this section. In Year 1, C 
acquires several vehicles and a number of rotable spare parts (the 
``Year 1 rotable parts'') to be used as replacement parts in these 
vehicles. In Year 2, C repairs several vehicles and uses the Year 1 
rotable parts to replace worn or damaged parts. In Year 3, C pays 
amounts to remove these Year 1 rotable parts from its vehicles. In 
Year 4, C pays amounts to maintain, repair, or improve the Year 1 
rotable parts. In Year 5, C pays amounts to reinstall the Year 1 
rotable parts on other similar vehicles. In Year 8, C removes the 
Year 1 rotable parts from these vehicles and stores these parts for 
possible later use. In Year 9, C disposes of the Year 1 rotable 
parts. Under paragraph (e) of this section, C must deduct the 
amounts paid to acquire and install the Year 1 rotable parts in Year 
2, the taxable year in which the rotable parts are first installed 
by C in C's vehicles. In Year 3, when C removes the Year 1 rotable 
parts from its vehicles, C must include in its gross income the fair 
market value of each part. Also, in Year 3, C must include in the 
basis of each Year 1 rotable part the fair market value of the 
rotable part and the amount paid to remove the rotable part from the 
vehicle. In Year 4, C must include in the basis of each Year 1 
rotable part the amounts paid to maintain, repair, or improve each 
rotable part. In Year 5, the year that C reinstalls the Year 1 
rotable parts (as repaired or improved) in other vehicles, C must 
deduct the reinstallation costs and the amounts previously included 
in the basis of each part. In Year 8, the year that C removes the 
Year 1 rotable parts from the vehicles, C must include in income the 
fair market value of each rotable part removed. In addition, in Year 
8, C must include in the basis of each part the fair market value of 
that part and the amount paid to remove each rotable part from the 
vehicle. In Year 9, the year that C disposes of the Year 1 rotable 
parts, C may deduct the amounts remaining in the basis of each 
rotable part.
    Example 4. Rotable part acquired as part of a single unit of 
property; not material or supply. D operates a fleet of aircraft. In 
Year 1, D acquires a new aircraft, which includes two new aircraft 
engines. The aircraft costs $500,000 and has an economic useful life 
of more than 12 months, beginning when it is placed in service. In 
Year 5, after the aircraft is operated for several years in D's 
business, D removes the engines from the aircraft, repairs or 
improves the engines, and either reinstalls the engines on a similar 
aircraft or stores the engines for later reinstallation. Assume the 
aircraft purchased in Year 1, including its two engines, is a unit 
of property under Sec.  1.263(a)-3(e). Because the engines were 
acquired as part of the aircraft, a single unit of property, the 
engines are not materials or supplies under paragraph (c)(1)(i) of 
this section nor rotable or temporary spare parts under paragraph 
(c)(2) of this section. Accordingly, D may not apply the rules of 
this section to the aircraft engines upon the original acquisition 
of the aircraft nor after the removal of the engines from the 
aircraft for use in the same or similar aircraft. Rather, D must 
apply the rules under Sec. Sec.  1.263(a)-2 and 1.263(a)-3 to the 
aircraft, including its engines, to determine the treatment of 
amounts paid to acquire, produce, or improve the unit of property.
    Example 5. Consumable property. E operates a fleet of aircraft 
that carries freight for its customers. E has several storage tanks 
on its premises, which hold jet fuel for its aircraft. Assume that 
once the jet fuel is placed in E's aircraft, the jet fuel is 
reasonably expected to be consumed within 12 months or less. On 
December 31, Year 1, E purchases a two-year supply of jet fuel. In 
Year 2, E uses a portion of the jet fuel purchased on December 31, 
Year 1, to fuel the aircraft used in its business. The jet fuel that 
E purchased in Year 1 is a material or supply under paragraph 
(c)(1)(ii) of this section because it is reasonably expected to be 
consumed within 12 months or less from the time it is placed in E's 
aircraft. Under paragraph (a)(1) of this section, E may deduct in 
Year 2 the amounts paid for the portion of jet fuel used in the 
operation of E's aircraft in Year 2.
    Example 6. Unit of property that costs $200 or less. F operates 
a business that rents out a variety of small individual items to 
customers (rental items). F maintains a supply of rental items on 
hand. In Year 1, F purchases a large quantity of rental items to use 
in its rental business. Assume that each rental item is a unit of 
property under Sec.  1.263(a)-3(e) and costs $200 or less. In Year 
2, F begins using all the rental items purchased in Year 1 by 
providing them to customers of its rental business. F does not sell 
or exchange these items on established retail markets at any time 
after the items are used in the rental business. The rental items 
are materials and supplies under paragraph (c)(1)(iv) of this 
section. Under paragraph (a)(1) of this section, the amounts that F 
paid for the rental items in Year 1 are deductible in Year 2, the 
taxable year in which the rental items are first used in F's 
business.
    Example 7. Unit of property that costs $200 or less. G provides 
billing services to its customers. In Year 1, G pays amounts to 
purchase 50 scanners to be used by its employees. Assume each 
scanner is a unit of property under Sec.  1.263(a)-3(e) and costs 
less than $200. In Year 1, G's employees begin using 35 of the 
scanners, and F stores the remaining 15 scanners for use in a later 
taxable year. The scanners are materials and supplies under 
paragraph (c)(1)(iv) of this section. Under paragraph (a)(1) of this 
section, the amounts G paid for 35 of the scanners are deductible in 
Year 1, the taxable year in which G first uses each of those 
scanners. The amounts that G paid for each of the remaining 15 
scanners are deductible in the taxable year in which each machine is 
first used in G's business.
    Example 8. Materials and supplies that cost less than $200; de 
minimis safe harbor. Assume the same facts as in Example 7 except 
that G's scanners qualify for the de minimis safe harbor under Sec.  
1.263(a)-1(f), and G properly elects to apply the de minimis safe 
harbor under Sec.  1.263(a)-1(f) to amounts paid in Year 1. G must 
apply the de minimis safe harbor under Sec.  1.263(a)-1(f) to 
amounts paid for the scanners, rather than treat these amounts as 
costs of materials and supplies under this section. In accordance 
with Sec.  1.263(a)-1(f)(3)(iv), G may deduct the amounts paid for 
all 50 scanners under Sec.  1.162-1 in the taxable year the amounts 
are paid.
    Example 9. Unit of property that costs $200 or less; bulk 
purchase. H provides consulting services to its customers. In Year 
1, H pays $500 to purchase one box of 10 toner cartridges to use as 
needed for H's printers. Assume each toner cartridge is a unit of 
property under Sec.  1.263(a)-3(e). In Year 1, H's employees place 8 
of the toner cartridges in printers in H's office, and store the 
remaining 2 cartridges for use in a later taxable year. The toner 
cartridges are materials and supplies under paragraph (c)(1)(iv) of 
this section because even though purchased in one box costing more 
than $200, the allocable cost of each unit of property equals $50. 
Therefore, under paragraph (a)(1) of this section, the $400 paid by 
H for 8 of the cartridges is deductible in Year 1, the taxable year 
in which H first uses each of those cartridges. The amounts paid by 
H for each of the remaining 2 cartridges ($50 each) are deductible 
in the taxable year in which each cartridge is first used in H's 
business.
    Example 10. Materials and supplies used in improvements; 
coordination with Sec.  1.263(a)-3. J owns various machines that are 
used in its business. Assume that each machine is a unit of property 
under Sec.  1.263(a)-3(e). In Year 1, J purchases a supply of spare 
parts for its machines. J acquired the parts to use in the repair or 
maintenance of the machines under Sec.  1.162-4 or in the 
improvement of the machines under Sec.  1.263(a)-3. The spare parts 
are not rotable or temporary spare parts under paragraph (c)(2) of 
this section. In Year 2, J uses all of these spare parts in an 
activity that improves a machine under Sec.  1.263(a)-3. Under 
paragraph (c)(1)(i) of this section, the spare parts purchased by J 
in Year 1 are materials and supplies. Under paragraph (a)(1) of this 
section, the amounts paid for the spare parts are otherwise 
deductible as materials and supplies in Year 2, the taxable year in 
which J uses those parts. However, because these materials and 
supplies are used to improve J's machine, J is required to 
capitalize the amounts paid for those spare parts under Sec.  
1.263(a)-3.
    Example 11. Cost of producing materials and supplies; 
coordination with section 263A. K is a manufacturer that produces 
liquid waste as part of its operations. K determines that its 
current liquid waste disposal process is inadequate. To remedy the 
problem, in Year 1, K constructs a leaching pit to provide a 
draining area for the liquid waste. Assume the leaching pit is a 
unit of property under Sec.  1.263(a)-3(e) and has an economic 
useful life of 12 months or

[[Page 57705]]

less, starting on the date that K begins to use the leaching pit as 
a draining area. At the end of this period, K's factory will be 
connected to the local sewer system. In Year 2, K starts using the 
leaching pit in its operations. The amounts paid to construct the 
leaching pit (including the direct and allocable indirect costs of 
property produced under section 263A) are amounts paid for a 
material or supply under paragraph (c)(1)(iii) of this section. 
However, the amounts paid to construct the leaching pit may be 
subject to capitalization under section 263A if these amounts 
comprise the direct or allocable indirect costs of property produced 
by K.
    Example 12. Costs of acquiring materials and supplies for 
production of property; coordination with section 263A. In Year 1, L 
purchases jigs, dies, molds, and patterns for use in the manufacture 
of L's products. Assume each jig, die, mold, and pattern is a unit 
of property under Sec.  1.263(a)-3(e). The economic useful life of 
each jig, die, mold, and pattern is 12 months or less, beginning 
when each item is used in the manufacturing process. The jigs, dies, 
molds, and patterns are not components acquired to maintain, repair, 
or improve any of L's equipment under paragraph (c)(1)(i) of this 
section. L begins using the jigs, dies, molds and patterns in Year 2 
to manufacture its products. These items are materials and supplies 
under paragraph (c)(1)(iii) of this section. Under paragraph (a)(1) 
of this section, the amounts paid for the items are otherwise 
deductible in Year 2, the taxable year in which L first uses those 
items. However, the amounts paid for these materials and supplies 
may be subject to capitalization under section 263A if these amounts 
comprise the direct or allocable indirect costs of property produced 
by L.
    Example 13. Election to capitalize and depreciate. M is in the 
mining business. M acquires certain temporary spare parts, which it 
keeps on hand to avoid operational time loss in the event it must 
make temporary repairs to a unit of property that is subject to 
depreciation. These parts are not used to improve property under 
Sec.  1.263(a)-3(d). These temporary spare parts are used until a 
new or repaired part can be installed and then are removed and 
stored for later temporary installation. M does not use the optional 
method of accounting for rotable and temporary spare parts in 
paragraph (e) of this section for any of its rotable or temporary 
spare parts. The temporary spare parts are materials and supplies 
under paragraph (c)(1)(i) of this section. Under paragraphs (a)(1) 
and (a)(3) of this section, the amounts paid for the temporary spare 
parts are deductible in the taxable year in which they are disposed 
of by M. However, because it is unlikely that the temporary spare 
parts will be disposed of in the near future, M would prefer to 
treat the amounts paid for the spare parts as capital expenditures 
subject to depreciation. M may elect under paragraph (d) of this 
section to treat the cost of each temporary spare part as a capital 
expenditure and as an asset subject to an allowance for 
depreciation. M makes this election by capitalizing the amounts paid 
for each spare part in the taxable year that M acquires the spare 
parts and by beginning to recover the costs of each part on its 
timely filed Federal tax return for the taxable year in which the 
part is placed in service for purposes of determining depreciation 
under the applicable provisions of the Internal Revenue Code and the 
Treasury Regulations. See Sec.  1.263(a)-2(g) for the treatment of 
capital expenditures.
    Example 14. Election to apply de minimis safe harbor. (i) N 
provides consulting services to its customers. In Year 1, N pays 
amounts to purchase 50 laptop computers. Each laptop computer is a 
unit of property under Sec.  1.263(a)-3(e), costs $400, and has an 
economic useful life of more than 12 months. Also in Year 1, N 
purchases 50 office chairs to be used by its employees. Each office 
chair is a unit of property that costs $100. N has an applicable 
financial statement (as defined in Sec.  1.263(a)-1(f)(4)) and N has 
a written accounting policy at the beginning Year 1 to expense 
amounts paid for units of property costing $500 or less. N treats 
amounts paid for property costing $500 or less as an expense on its 
applicable financial statement in Year 1.
    (ii) The laptop computers are not materials or supplies under 
paragraph (c) of this section. Therefore, the amounts N pays for the 
computers must generally be capitalized under Sec.  1.263(a)-2(d) as 
amounts paid for the acquisition of tangible property. The office 
chairs are materials and supplies under paragraph (c)(1)(iv) of this 
section. Thus, under paragraph (a)(1) of this section, the amounts 
paid for the office chairs are deductible in the taxable year in 
which they are first used in N's business. However, under paragraph 
(f) of this section, if N properly elects to apply the de minimis 
safe harbor under Sec.  1.263(a)-1(f) to amounts paid in Year 1, 
then N must apply the de minimis safe harbor under Sec.  1.263(a)-
1(f) to amounts paid for the computers and the office chairs, rather 
than treat the office chairs as the costs of materials and supplies 
under Sec.  1.162-3. Under the de minimis safe harbor, N may not 
capitalize the amounts paid for the computers under Sec.  1.263(a)-2 
nor treat the office chairs as materials and supplies under Sec.  
1.162-3. Instead, in accordance with Sec.  1.263(a)-1(f)(3)(iv), 
under Sec.  1.162-1, N may deduct the amounts paid for the computers 
and the office chairs in the taxable year paid.

    (i) Accounting method changes. Except as otherwise provided in this 
section, a change to comply with this section is a change in method of 
accounting to which the provisions of sections 446 and 481 and the 
accompanying regulations apply. A taxpayer seeking to change to a 
method of accounting permitted in this section must secure the consent 
of the Commissioner in accordance with Sec.  1.446-1(e) and follow the 
administrative procedures issued under Sec.  1.446-1(e)(3)(ii) for 
obtaining the Commissioner's consent to change its accounting method.
    (j) Effective/applicability date--(1) In general. This section 
generally applies to amounts paid or incurred in taxable years 
beginning on or after January 1, 2014. However, a taxpayer may apply 
paragraph (e) of this section (the optional method of accounting for 
rotable and temporary spare parts) to taxable years beginning on or 
after January 1, 2014. Except as provided in paragraphs (j)(2) and 
(j)(3) of this section, Sec.  1.162-3 as contained in 26 CFR part 1 
edition revised as of April 1, 2011, applies to taxable years beginning 
before January 1, 2014.
    (2) Early application of this section--(i) In general. Except for 
paragraph (e) of this section, a taxpayer may choose to apply this 
section to amounts paid or incurred in taxable years beginning on or 
after January 1, 2012. A taxpayer may choose to apply paragraph (e) of 
this section (the optional method of accounting for rotable and 
temporary spare parts) to taxable years beginning on or after January 
1, 2012.
    (ii) Transition rule for election to capitalize materials and 
supplies on 2012 and 2013 returns. If under paragraph (j)(2)(i) of this 
section, a taxpayer chooses to make the election to capitalize and 
depreciate certain materials and supplies under paragraph (d) of this 
section for its taxable year beginning on or after January 1, 2012, and 
ending on or before September 19, 2013 (applicable taxable year), and 
the taxpayer did not make the election specified in paragraph (d)(3) of 
this section on its timely filed original Federal tax return for the 
applicable taxable year, the taxpayer must make the election specified 
in paragraph (d)(3) of this section for the applicable taxable year by 
filing an amended Federal tax return for the applicable taxable year on 
or before 180 days from the due date including extensions of the 
taxpayer's Federal tax return for the applicable taxable year, 
notwithstanding that the taxpayer may not have extended the due date.
    (3) Optional application of TD 9564. Except for section 1.162-
3T(e), a taxpayer may choose to apply Sec.  1.162-3T as contained in TD 
9564 (76 FR 81060) December 27, 2011, to amounts paid or incurred (to 
acquire or produce property) in taxable years beginning on or after 
January 1, 2012, and before January 1, 2014. A taxpayer may choose to 
apply section 1.162-3T(e) (the optional method of accounting for 
rotable and temporary spare parts) as contained in TD 9564 (76 FR 
81060) December 27, 2011, to taxable years beginning on or after 
January 1, 2012, and before January 1, 2014.


Sec.  1.162-3T  [Removed]

0
Par. 3. Section 1.162-3T is removed.

0
Par. 4. Section 1.162-4 is revised to read as follows:

[[Page 57706]]

Sec.  1.162-4  Repairs.

    (a) In general. A taxpayer may deduct amounts paid for repairs and 
maintenance to tangible property if the amounts paid are not otherwise 
required to be capitalized. For the election to capitalize amounts paid 
for repair and maintenance consistent with the taxpayer's books and 
records, see Sec.  1.263(a)-3(n).
    (b) Accounting method changes. A change to comply with this section 
is a change in method of accounting to which the provisions of sections 
446 and 481 and the accompanying regulations apply. A taxpayer seeking 
to change to a method of accounting permitted in this section must 
secure the consent of the Commissioner in accordance with Sec.  1.446-
1(e) and follow the administrative procedures issued under Sec.  1.446-
1(e)(3)(ii) for obtaining the Commissioner's consent to change its 
accounting method.
    (c) Effective/applicability date--(1) In general. This section 
applies to taxable years beginning on or after January 1, 2014. Except 
as provided in paragraphs (c)(2) and (c)(3) of this section, Sec.  
1.162-4 as contained in 26 CFR part 1 edition revised as of April 1, 
2011, applies to taxable years beginning before January 1, 2014.
    (2) Early application of this section. A taxpayer may choose to 
apply this section to taxable years beginning on or after January 1, 
2012.
    (3) Optional application of TD 9564. A taxpayer may choose to apply 
Sec.  1.162-4T as contained in TD 9564 (76 FR 81060), December 27, 
2011, to taxable years beginning on or after January 1, 2012, and 
before January 1, 2014.


Sec.  1.162-4T  [Removed]

0
Par. 5. Section 1.162-4T is removed.

0
Par. 6. Section 1.162-11 is amended by:
0
1. Revising paragraph (b).
0
2. Removing paragraphs (c) and (d).
    The revision reads as follows:


Sec.  1.162-11  Rentals.

* * * * *
    (b) Improvements by lessee on lessor's property--(1) In general. 
The cost to a taxpayer of erecting buildings or making permanent 
improvements on property of which the taxpayer is a lessee is a capital 
expenditure. For the rules regarding improvements to leased property 
when the improvements are tangible property, see Sec.  1.263(a)-3(f). 
For the rules regarding depreciation or amortization deductions for 
leasehold improvements, see Sec.  1.167(a)-4.
    (2) Effective/applicability date--(i) In general. This paragraph 
(b) applies to taxable years beginning on or after January 1, 2014. 
Except as provided in paragraphs (b)(2)(ii) and (b)(2)(iii) of this 
section, Sec.  1.162-11(b) as contained in 26 CFR part 1 edition 
revised as of April 1, 2011, applies to taxable years beginning before 
January 1, 2014.
    (ii) Early application of this paragraph. A taxpayer may choose to 
apply this paragraph (b) to taxable years beginning on or after January 
1, 2012.
    (iii) Optional application of TD 9564. A taxpayer may choose to 
apply Sec.  1.162-11T(b) as contained in TD 9564 (76 FR 81060) December 
27, 2011, to taxable years beginning on or after January 1, 2012, and 
before January 1, 2014.


Sec.  1.162-11T  [Removed]

0
Par. 7. Section 1.162-11T is removed.

0
Par. 8. Section 1.165-2 is amended by:
0
1. Revising paragraphs (c) and (d).
0
2. Removing paragraph (e).
    The revisions read as follows:


Sec.  1.165-2  Obsolescence of nondepreciable property.

* * * * *
    (c) Cross references. For the allowance under section 165(a) of 
losses arising from the permanent withdrawal of depreciable property 
from use in the trade or business or in the production of income, see 
Sec.  1.167(a)-8, Sec.  1.168(i)-1, Sec.  1.168(i)-1T, Sec.  1.168(i)-
8T, Prop. Reg. Sec.  1.168(i)-1 (September 19, 2013), or Prop. Reg. 
Sec.  1.168(i)-8 (September 19, 2013), as applicable. For provisions 
respecting the obsolescence of depreciable property for which 
depreciation is determined under section 167 (but not under section 
168, section 1400I, section 1400L(c), section 168 prior to its 
amendment by the Tax Reform Act of 1986, Public Law 99-514 (100 Stat. 
2121 (1986)), or under an additional first year depreciation deduction 
provision of the Internal Revenue Code (for example, section 168(k) 
through (n), 1400L(b), or 1400N(d))), see Sec.  1.167(a)-9. For the 
allowance of casualty losses, see Sec.  1.165-7.
    (d) Effective/applicability date--(1) In general. This section 
applies to taxable years beginning on or after January 1, 2014. Except 
as provided in paragraphs (d)(2) and (d)(3) of this section, Sec.  
1.165-2 as contained in 26 CFR part 1 edition revised as of April 1, 
2011, applies to taxable years beginning before January 1, 2014.
    (2) Early application of Sec.  1.165-2(c). A taxpayer may choose to 
apply paragraph (c) of this section to taxable years beginning on or 
after January 1, 2012.
    (3) Optional application of TD 9564. A taxpayer may choose to apply 
Sec.  1.165-2T as contained in TD 9564 (76 FR 81060) December 27, 2011, 
to taxable years beginning on or after January 1, 2012, and before 
January 1, 2014.


Sec.  1.165-2T  [Removed]

0
Par. 9. Section 1.165-2T is removed.

0
Par. 10. Section 1.167(a)-4 is revised to read as follows:


Sec.  1.167(a)-4  Leased property.

    (a) In general. Capital expenditures made by either a lessee or 
lessor for the erection of a building or for other permanent 
improvements on leased property are recovered by the lessee or lessor 
under the provisions of the Internal Revenue Code (Code) applicable to 
the cost recovery of the building or improvements, if subject to 
depreciation or amortization, without regard to the period of the 
lease. For example, if the building or improvement is property to which 
section 168 applies, the lessee or lessor determines the depreciation 
deduction for the building or improvement under section 168. See 
section 168(i)(8)(A). If the improvement is property to which section 
167 or section 197 applies, the lessee or lessor determines the 
depreciation or amortization deduction for the improvement under 
section 167 or section 197, as applicable.
    (b) Effective/applicability date--(1) In general. Except as 
provided in paragraph (b)(2) or (b)(3) of this section, this section 
applies to taxable years beginning on or after January 1, 2014.
    (2) Application of this section to leasehold improvements placed in 
service after December 31, 1986, in taxable years beginning before 
January 1, 2014. For leasehold improvements placed in service after 
December 31, 1986, in taxable years beginning before January 1, 2014, a 
taxpayer may--
    (i) Apply the provisions of this section; or
    (ii) Depreciate any leasehold improvement to which section 168 
applies under the provisions of section 168 and depreciate or amortize 
any leasehold improvement to which section 168 does not apply under the 
provisions of the Code that are applicable to the cost recovery of that 
leasehold improvement, without regard to the period of the lease.
    (3) Application of this section to leasehold improvements placed in 
service before January 1, 1987. Section 1.167(a)-4 as contained in 26 
CFR part 1 edition revised as of April 1, 2011, applies to leasehold 
improvements placed in service before January 1, 1987.

[[Page 57707]]

    (4) Change in method of accounting. Except as provided in Sec.  
1.446-1(e)(2)(ii)(d)(3)(i), a change to comply with this section for 
depreciable assets placed in service in a taxable year ending on or 
after December 30, 2003, is a change in method of accounting to which 
the provisions of section 446(e) and the regulations under section 
446(e) apply. Except as provided in Sec.  1.446-1(e)(2)(ii)(d)(3)(i), a 
taxpayer also may treat a change to comply with this section for 
depreciable assets placed in service in a taxable year ending before 
December 30, 2003, as a change in method of accounting to which the 
provisions of section 446(e) and the regulations under section 446(e) 
apply.


Sec.  1.167(a)-4T  [Removed]

0
Par. 11. Section 1.167(a)-4T is removed.

0
Par. 12. Section 1.167(a)-7 is amended by:
0
1. Revising paragraphs (e) and (f).
0
2. Removing paragraph (g).
    The revisions read as follows:


Sec.  1.167(a)-7  Accounting for depreciable property.

* * * * *
    (e) Applicability. Paragraphs (a), (b), and (d) of this section 
apply to property for which depreciation is determined under section 
167 (but not under section 168, section 1400I, section 1400L(c), 
section 168 prior to its amendment by the Tax Reform Act of 1986, 
Public Law 99-514 (100 Stat. 2121 (1986)), or under an additional first 
year depreciation deduction provision of the Internal Revenue Code (for 
example, section 168(k) through (n), 1400L(b), or 1400N(d))). Paragraph 
(c) of this section does not apply to general asset accounts as 
provided by section 168(i)(4), Sec.  1.168(i)-1, Sec.  1.168(i)-1T and 
Prop. Reg. Sec.  1.168(i)-1 (September 19, 2013).
    (f) Effective/applicability date--(1) In general. This section 
applies to taxable years beginning on or after January 1, 2014. Except 
as provided in paragraphs (f)(2) and (f)(3) of this section, Sec.  
1.167(a)-7 as contained in 26 CFR part 1 edition revised as of April 1, 
2011, applies to taxable years beginning before January 1, 2014.
    (2) Early application of Sec.  1.167(a)-7(e). A taxpayer may choose 
to apply paragraph (e) of this section to taxable years beginning on or 
after January 1, 2012.
    (3) Optional application of TD 9564. A taxpayer may choose to apply 
Sec.  1.167(a)-7T as contained in TD 9564 (76 FR 81060) December 27, 
2011, to taxable years beginning on or after January 1, 2012, and 
before January 1, 2014.


Sec.  1.167(a)-7T  [Removed]

0
Par. 13. Section 1.167(a)-7T is removed.
0
Par. 14. Section 1.167(a)-8 is amended by:
0
1. Revising paragraphs (g) and (h).
0
2. Removing paragraph (i).
    The revisions read as follows:


Sec.  1.167(a)-8  Retirements.

* * * * *
    (g) Applicability. This section applies to property for which 
depreciation is determined under section 167 (but not under section 
168, section 1400I, section 1400L(c), section 168 prior to its 
amendment by the Tax Reform Act of 1986, Public Law 99-514 (100 Stat. 
2121(1986)), or under an additional first year depreciation deduction 
provision of the Internal Revenue Code (for example, section 168(k) 
through (n), 1400L(b), or 1400N(d))).
    (h) Effective/applicability date--(1) In general. This section 
applies to taxable years beginning on or after January 1, 2014. Except 
as provided in paragraphs (h)(2) and (h)(3) of this section, Sec.  
1.167(a)-8 as contained in 26 CFR part 1 edition revised as of April 1, 
2011, applies to taxable years beginning before January 1, 2014.
    (2) Early application of Sec.  1.167(a)-8(g). A taxpayer may choose 
to apply paragraph (g) of this section to taxable years beginning on or 
after January 1, 2012.
    (3) Optional application of TD 9564. A taxpayer may choose to apply 
Sec.  1.167(a)-8T as contained in TD 9564 (76 FR 81060) December 27, 
2011, to taxable years beginning on or after January 1, 2012, and 
before January 1, 2014.


Sec.  1.167(a)-8T  [Removed]

0
Par. 15. Section 1.167(a)-8T is removed.

0
Par. 16. Section 1.168(i)-7 is added to read as follows:


Sec.  1.168(i)-7  Accounting for MACRS property.

    (a) In general. A taxpayer may account for MACRS property (as 
defined in Sec.  1.168(b)-1(a)(2)) by treating each individual asset as 
an account (a ``single asset account'' or an ``item account'') or by 
combining two or more assets in a single account (a ``multiple asset 
account'' or a ``pool''). A taxpayer may establish as many accounts for 
MACRS property as the taxpayer wants. This section does not apply to 
assets included in general asset accounts. For rules applicable to 
general asset accounts, see Sec.  1.168(i)-1, Sec.  1.168(i)-1T, or 
Prop. Reg. Sec.  1.168(i)-1 (September 19, 2013), as applicable.
    (b) Required use of single asset accounts. A taxpayer must account 
for an asset in a single asset account if the taxpayer uses the asset 
both in a trade or business (or for the production of income) and in a 
personal activity, or if the taxpayer places in service and disposes of 
the asset during the same taxable year. Also, if general asset account 
treatment for an asset terminates under Sec.  1.168(i)-1T(c)(1)(ii)(A), 
(e)(3)(iii), (e)(3)(vii), (g), or (h)(2) or Prop. Reg. Sec.  1.168(i)-
1(c)(1)(ii)(A), (e)(3)(iii), (e)(3)(vii), (g), or (h)(2) (September 19, 
2013), as applicable, the taxpayer must account for the asset in a 
single asset account beginning in the taxable year in which the general 
asset account treatment for the asset terminates. If a taxpayer 
accounts for an asset in a multiple asset account or a pool and the 
taxpayer disposes of the asset, the taxpayer must account for the asset 
in a single asset account beginning in the taxable year in which the 
disposition occurs. See Sec.  1.168(i)-8T(g)(2)(i) or Prop. Reg. Sec.  
1.168(i)-8(h)(2)(i) (September 19, 2013), as applicable. If a taxpayer 
disposes of a component of a larger asset and the unadjusted 
depreciable basis of the disposed of component is included in the 
unadjusted depreciable basis of the larger asset, the taxpayer must 
account for the component in a single asset account beginning in the 
taxable year in which the disposition occurs. See Prop. Reg. Sec.  
1.168(i)-8(g)(3)(i) (September 19, 2013).
    (c) Establishment of multiple asset accounts or pools--(1) Assets 
eligible for multiple asset accounts or pools. Except as provided in 
paragraph (b) of this section, assets that are subject to either the 
general depreciation system of section 168(a) or the alternative 
depreciation system of section 168(g) may be accounted for in one or 
more multiple asset accounts or pools.
    (2) Grouping assets in multiple asset accounts or pools--(i) 
General rules. Assets that are eligible to be grouped into a single 
multiple asset account or pool may be divided into more than one 
multiple asset account or pool. Each multiple asset account or pool 
must include only assets that--
    (A) Have the same applicable depreciation method;
    (B) Have the same applicable recovery period;
    (C) Have the same applicable convention; and
    (D) Are placed in service by the taxpayer in the same taxable year.
    (ii) Special rules. In addition to the general rules in paragraph 
(c)(2)(i) of this section, the following rules apply

[[Page 57708]]

when establishing multiple asset accounts or pools--
    (A) Assets subject to the mid-quarter convention may only be 
grouped into a multiple asset account or pool with assets that are 
placed in service in the same quarter of the taxable year;
    (B) Assets subject to the mid-month convention may only be grouped 
into a multiple asset account or pool with assets that are placed in 
service in the same month of the taxable year;
    (C) Passenger automobiles for which the depreciation allowance is 
limited under section 280F(a) must be grouped into a separate multiple 
asset account or pool;
    (D) Assets not eligible for any additional first year depreciation 
deduction (including assets for which the taxpayer elected not to 
deduct the additional first year depreciation) provided by, for 
example, section 168(k) through (n), 1400L(b), or 1400N(d), must be 
grouped into a separate multiple asset account or pool;
    (E) Assets eligible for the additional first year depreciation 
deduction may only be grouped into a multiple asset account or pool 
with assets for which the taxpayer claimed the same percentage of the 
additional first year depreciation (for example, 30 percent, 50 
percent, or 100 percent);
    (F) Except for passenger automobiles described in paragraph 
(c)(2)(ii)(C) of this section, listed property (as defined in section 
280F(d)(4)) must be grouped into a separate multiple asset account or 
pool;
    (G) Assets for which the depreciation allowance for the placed-in-
service year is not determined by using an optional depreciation table 
(for further guidance, see section 8 of Rev. Proc. 87-57, 1987-2 CB 
687, 693 (see Sec.  601.601(d)(2) of this chapter)) must be grouped 
into a separate multiple asset account or pool; and
    (H) Mass assets (as defined in Sec.  1.168(i)-8T(b)(2) or Prop. 
Reg. Sec.  1.168(i)-8(b)(3) (September 19, 2013), as applicable) that 
are or will be subject to Sec.  1.168(i)-8T(f)(2)(iii) or Prop. Reg. 
Sec.  1.168(i)-8(g)(2)(iii) (September 19, 2013), as 
applicable,(disposed of or converted mass asset is identified by a 
mortality dispersion table) must be grouped into a separate multiple 
asset account or pool.
    (d) Cross references. See Sec.  1.167(a)-7(c) for the records to be 
maintained by a taxpayer for each account. In addition, see Sec.  
1.168(i)-1(l)(3) for the records to be maintained by a taxpayer for 
each general asset account.
    (e) Effective/applicability date--(1) In general. This section 
applies to taxable years beginning on or after January 1, 2014.
    (2) Early application of this section. A taxpayer may choose to 
apply the provisions of this section to taxable years beginning on or 
after January 1, 2012.
    (3) Optional application of TD 9564. A taxpayer may choose to apply 
Sec.  1.168(i)-7T as contained in TD 9564 (76 FR 81060) December 27, 
2011, to taxable years beginning on or after January 1, 2012, and 
before January 1, 2014.
    (4) Change in method of accounting. A change to comply with this 
section for depreciable assets placed in service in a taxable year 
ending on or after December 30, 2003, is a change in method of 
accounting to which the provisions of section 446(e) and the 
regulations under section 446(e) apply. A taxpayer also may treat a 
change to comply with this section for depreciable assets placed in 
service in a taxable year ending before December 30, 2003, as a change 
in method of accounting to which the provisions of section 446(e) and 
the regulations under section 446(e) apply.


Sec.  1.168(i)-7T  [Removed]

0
Par. 17. Section 1.168(i)-7T is removed.

0
Par. 18. Section 1.263(a)-0 is amended by:
0
1. The table of contents introductory text is revised.
0
2. Revising the section heading and entries to the table of contents 
for Sec. Sec.  1.263(a)-1, 1.263(a)-2 and 1.263(a)-3.
0
3. Adding Sec.  1.263(a)-6 to the table of contents. The revisions and 
additions read as follows:


Sec.  1.263(a)-0  Outline of regulations under section 263(a).

    This section lists the paragraphs in Sec. Sec.  1.263(a)-1 through 
1.263(a)-3 and Sec.  1.263(a)-6.


Sec.  1.263(a)-1  Capital expenditures; in general.

    (a) General rule for capital expenditures.
    (b) Coordination with other provisions of the Internal Revenue 
Code.
    (c) Definitions.
    (1) Amount paid.
    (2) Produce.
    (d) Examples of capital expenditures.
    (e) Amounts paid to sell property.
    (1) In general.
    (2) Dealer in property.
    (3) Examples.
    (f) De minimis safe harbor election.
    (1) In general.
    (i) Taxpayer with applicable financial statement.
    (ii) Taxpayer without applicable financial statement.
    (iii) Taxpayer with both an applicable financial statement and a 
non-qualifying financial statement.
    (2) Exceptions to de minimis safe harbor.
    (3) Additional rules.
    (i) Transaction and other additional costs.
    (ii) Materials and supplies.
    (iii) Sale or disposition.
    (iv) Treatment of de minimis amounts.
    (v) Coordination with section 263A.
    (vi) Written accounting procedures for groups of entities.
    (vii) Combined expensing accounting procedures.
    (4) Definition of applicable financial statement.
    (5) Time and manner of making election.
    (6) Anti-abuse rule.
    (7) Examples.
    (g) Accounting method changes.
    (h) Effective/applicability date.
    (1) In general.
    (2) Early application of this section.
    (i) In general.
    (ii) Transition rule for de minimis safe harbor election on 2012 or 
2013 returns.
    (3) Optional application of TD 9564.

Sec.  1.263(a)-2 Amounts paid to acquire or produce tangible property.

    (a) Overview.
    (b) Definitions.
    (1) Amount paid.
    (2) Personal property.
    (3) Real property.
    (4) Produce.
    (c) Coordination with other provisions of the Internal Revenue 
Code.
    (1) In general.
    (2) Materials and supplies.
    (d) Acquired or produced tangible property.
    (1) Requirement to capitalize.
    (2) Examples.
    (e) Defense or perfection of title to property.
    (1) In general.
    (2) Examples.
    (f) Transaction costs.
    (1) In general.
    (2) Scope of facilitate.
    (i) In general.
    (ii) Inherently facilitative amounts.
    (iii) Special rule for acquisitions of real property.
    (A) In general.
    (B) Acquisitions of real and personal property in a single 
transaction.
    (iv) Employee compensation and overhead costs.
    (A) In general.

[[Page 57709]]

    (B) Election to capitalize.
    (3) Treatment of transaction costs.
    (i) In general.
    (ii) Treatment of inherently facilitative amounts.
    (iii) Contingency fees.
    (4) Examples.
    (g) Treatment of capital expenditures.
    (h) Recovery of capitalized amounts.
    (1) In general.
    (2) Examples.
    (i) Accounting method changes.
    (j) Effective/applicability date.
    (1) In general.
    (2) Early application of this section.
    (i) In general.
    (ii) Transition rule for election to capitalize employee 
compensation and overhead costs on 2012 or 2013 returns.
    (3) Optional application of TD 9564.

Sec.  1.263(a)-3 Amounts paid to improve tangible property.

    (a) Overview.
    (b) Definitions.
    (1) Amount paid.
    (2) Personal property.
    (3) Real property.
    (4) Owner.
    (c) Coordination with other provisions of the Internal Revenue 
Code.
    (1) In general.
    (2) Materials and supplies.
    (3) Example.
    (d) Requirement to capitalize amounts paid for improvements.
    (e) Determining the unit of property.
    (1) In general.
    (2) Building.
    (i) In general.
    (ii) Application of improvement rules to a building.
    (A) Building structure.
    (B) Building system.
    (iii) Condominium.
    (A) In general.
    (B) Application of improvement rules to a condominium.
    (iv) Cooperative.
    (A) In general.
    (B) Application of improvement rules to a cooperative.
    (v) Leased building.
    (A) In general.
    (B) Application of improvement rules to a leased building.
    (1) Entire building.
    (2) Portion of building.
    (3) Property other than a building.
    (i) In general.
    (ii) Plant property.
    (A) Definition.
    (B) Unit of property for plant property.
    (iii) Network assets.
    (A) Definition.
    (B) Unit of property for network assets.
    (iv) Leased property other than buildings.
    (4) Improvements to property.
    (5) Additional rules.
    (i) Year placed in service.
    (ii) Change in subsequent taxable year.
    (6) Examples.
    (f) Improvements to leased property.
    (1) In general.
    (2) Lessee improvements.
    (i) Requirement to capitalize.
    (ii) Unit of property for lessee improvements.
    (3) Lessor improvements.
    (i) Requirement to capitalize.
    (ii) Unit of property for lessor improvements.
    (4) Examples.
    (g) Special rules for determining improvement costs.
    (1) Certain costs incurred during an improvement.
    (i) In general.
    (ii) Exception for individuals' residences.
    (2) Removal costs.
    (i) In general.
    (ii) Examples.
    (3) Related amounts.
    (4) Compliance with regulatory requirements.
    (h) Safe harbor for small taxpayers.
    (1) In general.
    (2) Application with other safe harbor provisions.
    (3) Qualifying taxpayer.
    (i) In general.
    (ii) Application to new taxpayers.
    (iii) Treatment of short taxable year.
    (iv) Definition of gross receipts.
    (4) Eligible building property.
    (5) Unadjusted basis.
    (i) Eligible building property owned by the taxpayer.
    (ii) Eligible building property leased to the taxpayer.
    (6) Time and manner of election.
    (7) Treatment of safe harbor amounts.
    (8) Safe harbor exceeded.
    (9) Modification of safe harbor amounts.
    (10) Examples.
    (i) Safe harbor for routine maintenance.
    (1) In general.
    (i) Routine maintenance for buildings.
    (ii) Routine maintenance for property other than buildings.
    (2) Rotable and temporary spare parts.
    (3) Exceptions.
    (4) Class life.
    (5) Coordination with section 263A.
    (6) Examples.
    (j) Capitalization of betterments.
    (1) In general.
    (2) Application of betterment rules.
    (i) In general.
    (ii) Application of betterment rules to buildings.
    (iii) Unavailability of replacement parts.
    (iv) Appropriate comparison.
    (A) In general.
    (B) Normal wear and tear.
    (C) Damage to property.
    (4) Examples.
    (k) Capitalization of restorations.
    (1) In general.
    (2) Application of restorations to buildings.
    (3) Exception for losses based on salvage value.
    (4) Restoration of damage from casualty.
    (i) Limitation.
    (ii) Amounts in excess of limitation.
    (5) Rebuild to like-new condition.
    (6) Replacement of a major component or substantial structural 
part.
    (i) In general.
    (A) Major component.
    (B) Substantial structural part.
    (ii) Major components and substantial structural parts of 
buildings.
    (7) Examples.
    (l) Capitalization of amounts to adapt property to a new or 
different use.
    (1) In general.
    (2) Application of adaptation rule to buildings.
    (3) Examples.
    (m) Optional regulatory accounting method.
    (1) In general.
    (2) Eligibility for regulatory accounting method.
    (3) Description of regulatory accounting method.
    (4) Examples.
    (n) Election to capitalize repair and maintenance costs.
    (1) In general.
    (2) Time and manner of election.
    (3) Exception.
    (4) Examples.
    (o) Treatment of capital expenditures.
    (p) Recovery of capitalized amounts.
    (q) Accounting method changes.
    (r) Effective/applicability date.
    (1) In general.
    (2) Early application of this section.
    (i) In general.
    (ii) Transition rule for elections on 2012 and 2013 returns.
    (3) Optional application of TD 9564.
* * * * *
Sec.  1.263(a)-6 Election to deduct or capitalize certain expenditures.

    (a) In general.
    (b) Election provisions.
    (c) Effective/applicability date.
    (1) In general.
    (2) Early application of this section.
    (3) Optional application of TD 9564.


Sec.  1.263(a)-0T  [Removed]

0
Par. 19. Section 1.263(a)-0T is removed.

[[Page 57710]]

    Par. 20. Section 1.263(a)-1 is revised to read as follows:


Sec.  1.263(a)-1  Capital expenditures; in general.

    (a) General rule for capital expenditures. Except as provided in 
chapter 1 of the Internal Revenue Code, no deduction is allowed for--
    (1) Any amount paid for new buildings or for permanent improvements 
or betterments made to increase the value of any property or estate; or
    (2) Any amount paid in restoring property or in making good the 
exhaustion thereof for which an allowance is or has been made.
    (b) Coordination with other provisions of the Internal Revenue 
Code. Nothing in this section changes the treatment of any amount that 
is specifically provided for under any provision of the Internal 
Revenue Code or the Treasury Regulations other than section 162(a) or 
section 212 and the regulations under those sections. For example, see 
section 263A, which requires taxpayers to capitalize the direct and 
allocable indirect costs to property produced by the taxpayer and 
property acquired for resale. See also section 195 requiring taxpayers 
to capitalize certain costs as start-up expenditures.
    (c) Definitions. For purposes of this section, the following 
definitions apply:
    (1) Amount paid. In the case of a taxpayer using an accrual method 
of accounting, the terms amount paid and payment mean a liability 
incurred (within the meaning of Sec.  1.446-1(c)(1)(ii)). A liability 
may not be taken into account under this section prior to the taxable 
year during which the liability is incurred.
    (2) Produce means construct, build, install, manufacture, develop, 
create, raise, or grow. This definition is intended to have the same 
meaning as the definition used for purposes of section 263A(g)(1) and 
Sec.  1.263A-2(a)(1)(i), except that improvements are excluded from the 
definition in this paragraph (c)(2) and are separately defined and 
addressed in Sec.  1.263(a)-3.
    (d) Examples of capital expenditures. The following amounts paid 
are examples of capital expenditures:
    (1) An amount paid to acquire or produce a unit of real or personal 
tangible property. See Sec.  1.263(a)-2.
    (2) An amount paid to improve a unit of real or personal tangible 
property. See Sec.  1.263(a)-3.
    (3) An amount paid to acquire or create intangibles. See Sec.  
1.263(a)-4.
    (4) An amount paid or incurred to facilitate an acquisition of a 
trade or business, a change in capital structure of a business entity, 
and certain other transactions. See Sec.  1.263(a)-5.
    (5) An amount paid to acquire or create interests in land, such as 
easements, life estates, mineral interests, timber rights, zoning 
variances, or other interests in land.
    (6) An amount assessed and paid under an agreement between 
bondholders or shareholders of a corporation to be used in a 
reorganization of the corporation or voluntary contributions by 
shareholders to the capital of the corporation for any corporate 
purpose. See section 118 and Sec.  1.118-1.
    (7) An amount paid by a holding company to carry out a guaranty of 
dividends at a specified rate on the stock of a subsidiary corporation 
for the purpose of securing new capital for the subsidiary and 
increasing the value of its stockholdings in the subsidiary. This 
amount must be added to the cost of the stock in the subsidiary.
    (e) Amounts paid to sell property--(1) In general. Commissions and 
other transaction costs paid to facilitate the sale of property are not 
currently deductible under section 162 or 212. Instead, the amounts are 
capitalized costs that reduce the amount realized in the taxable year 
in which the sale occurs or are taken into account in the taxable year 
in which the sale is abandoned if a deduction is permissible. These 
amounts are not added to the basis of the property sold or treated as 
an intangible asset under Sec.  1.263(a)-4. See Sec.  1.263(a)-5(g) for 
the treatment of amounts paid to facilitate the disposition of assets 
that constitute a trade or business.
    (2) Dealer in property. In the case of a dealer in property, 
amounts paid to facilitate the sale of such property are treated as 
ordinary and necessary business expenses.
    (3) Examples. The following examples, which assume the sale is not 
an installment sale under section 453, illustrate the rules of this 
paragraph (e):

    Example 1. Sales costs of real property. A owns a parcel of real 
estate. A sells the real estate and pays legal fees, recording fees, 
and sales commissions to facilitate the sale. A must capitalize the 
fees and commissions and, in the taxable year of the sale, must 
reduce the amount realized from the sale of the real estate by the 
fees and commissions.
    Example 2. Sales costs of dealers. Assume the same facts as in 
Example 1, except that A is a dealer in real estate. The commissions 
and fees paid to facilitate the sale of the real estate may be 
deducted as ordinary and necessary business expenses under section 
162.
    Example 3. Sales costs of personal property used in a trade or 
business. B owns a truck for use in B's trade or business. B decides 
to sell the truck on November 15, Year 1. B pays for an appraisal to 
determine a reasonable asking price. On February 15, Year 2, B sells 
the truck to C. In Year 1, B must capitalize the amount paid to 
appraise the truck, and in Year 2, must reduce the amount realized 
from the sale of the truck by the amount paid for the appraisal.
    Example 4. Costs of abandoned sale of personal property used in 
a trade or business. Assume the same facts as in Example 3, except 
that, instead of selling the truck on February 15, Year 2, B decides 
on that date not to sell the truck and takes the truck off the 
market. In Year 1, B must capitalize the amount paid to appraise the 
truck. However, B may recognize the amount paid to appraise the 
truck as a loss under section 165 in Year 2, the taxable year when 
the sale is abandoned.
    Example 5. Sales costs of personal property not used in a trade 
or business. Assume the same facts as in Example 3, except that B 
does not use the truck in B's trade or business but instead uses it 
for personal purposes. In Year 1, B must capitalize the amount paid 
to appraise the truck, and in Year 2, must reduce the amount 
realized from the sale of the truck by the amount paid for the 
appraisal.
    Example 6. Costs of abandoned sale of personal property not used 
in a trade or business. Assume the same facts as in Example 5, 
except that, instead of selling the truck on February 15, Year 2, B 
decides on that date not to sell the truck and takes the truck off 
the market. In Year 1, B must capitalize the amount paid to appraise 
the truck. Although B abandons the sale in Year 2, B may not treat 
the amount paid to appraise the truck as a loss under section 165 
because the truck was not used in B's trade or business or in a 
transaction entered into for profit.

    (f) De minimis safe harbor election--(1) In general. Except as 
otherwise provided in paragraph (f)(2) of this section, a taxpayer 
electing to apply the de minimis safe harbor under this paragraph (f) 
may not capitalize under Sec.  1.263(a)-2(d)(1) or Sec.  1.263(a)-3(d) 
any amount paid in the taxable year for the acquisition or production 
of a unit of tangible property nor treat as a material or supply under 
Sec.  1.162-3(a) any amount paid in the taxable year for tangible 
property if the amount specified under this paragraph (f)(1) meets the 
requirements of paragraph (f)(1)(i) or (f)(1)(ii) of this section. But 
see section 263A and the regulations under section 263A, which require 
taxpayers to capitalize the direct and allocable indirect costs of 
property produced by the taxpayer (for example, property improved by 
the taxpayer) and property acquired for resale.
    (i) Taxpayer with applicable financial statement. A taxpayer 
electing to apply the de minimis safe harbor may not capitalize under 
Sec.  1.263(a)-2(d)(1) or Sec.  1.263(a)-3(d) nor treat as a material 
or supply under Sec.  1.162-3(a) any amount

[[Page 57711]]

paid in the taxable year for property described in paragraph (f)(1) of 
this section if--
    (A) The taxpayer has an applicable financial statement (as defined 
in paragraph (f)(4) of this section);
    (B) The taxpayer has at the beginning of the taxable year written 
accounting procedures treating as an expense for non-tax purposes--
    (1) Amounts paid for property costing less than a specified dollar 
amount; or
    (2) Amounts paid for property with an economic useful life (as 
defined in Sec.  1.162-3(c)(3)) of 12 months or less;
    (C) The taxpayer treats the amount paid for the property as an 
expense on its applicable financial statement in accordance with its 
written accounting procedures; and
    (D) The amount paid for the property does not exceed $5,000 per 
invoice (or per item as substantiated by the invoice) or other amount 
as identified in published guidance in the Federal Register or in the 
Internal Revenue Bulletin (see Sec.  601.601(d)(2)(ii)(b) of this 
chapter).
    (ii) Taxpayer without applicable financial statement. A taxpayer 
electing to apply the de minimis safe harbor may not capitalize under 
Sec.  1.263(a)-2(d)(1) or Sec.  1.263(a)-3(d) nor treat as a material 
or supply under Sec.  1.162-3(a) any amount paid in the taxable year 
for property described in paragraph (f)(1) of this section if--
    (A) The taxpayer does not have an applicable financial statement 
(as defined in paragraph (f)(4) of this section);
    (B) The taxpayer has at the beginning of the taxable year 
accounting procedures treating as an expense for non-tax purposes--
    (1) Amounts paid for property costing less than a specified dollar 
amount; or
    (2) Amounts paid for property with an economic useful life (as 
defined in Sec.  1.162-3(c)(3)) of 12 months or less;
    (C) The taxpayer treats the amount paid for the property as an 
expense on its books and records in accordance with these accounting 
procedures; and
    (D) The amount paid for the property does not exceed $500 per 
invoice (or per item as substantiated by the invoice) or other amount 
as identified in published guidance in the Federal Register or in the 
Internal Revenue Bulletin (see Sec.  601.601(d)(2)(ii)(b) of this 
chapter).
    (iii) Taxpayer with both an applicable financial statement and a 
non-qualifying financial statement. For purposes of this paragraph 
(f)(1), if a taxpayer has an applicable financial statement defined in 
paragraph (f)(4) of this section in addition to a financial statement 
that does not meet requirements of paragraph (f)(4) of this section, 
the taxpayer must meet the requirements of paragraph (f)(1)(i) of this 
section to qualify to elect the de minimis safe harbor under this 
paragraph (f).
    (2) Exceptions to de minimis safe harbor. The de minimis safe 
harbor in paragraph (f)(1) of this section does not apply to the 
following:
    (i) Amounts paid for property that is or is intended to be included 
in inventory property;
    (ii) Amounts paid for land;
    (iii) Amounts paid for rotable, temporary, and standby emergency 
spare parts that the taxpayer elects to capitalize and depreciate under 
Sec.  1.162-3(d); and
    (iv) Amounts paid for rotable and temporary spare parts that the 
taxpayer accounts for under the optional method of accounting for 
rotable parts pursuant to Sec.  1.162-3(e).
    (3) Additional rules--(i) Transaction and other additional costs. A 
taxpayer electing to apply the de minimis safe harbor under paragraph 
(f)(1) of this section is not required to include in the cost of the 
tangible property the additional costs of acquiring or producing such 
property if these costs are not included in the same invoice as the 
tangible property. However, the taxpayer electing to apply the de 
minimis safe harbor under paragraph (f)(1) of this section must include 
in the cost of such property all additional costs (for example, 
delivery fees, installation services, or similar costs) if these 
additional costs are included on the same invoice with the tangible 
property. For purposes of this paragraph, if the invoice includes 
amounts paid for multiple tangible properties and such invoice includes 
additional invoice costs related to these multiple properties, then the 
taxpayer must allocate the additional invoice costs to each property 
using a reasonable method, and each property, including allocable labor 
and overhead, must meet the requirements of paragraph (f)(1)(i) or 
paragraph (f)(1)(ii) of this section, whichever is applicable. 
Reasonable allocation methods include, but are not limited to specific 
identification, a pro rata allocation, or a weighted average method 
based on the property's relative cost. For purposes of this paragraph 
(f)(3)(i), additional costs consist of the costs of facilitating the 
acquisition or production of such tangible property under Sec.  
1.263(a)-2(f) and the costs for work performed prior to the date that 
the tangible property is placed in service under Sec.  1.263(a)-2(d).
    (ii) Materials and supplies. If a taxpayer elects to apply the de 
minimis safe harbor provided under this paragraph (f), then the 
taxpayer must also apply the de minimis safe harbor to amounts paid for 
all materials and supplies (as defined under Sec.  1.162-3) that meet 
the requirements of Sec.  1.263(a)-1(f). See paragraph (f)(3)(iv) of 
this section for treatment of materials and supplies under the de 
minimis safe harbor.
    (iii) Sale or disposition. Property to which a taxpayer applies the 
de minimis safe harbor contained in this paragraph (f) is not treated 
upon sale or other disposition as a capital asset under section 1221 or 
as property used in the trade or business under section 1231.
    (iv) Treatment of de minimis amounts. An amount paid for property 
to which a taxpayer properly applies the de minimis safe harbor 
contained in this paragraph (f) is not treated as a capital expenditure 
under Sec.  1.263(a)-2(d)(1) or Sec.  1.263(a)-3(d) or as a material 
and supply under Sec.  1.162-3, and may be deducted under Sec.  1.162-1 
in the taxable year the amount is paid provided the amount otherwise 
constitutes an ordinary and necessary expenses incurred in carrying on 
a trade or business.
    (v) Coordination with section 263A. Amounts paid for tangible 
property described in paragraph (f)(1) of this section may be subject 
to capitalization under section 263A if the amounts paid for tangible 
property comprise the direct or allocable indirect costs of other 
property produced by the taxpayer or property acquired for resale. See, 
for example, Sec.  1.263A-1(e)(3)(ii)(R) requiring taxpayers to 
capitalize the cost of tools and equipment allocable to property 
produced or property acquired for resale.
    (vi) Written accounting procedures for groups of entities. If the 
taxpayer's financial results are reported on the applicable financial 
statement (as defined in paragraph (f)(4) of this section) for a group 
of entities then, for purposes of paragraph (f)(1)(i)(A) of this 
section, the group's applicable financial statement may be treated as 
the applicable financial statement of the taxpayer, and for purposes of 
paragraphs (f)(1)(i)(B) and (f)(1)(i)(C) of this section, the written 
accounting procedures provided for the group and utilized for the 
group's applicable financial statement may be treated as the written 
accounting procedures of the taxpayer.
    (vii) Combined expensing accounting procedures. For purposes of 
paragraphs (f)(1)(i) and (f)(1)(ii) of this section, if the taxpayer 
has, at the beginning of the taxable year accounting procedures

[[Page 57712]]

treating as an expense for non-tax purposes (1) amounts paid for 
property costing less than a specified dollar amount; and (2) amounts 
paid for property with an economic useful life (as defined in Sec.  
1.162-3(c)(3)) of 12 months or less, then a taxpayer electing to apply 
the de minimis safe harbor under this paragraph (f) must apply the 
provisions of this paragraph (f) to amounts qualifying under either 
accounting procedure.
    (4) Definition of applicable financial statement. For purposes of 
this paragraph (f), the taxpayer's applicable financial statement (AFS) 
is the taxpayer's financial statement listed in paragraphs (f)(4)(i) 
through (iii) of this section that has the highest priority (including 
within paragraph (f)(4)(ii) of this section). The financial statements 
are, in descending priority--
    (i) A financial statement required to be filed with the Securities 
and Exchange Commission (SEC) (the 10-K or the Annual Statement to 
Shareholders);
    (ii) A certified audited financial statement that is accompanied by 
the report of an independent certified public accountant (or in the 
case of a foreign entity, by the report of a similarly qualified 
independent professional) that is used for--
    (A) Credit purposes;
    (B) Reporting to shareholders, partners, or similar persons; or
    (C) Any other substantial non-tax purpose; or
    (iii) A financial statement (other than a tax return) required to 
be provided to the federal or a state government or any federal or 
state agency (other than the SEC or the Internal Revenue Service).
    (5) Time and manner of election. A taxpayer that makes the election 
under this paragraph (f) must make the election for all amounts paid 
during the taxable year for property described in paragraph (f)(1) of 
this section and meeting the requirements of paragraph (f)(1)(i) or 
paragraph (f)(1)(ii) of this section, as applicable. A taxpayer makes 
the election by attaching a statement to the taxpayer's timely filed 
original Federal tax return (including extensions) for the taxable year 
in which these amounts are paid. See Sec. Sec.  301.9100-1 through 
301.9100-3 of this chapter for the provisions governing extensions of 
time to make regulatory elections. The statement must be titled 
``Section 1.263(a)-1(f) de minimis safe harbor election'' and include 
the taxpayer's name, address, taxpayer identification number, and a 
statement that the taxpayer is making the de minimis safe harbor 
election under Sec.  1.263(a)-1(f). In the case of a consolidated group 
filing a consolidated income tax return, the election is made for each 
member of the consolidated group by the common parent, and the 
statement must also include the names and taxpayer identification 
numbers of each member for which the election is made. In the case of 
an S corporation or a partnership, the election is made by the S 
corporation or the partnership and not by the shareholders or partners. 
An election may not be made through the filing of an application for 
change in accounting method or, before obtaining the Commissioner's 
consent to make a late election, by filing an amended Federal tax 
return. A taxpayer may not revoke an election made under this paragraph 
(f). The manner of electing the de minimis safe harbor under this 
paragraph (f) may be modified through guidance of general applicability 
(see Sec. Sec.  601.601(d)(2) and 601.602 of this chapter).
    (6) Anti-abuse rule. If a taxpayer acts to manipulate transactions 
with the intent to achieve a tax benefit or to avoid the application of 
the limitations provided under paragraphs (f)(1)(i)(B)(1), 
(f)(1)(i)(D), (f)(1)(ii)(B)(1), and (f)(1)(ii)(D) of this section, 
appropriate adjustments will be made to carry out the purposes of this 
section. For example, a taxpayer is deemed to act to manipulate 
transactions with an intent to avoid the purposes and requirements of 
this section if--
    (i) The taxpayer applies the de minimis safe harbor to amounts 
substantiated with invoices created to componentize property that is 
generally acquired or produced by the taxpayer (or other taxpayers in 
the same or similar trade or business) as a single unit of tangible 
property; and
    (ii) This property, if treated as a single unit, would exceed any 
of the limitations provided under paragraphs (f)(1)(i)(B)(1), 
(f)(1)(i)(D), (f)(1)(ii)(B)(1), and (f)(1)(ii)(D) of this section, as 
applicable.
    (7) Examples. The following examples illustrate the application of 
this paragraph (f). Unless otherwise provided, assume that section 263A 
does not apply to the amounts described.

    Example 1. De minimis safe harbor; taxpayer without AFS. In Year 
1, A purchases 10 printers at $250 each for a total cost of $2,500 
as indicated by the invoice. Assume that each printer is a unit of 
property under Sec.  1.263(a)-3(e). A does not have an AFS. A has 
accounting procedures in place at the beginning of Year 1 to expense 
amounts paid for property costing less than $500, and A treats the 
amounts paid for the printers as an expense on its books and 
records. The amounts paid for the printers meet the requirements for 
the de minimis safe harbor under paragraph (f)(1)(ii) of this 
section. If A elects to apply the de minimis safe harbor under this 
paragraph (f) in Year 1, A may not capitalize the amounts paid for 
the 10 printers or any other amounts meeting the criteria for the de 
minimis safe harbor under paragraph (f)(1). Instead, in accordance 
with paragraph (f)(3)(iv) of this section, A may deduct these 
amounts under Sec.  1.162-1 in the taxable year the amounts are paid 
provided the amounts otherwise constitute deductible ordinary and 
necessary expenses incurred in carrying on a trade or business.
    Example 2. De minimis safe harbor; taxpayer without AFS. In Year 
1, B purchases 10 computers at $600 each for a total cost of $6,000 
as indicated by the invoice. Assume that each computer is a unit of 
property under Sec.  1.263(a)-3(e). B does not have an AFS. B has 
accounting procedures in place at the beginning of Year 1 to expense 
amounts paid for property costing less than $1,000 and B treats the 
amounts paid for the computers as an expense on its books and 
records. The amounts paid for the printers do not meet the 
requirements for the de minimis safe harbor under paragraph 
(f)(1)(ii) of this section because the amount paid for the property 
exceeds $500 per invoice (or per item as substantiated by the 
invoice). B may not apply the de minimis safe harbor election to the 
amounts paid for the 10 computers under paragraph (f)(1) of this 
section.
    Example 3. De minimis safe harbor; taxpayer with AFS. C is a 
member of a consolidated group for Federal income tax purposes. C's 
financial results are reported on the consolidated applicable 
financial statements for the affiliated group. C's affiliated group 
has a written accounting policy at the beginning of Year 1, which is 
followed by C, to expense amounts paid for property costing $5,000 
or less. In Year 1, C pays $6,250,000 to purchase 1,250 computers at 
$5,000 each. C receives an invoice from its supplier indicating the 
total amount due ($6,250,000) and the price per item ($5,000). 
Assume that each computer is a unit of property under Sec.  
1.263(a)-3(e). The amounts paid for the computers meet the 
requirements for the de minimis safe harbor under paragraph 
(f)(1)(i) of this section. If C elects to apply the de minimis safe 
harbor under this paragraph (f) for Year 1, C may not capitalize the 
amounts paid for the 1,250 computers or any other amounts meeting 
the criteria for the de minimis safe harbor under paragraph (f)(1) 
of this section. Instead, in accordance with paragraph (f)(3)(iv) of 
this section, C may deduct these amounts under Sec.  1.162-1 in the 
taxable year the amounts are paid provided the amounts otherwise 
constitute deductible ordinary and necessary expenses incurred in 
carrying on a trade or business.
    Example 4. De minimis safe harbor; taxpayer with AFS. D is a 
member of a consolidated group for Federal income tax purposes. D's 
financial results are reported on the consolidated applicable 
financial statements for the affiliated group. D's affiliated group 
has a written accounting policy at the beginning of Year 1, which is 
followed by D, to expense amounts paid for property costing less 
than $15,000. In Year 1,

[[Page 57713]]

D pays $4,800,000 to purchase 800 elliptical machines at $6,000 
each. D receives an invoice from its supplier indicating the total 
amount due ($4,800,000) and the price per item ($6,000). Assume that 
each elliptical machine is a unit of property under Sec.  1.263(a)-
3(e). D may not apply the de minimis safe harbor election to the 
amounts paid for the 800 elliptical machines under paragraph (f)(1) 
of this section because the amount paid for the property exceeds 
$5,000 per invoice (or per item as substantiated by the invoice).
    Example 5. De minimis safe harbor; additional invoice costs. E 
is a member of a consolidated group for Federal income tax purposes. 
E's financial results are reported on the consolidated applicable 
financial statements for the affiliated group. E's affiliated group 
has a written accounting policy at the beginning of Year 1, which is 
followed by E, to expense amounts paid for property costing less 
than $5,000. In Year 1, E pays $45,000 for the purchase and 
installation of wireless routers in each of its 10 office locations. 
Assume that each wireless router is a unit of property under Sec.  
1.263(a)-3(e). E receives an invoice from its supplier indicating 
the total amount due ($45,000), including the material price per 
item ($2,500), and total delivery and installation ($20,000). E 
allocates the additional invoice costs to the materials on a pro 
rata basis, bringing the cost of each router to $4,500 ($2,500 
materials + $2,000 labor and overhead). The amounts paid for each 
router, including the allocable additional invoice costs, meet the 
requirements for the de minimis safe harbor under paragraph 
(f)(1)(i) of this section. If E elects to apply the de minimis safe 
harbor under this paragraph (f) for Year 1, E may not capitalize the 
amounts paid for the 10 routers (including the additional invoice 
costs) or any other amounts meeting the criteria for the de minimis 
safe harbor under paragraph (f)(1) of this section. Instead, in 
accordance with paragraph (f)(3)(iv) of this section, E may deduct 
these amounts under Sec.  1.162-1 in the taxable year the amounts 
are paid provided the amounts otherwise constitute deductible 
ordinary and necessary expenses incurred in carrying on a trade or 
business.
    Example 6. De minims safe harbor; non-invoice additional costs. 
F is a corporation that provides consulting services to its 
customer. F does not have an AFS, but F has accounting procedures in 
place at the beginning of Year 1 to expense amounts paid for 
property costing less than $500. In Year 1, F pays $600 to an 
interior designer to shop for, evaluate, and make recommendations 
regarding purchasing new furniture for F's conference room. As a 
result of the interior designer's recommendations, F acquires a 
conference table for $500 and 10 chairs for $300 each. In Year 1, F 
receives an invoice from the interior designer for $600 for his 
services, and F receives a separate invoice from the furniture 
supplier indicating a total amount due of $500 for the table and 
$300 for each chair. For Year 1, F treats the amount paid for the 
table and each chair as an expense on its books and records, and F 
elects to use the de minimis safe harbor for amounts paid for 
tangible property that qualify under the safe harbor. The amount 
paid to the interior designer is a cost of facilitating the 
acquisition of the table and chairs under Sec.  1.263(a)-2(f). Under 
paragraph (f)(3)(i) of this section, F is not required to include in 
the cost of tangible property the additional costs of acquiring such 
property if these costs are not included in the same invoice as the 
tangible property. Thus, F is not required to include a pro rata 
allocation of the amount paid to the interior designer to determine 
the application of the de minimis safe harbor to the table and the 
chairs. Accordingly, the amounts paid by F for the table and each 
chair meet the requirements for the de minimis safe harbor under 
paragraph (f)(1)(ii) of this section, and F may not capitalize the 
amounts paid for the table or each chair under paragraph (f)(1) of 
this section. In addition, F is not required to capitalize the 
amounts paid to the interior designer as a cost that facilitates the 
acquisition of tangible property under Sec.  1.263(a)-2(f)(3)(i). 
Instead, F may deduct the amounts paid for the table, chairs, and 
interior designer under Sec.  1.162-1 in the taxable year the 
amounts are paid provided the amounts otherwise constitute 
deductible ordinary and necessary expenses incurred in carrying on a 
trade or business.
    Example 7. De minimis safe harbor; 12-month economic useful 
life. G operates a restaurant. In Year 1, G purchases 10 hand-held 
point-of-service devices at $300 each for a total cost of $3,000 as 
indicated by invoice. G also purchases 3 tablet computers at $500 
each for a total cost of $1,500 as indicated by invoice. Assume each 
point-of-service device and each tablet computer has an economic 
useful life of 12 months or less, beginning when they are used in 
G's business. Assume that each device and each tablet is a unit of 
property under Sec.  1.263(a)-3(e). G does not have an AFS, but G 
has accounting procedures in place at the beginning of Year 1 to 
expense amounts paid for property costing $300 or less and to 
expense amounts paid for property with an economic useful life of 12 
months or less. Thus, G expenses the amounts paid for the hand-held 
devices on its books and records because each device costs $300. G 
also expenses the amounts paid for the tablet computers on its books 
and records because the computers have an economic useful life of 12 
months of less, beginning when they are used. The amounts paid for 
the hand-held devices and the tablet computers meet the requirements 
for the de minimis safe harbor under paragraph (f)(1)(ii) of this 
section. If G elects to apply the de minimis safe harbor under this 
paragraph (f) in Year 1, G may not capitalize the amounts paid for 
the hand-held devices, the tablet computers, or any other amounts 
meeting the criteria for the de minimis safe harbor under paragraph 
(f)(1) of this section. Instead, in accordance with paragraph 
(f)(3)(iv) of this section, G may deduct the amounts paid for the 
hand-held devices and tablet computers under Sec.  1.162-1 in the 
taxable year the amounts are paid provided the amounts otherwise 
constitute deductible ordinary and necessary business expenses 
incurred in carrying on a trade or business.
    Example 8. De minimis safe harbor; limitation. Assume the facts 
as in Example 7, except G purchases the 3 tablet computers at $600 
each for a total cost of $1,800. The amounts paid for the tablet 
computers do not meet the de minimis rule safe harbor under 
paragraphs (f)(1)(ii) and (f)(3)(vii) of this section because the 
cost of each computer exceeds $500. Therefore, the amounts paid for 
the tablet computers may not be deducted under the safe harbor.
    Example 9. De minimis safe harbor; materials and supplies. H is 
a corporation that provides consulting services to its customers. H 
has an AFS and a written accounting policy at the beginning of the 
taxable year to expense amounts paid for property costing $5,000 or 
less. In Year 1, H purchases 1,000 computers at $500 each for a 
total cost of $500,000. Assume that each computer is a unit of 
property under Sec.  1.263(a)-3(e) and is not a material or supply 
under Sec.  1.162-3. In addition, H purchases 200 office chairs at 
$100 each for a total cost of $20,000 and 250 customized briefcases 
at $80 each for a total cost of $20,000. Assume that each office 
chair and each briefcase is a material or supply under Sec.  1.162-
3(c)(1). H treats the amounts paid for the computers, office chairs, 
and briefcases as expenses on its AFS. The amounts paid for 
computers, office chairs, and briefcases meet the requirements for 
the de minimis safe harbor under paragraph (f)(1)(i) of this 
section. If H elects to apply the de minimis safe harbor under this 
paragraph (f) in Year 1, H may not capitalize the amounts paid for 
the 1,000 computers, the 200 office chairs, and the 250 briefcases 
under paragraph (f)(1) of this section. H may deduct the amounts 
paid for the computers, the office chairs, and the briefcases under 
Sec.  1.162-1 in the taxable year the amounts are paid provided the 
amounts otherwise constitute deductible ordinary and necessary 
expenses incurred in carrying on a trade or business.
    Example 10. De minimis safe harbor; coordination with section 
263A. J is a member of a consolidated group for Federal income tax 
purposes. J's financial results are reported on the consolidated AFS 
for the affiliated group. J's affiliated group has a written 
accounting policy at the beginning of Year 1, which is followed by 
J, to expense amounts paid for property costing less than $1,000 or 
that has an economic useful life of 12 months or less. In Year 1, J 
acquires jigs, dies, molds, and patterns for use in the manufacture 
of J's products. Assume each jig, die, mold, and pattern is a unit 
of property under Sec.  1.263(a)-3(e) and costs less than $1,000. In 
Year 1, J begins using the jigs, dies, molds and patterns to 
manufacture its products. Assume these items are materials and 
supplies under Sec.  1.162-3(c)(1)(iii), and J elects to apply the 
de minimis safe harbor under paragraph (f)(1)(i) of this section to 
amounts qualifying under the safe harbor in Year 1. Under paragraph 
(f)(3)(v) of this section, the amounts paid for the jigs, dies, 
molds, and patterns may be subject to capitalization under section 
263A if the amounts paid for these tangible properties comprise the 
direct or allocable indirect costs of other property produced by the 
taxpayer or property acquired for resale.
    Example 11. De minimis safe harbor; anti-abuse rule. K is a 
corporation that provides

[[Page 57714]]

hauling services to its customers. In Year 1, K decides to purchase 
a truck to use in its business. K does not have an AFS. K has 
accounting procedures in place at the beginning of Year 1 to expense 
amounts paid for property costing less than $500. K arranges to 
purchase a used truck for a total of $1,500. Prior to the 
acquisition, K requests the seller to provide multiple invoices for 
different parts of the truck. Accordingly, the seller provides K 
with four invoices during Year 1--one invoice of $500 for the cab, 
one invoice of $500 for the engine, one invoice of $300 for the 
trailer, and a fourth invoice of $200 for the tires. K treats the 
amounts paid under each invoice as an expense on its books and 
records. K elects to apply the de minimis safe harbor under 
paragraph (f) of this section in Year 1 and does not capitalize the 
amounts paid for each invoice pursuant to the safe harbor. Under 
paragraph (f)(6) of this section, K has applied the de minimis rule 
to amounts substantiated with invoices created to componentize 
property that is generally acquired as a single unit of tangible 
property in the taxpayer's type of business, and this property, if 
treated as single unit, would exceed the limitations provided under 
the de minimis rule. Accordingly, K is deemed to manipulate the 
transaction to acquire the truck with the intent to avoid the 
purposes of this paragraph (f). As a result, K may not apply the de 
minimis rule to these amounts and is subject to appropriate 
adjustments.

    (g) Accounting method changes. Except for paragraph (f) of this 
section (the de minimis safe harbor election), a change to comply with 
this section is a change in method of accounting to which the 
provisions of sections 446 and 481 and the accompanying regulations 
apply. A taxpayer seeking to change to a method of accounting permitted 
in this section must secure the consent of the Commissioner in 
accordance with Sec.  1.446-1(e) and follow the administrative 
procedures issued under Sec.  1.446-1(e)(3)(ii) for obtaining the 
Commissioner's consent to change its accounting method.
    (h) Effective/applicability date--(1) In general. Except for 
paragraph (f) of this section, this section generally applies to 
taxable years beginning on or after January 1, 2014. Paragraph (f) of 
this section applies to amounts paid in taxable years beginning on or 
after January 1, 2014. Except as provided in paragraph (h)(1) and 
paragraph (h)(2) of this section, Sec.  1.263(a)-1 as contained in 26 
CFR part 1 edition revised as of April 1, 2011, applies to taxable 
years beginning before January 1, 2014.
    (2) Early application of this section--(i) In general. Except for 
paragraph (f) of this section, a taxpayer may choose to apply this 
section to taxable years beginning on or after January 1, 2012. A 
taxpayer may choose to apply paragraph (f) of this section to amounts 
paid in taxable years beginning on or after January 1, 2012.
    (ii) Transition rule for de minimis safe harbor election on 2012 or 
2013 returns. If under paragraph (h)(2)(i) of this section, a taxpayer 
chooses to make the election to apply the de minimis safe harbor under 
paragraph (f) of this section for amounts paid in its taxable year 
beginning on or after January 1, 2012, and ending on or before 
September 19, 2013 (applicable taxable year), and the taxpayer did not 
make the election specified in paragraph (f)(5) of this section on its 
timely filed original Federal tax return for the applicable taxable 
year, the taxpayer must make the election specified in paragraph (f)(5) 
of this section for the applicable taxable year by filing an amended 
Federal tax return for the applicable taxable year on or before 180 
days from the due date including extensions of the taxpayer's Federal 
tax return for the applicable taxable year, notwithstanding that the 
taxpayer may not have extended the due date.
    (3) Optional application of TD 9564. A taxpayer may choose to apply 
Sec.  1.263(a)-1T as contained in TD 9564 (76 FR 81060) December 27, 
2011, to taxable years beginning on or after January 1, 2012, and 
before January 1, 2014.


Sec.  1.263(a)-1T  [Removed]

0
Par. 21. Section 1.263(a)-1T is removed.

0
Par. 22. Section 1.263(a)-2 is revised to read as follows:


Sec.  1.263(a)-2  Amounts paid to acquire or produce tangible property.

    (a) Overview. This section provides rules for applying section 
263(a) to amounts paid to acquire or produce a unit of real or personal 
property. Paragraph (b) of this section contains definitions. Paragraph 
(c) of this section contains the rules for coordinating this section 
with other provisions of the Internal Revenue Code (Code). Paragraph 
(d) of this section provides the general requirement to capitalize 
amounts paid to acquire or produce a unit of real or personal property. 
Paragraph (e) of this section provides the requirement to capitalize 
amounts paid to defend or perfect title to real or personal property. 
Paragraph (f) of this section provides the rules for determining the 
extent to which taxpayers must capitalize transaction costs related to 
the acquisition of tangible property. Paragraphs (g) and (h) of this 
section address the treatment and recovery of capital expenditures. 
Paragraph (i) of this section provides for changes in methods of 
accounting to comply with this section, and paragraph (j) of this 
section provides the effective and applicability dates for the rules 
under this section.
    (b) Definitions. For purposes of this section, the following 
definitions apply:
    (1) Amount paid. In the case of a taxpayer using an accrual method 
of accounting, the terms amount paid and payment mean a liability 
incurred (within the meaning of Sec.  1.446-1(c)(1)(ii)). A liability 
may not be taken into account under this section prior to the taxable 
year during which the liability is incurred.
    (2) Personal property means tangible personal property as defined 
in Sec.  1.48-1(c).
    (3) Real property means land and improvements thereto, such as 
buildings or other inherently permanent structures (including items 
that are structural components of the buildings or structures) that are 
not personal property as defined in paragraph (b)(2) of this section. 
Any property that constitutes other tangible property under Sec.  1.48-
1(d) is treated as real property for purposes of this section. Local 
law is not controlling in determining whether property is real property 
for purposes of this section.
    (4) Produce means construct, build, install, manufacture, develop, 
create, raise, or grow. This definition is intended to have the same 
meaning as the definition used for purposes of section 263A(g)(1) and 
Sec.  1.263A-2(a)(1)(i), except that improvements are excluded from the 
definition in this paragraph (b)(4) and are separately defined and 
addressed in Sec.  1.263(a)-3.
    (c) Coordination with other provisions of the Code--(1) In general. 
Nothing in this section changes the treatment of any amount that is 
specifically provided for under any provision of the Code or the 
Treasury Regulations other than section 162(a) or section 212 and the 
regulations under those sections. For example, see section 263A 
requiring taxpayers to capitalize the direct and allocable indirect 
costs of property produced by the taxpayer and property acquired for 
resale. See also section 195 requiring taxpayers to capitalize certain 
costs as start-up expenditures.
    (2) Materials and supplies. Nothing in this section changes the 
treatment of amounts paid to acquire or produce property that is 
properly treated as materials and supplies under Sec.  1.162-3.
    (d) Acquired or produced tangible property--(1) Requirement to 
capitalize. Except as provided in Sec.  1.162-3 (relating to materials 
and supplies) and in Sec.  1.263(a)-1(f) (providing a de minimis safe 
harbor election), a taxpayer must capitalize amounts paid

[[Page 57715]]

to acquire or produce a unit of real or personal property (as 
determined under Sec.  1.263(a)-3(e)), including leasehold 
improvements, land and land improvements, buildings, machinery and 
equipment, and furniture and fixtures. See Sec.  1.263(a)-3(f) for the 
rules for determining whether amounts are for leasehold improvements. 
Amounts paid to acquire or produce a unit of real or personal property 
include the invoice price, transaction costs as determined under 
paragraph (f) of this section, and costs for work performed prior to 
the date that the unit of property is placed in service by the taxpayer 
(without regard to any applicable convention under section 168(d)). A 
taxpayer also must capitalize amounts paid to acquire real or personal 
property for resale.
    (2) Examples. The following examples illustrate the rules of this 
paragraph (d). Unless otherwise provided, assume that the taxpayer does 
not elect the de minimis safe harbor under Sec.  1.263(a)-1(f) and that 
the property is not acquired for resale under section 263A.

    Example 1. Acquisition of personal property. A purchases new 
cash registers for use in its retail store located in leased space 
in a shopping mall. Assume each cash register is a unit of property 
as determined under Sec.  1.263(a)-3(e) and is not a material or 
supply under Sec.  1.162-3. A must capitalize under paragraph (d)(1) 
of this section the amount paid to acquire each cash register.
    Example 2. Acquisition of personal property that is a material 
or supply; coordination with Sec.  1.162-3. B operates a fleet of 
aircraft. In Year 1, B acquires a stock of component parts, which it 
intends to use to maintain and repair its aircraft. Assume that each 
component part is a material or supply under Sec.  1.162-3(c)(1) and 
B does not make elections under Sec.  1.162-3(d) to treat the 
materials and supplies as capital expenditures. In Year 2, B uses 
the component parts in the repair and maintenance of its aircraft. 
Because the parts are materials and supplies under Sec.  1.162-3, B 
is not required to capitalize the amounts paid for the parts under 
paragraph (d)(1) of this section. Rather, to determine the treatment 
of these amounts, B must apply the rules under Sec.  1.162-3, 
governing the treatment of materials and supplies.
    Example 3. Acquisition of unit of personal property; 
coordination with Sec.  1.162-3. C operates a rental business that 
rents out a variety of small individual items to customers (rental 
items). C maintains a supply of rental items on hand to replace worn 
or damaged items. C purchases a large quantity of rental items to be 
used in its business. Assume that each of these rental items is a 
unit of property under Sec.  1.263(a)-3(e). Also assume that a 
portion of the rental items are materials and supplies under Sec.  
1.162-3(c)(1). Under paragraph (d)(1) of this section, C must 
capitalize the amounts paid for the rental items that are not 
materials and supplies under Sec.  1.162-3(c)(1). However, C must 
apply the rules in Sec.  1.162-3 to determine the treatment of the 
rental items that are materials and supplies under Sec.  1.162-
3(c)(1).
    Example 4. Acquisition or production cost. D purchases and 
produces jigs, dies, molds, and patterns for use in the manufacture 
of D's products. Assume that each of these items is a unit of 
property as determined under Sec.  1.263(a)-3(e) and is not a 
material and supply under Sec.  1.162-3(c)(1). D is required to 
capitalize under paragraph (d)(1) of this section the amounts paid 
to acquire and produce the jigs, dies, molds, and patterns.
    Example 5. Acquisition of land. F purchases a parcel of 
undeveloped real estate. F must capitalize under paragraph (d)(1) of 
this section the amount paid to acquire the real estate. See 
paragraph (f) of this section for the treatment of amounts paid to 
facilitate the acquisition of real property.
    Example 6. Acquisition of building. G purchases a building. G 
must capitalize under paragraph (d)(1) of this section the amount 
paid to acquire the building. See paragraph (f) of this section for 
the treatment of amounts paid to facilitate the acquisition of real 
property.
    Example 7. Acquisition of property for resale and production of 
property for sale; coordination with section 263A. H purchases goods 
for resale and produces other goods for sale. H must capitalize 
under paragraph (d)(1) of this section the amounts paid to acquire 
and produce the goods. See section 263A for the amounts required to 
be capitalized to the property produced or to the property acquired 
for resale.
    Example 8. Production of building; coordination with section 
263A. J constructs a building. J must capitalize under paragraph 
(d)(1) of this section the amount paid to construct the building. 
See section 263A for the costs required to be capitalized to the 
real property produced by J.
    Example 9. Acquisition of assets constituting a trade or 
business. K owns tangible and intangible assets that constitute a 
trade or business. L purchases all the assets of K in a taxable 
transaction. L must capitalize under paragraph (d)(1) of this 
section the amount paid for the tangible assets of K. See Sec.  
1.263(a)-4 for the treatment of amounts paid to acquire or create 
intangibles and Sec.  1.263(a)-5 for the treatment of amounts paid 
to facilitate the acquisition of assets that constitute a trade or 
business. See section 1060 for special allocation rules for certain 
asset acquisitions.
    Example 10. Work performed prior to placing the property in 
service. In Year 1, M purchases a building for use as a business 
office. Prior to placing the building in service, M pays amounts to 
repair cement steps, refinish wood floors, patch holes in walls, and 
paint the interiors and exteriors of the building. In Year 2, M 
places the building in service and begins using the building as its 
business office. Assume that the work that M performs does not 
constitute an improvement to the building or its structural 
components under Sec.  1.263(a)-3. Under Sec.  1.263-3(e)(2)(i), the 
building and its structural components is a single unit of property. 
Under paragraph (d)(1) of this section, the amounts paid must be 
capitalized as amounts to acquire the building unit of property 
because they were for work performed prior to M's placing the 
building in service.
    Example 11. Work performed prior to placing the property in 
service. In January Year 1, N purchases a new machine for use in an 
existing production line of its manufacturing business. Assume that 
the machine is a unit of property under Sec.  1.263(a)-3(e) and is 
not a material or supply under Sec.  1.162-3. N pays amounts to 
install the machine, and after the machine is installed, N pays 
amounts to perform a critical test on the machine to ensure that it 
will operate in accordance with quality standards. On November 1, 
Year 1, the critical test is complete, and N places the machine in 
service on the production line. N pays amounts to perform periodic 
quality control testing after the machine is placed in service. 
Under paragraph (d)(1) of this section, the amounts paid for the 
installation and the critical test performed before the machine is 
placed in service must be capitalized by N as amounts to acquire the 
machine. However, amounts paid for periodic quality control testing 
after N placed the machine in service are not required to be 
capitalized as amounts paid to acquire the machine.

    (e) Defense or perfection of title to property--(1) In general. 
Amounts paid to defend or perfect title to real or personal property 
are amounts paid to acquire or produce property within the meaning of 
this section and must be capitalized.
    (2) Examples. The following examples illustrate the rule of this 
paragraph (e):

    Example 1. Amounts paid to contest condemnation. X owns real 
property located in County. County files an eminent domain complaint 
condemning a portion of X's property to use as a roadway. X hires an 
attorney to contest the condemnation. The amounts that X paid to the 
attorney must be capitalized because they were to defend X's title 
to the property.
    Example 2. Amounts paid to invalidate ordinance. Y is in the 
business of quarrying and supplying for sale sand and stone in a 
certain municipality. Several years after Y establishes its 
business, the municipality in which it is located passes an 
ordinance that prohibits the operation of Y's business. Y incurs 
attorney's fees in a successful prosecution of a suit to invalidate 
the municipal ordinance. Y prosecutes the suit to preserve its 
business activities and not to defend Y's title in the property. 
Therefore, the attorney's fees that Y paid are not required to be 
capitalized under paragraph (e)(1) of this section.
    Example 3. Amounts paid to challenge building line. The board of 
public works of a municipality establishes a building line across 
Z's business property, adversely affecting the value of the 
property. Z incurs legal fees in unsuccessfully litigating the 
establishment of the building line. The amounts Z paid to the 
attorney must be capitalized because they were to defend Z's title 
to the property.


[[Page 57716]]


    (f) Transaction costs--(1) In general. Except as provided in Sec.  
1.263(a)-1(f)(3)(i) (for purposes of the de minimis safe harbor), a 
taxpayer must capitalize amounts paid to facilitate the acquisition of 
real or personal property. See Sec.  1.263(a)-5 for the treatment of 
amounts paid to facilitate the acquisition of assets that constitute a 
trade or business. See Sec.  1.167(a)-5 for allocations of facilitative 
costs between depreciable and non-depreciable property.
    (2) Scope of facilitate--(i) In general. Except as otherwise 
provided in this section, an amount is paid to facilitate the 
acquisition of real or personal property if the amount is paid in the 
process of investigating or otherwise pursuing the acquisition. Whether 
an amount is paid in the process of investigating or otherwise pursuing 
the acquisition is determined based on all of the facts and 
circumstances. In determining whether an amount is paid to facilitate 
an acquisition, the fact that the amount would (or would not) have been 
paid but for the acquisition is relevant but is not determinative. 
Amounts paid to facilitate an acquisition include, but are not limited 
to, inherently facilitative amounts specified in paragraph (f)(2)(ii) 
of this section.
    (ii) Inherently facilitative amounts. An amount is paid in the 
process of investigating or otherwise pursuing the acquisition of real 
or personal property if the amount is inherently facilitative. An 
amount is inherently facilitative if the amount is paid for--
    (A) Transporting the property (for example, shipping fees and 
moving costs);
    (B) Securing an appraisal or determining the value or price of 
property;
    (C) Negotiating the terms or structure of the acquisition and 
obtaining tax advice on the acquisition;
    (D) Application fees, bidding costs, or similar expenses;
    (E) Preparing and reviewing the documents that effectuate the 
acquisition of the property (for example, preparing the bid, offer, 
sales contract, or purchase agreement);
    (F) Examining and evaluating the title of property;
    (G) Obtaining regulatory approval of the acquisition or securing 
permits related to the acquisition, including application fees;
    (H) Conveying property between the parties, including sales and 
transfer taxes, and title registration costs;
    (I) Finders' fees or brokers' commissions, including contingency 
fees (defined in paragraph (f)(3)(iii) of this section);
    (J) Architectural, geological, survey, engineering, environmental, 
or inspection services pertaining to particular properties; or
    (K) Services provided by a qualified intermediary or other 
facilitator of an exchange under section 1031.
    (iii) Special rule for acquisitions of real property--(A) In 
general. Except as provided in paragraph (f)(2)(ii) of this section 
(relating to inherently facilitative amounts), an amount paid by the 
taxpayer in the process of investigating or otherwise pursuing the 
acquisition of real property does not facilitate the acquisition if it 
relates to activities performed in the process of determining whether 
to acquire real property and which real property to acquire.
    (B) Acquisitions of real and personal property in a single 
transaction. An amount paid by the taxpayer in the process of 
investigating or otherwise pursuing the acquisition of personal 
property facilitates the acquisition of such personal property, even if 
such property is acquired in a single transaction that also includes 
the acquisition of real property subject to the special rule set out in 
paragraph (f)(2)(iii)(A) of this section. A taxpayer may use a 
reasonable allocation method to determine which costs facilitate the 
acquisition of personal property and which costs relate to the 
acquisition of real property and are subject to the special rule of 
paragraph (f)(2)(iii)(A) of this section.
    (iv) Employee compensation and overhead costs--(A) In general. For 
purposes of paragraph (f) of this section, amounts paid for employee 
compensation (within the meaning of Sec.  1.263(a)-4(e)(4)(ii)) and 
overhead are treated as amounts that do not facilitate the acquisition 
of real or personal property. See section 263A, however, for the 
treatment of employee compensation and overhead costs required to be 
capitalized to property produced by the taxpayer or to property 
acquired for resale.
    (B) Election to capitalize. A taxpayer may elect to treat amounts 
paid for employee compensation or overhead as amounts that facilitate 
the acquisition of property. The election is made separately for each 
acquisition and applies to employee compensation or overhead, or both. 
For example, a taxpayer may elect to treat overhead, but not employee 
compensation, as amounts that facilitate the acquisition of property. A 
taxpayer makes the election by treating the amounts to which the 
election applies as amounts that facilitate the acquisition in the 
taxpayer's timely filed original Federal tax return (including 
extensions) for the taxable year during which the amounts are paid. See 
Sec. Sec.  301.9100-1 through 301.9100-3 of this chapter for the 
provisions governing extensions of time to make regulatory elections. 
In the case of an S corporation or a partnership, the election is made 
by the S corporation or by the partnership, and not by the shareholders 
or partners. A taxpayer may revoke an election made under this 
paragraph (f)(2)(iv)(B) with respect to each acquisition only by filing 
a request for a private letter ruling and obtaining the Commissioner's 
consent to revoke the election. The Commissioner may grant a request to 
revoke this election if the taxpayer acted reasonably and in good faith 
and the revocation will not prejudice the interests of Government. See 
generally Sec.  301.9100-3 of this chapter. The manner of electing and 
revoking the election to capitalize under this paragraph (f)(2)(iv)(B) 
may be modified through guidance of general applicability (see 
Sec. Sec.  606.601(d)(2) and 601.602 of this section). An election may 
not be made or revoked through the filing of an application for change 
in accounting method or, before obtaining the Commissioner's consent to 
make the late election or to revoke the election, by filing an amended 
Federal tax return.
    (3) Treatment of transaction costs--(i) In general. Except as 
provided under Sec.  1.263(a)-1(f)(3)(i) (for purposes of the de 
minimis safe harbor), all amounts paid to facilitate the acquisition of 
real or personal property are capital expenditures. Facilitative 
amounts allocable to real or personal property must be included in the 
basis of the property acquired.
    (ii) Treatment of inherently facilitative amounts. Inherently 
facilitative amounts allocable to real or personal property are capital 
expenditures related to such property, even if the property is not 
eventually acquired. Except for contingency fees as defined in 
paragraph (f)(3)(iii) of this section, inherently facilitative amounts 
allocable to real or personal property not acquired may be allocated to 
those properties and recovered as appropriate in accordance with the 
applicable provisions of the Code and the Treasury Regulations (for 
example, sections 165, 167, or 168). See paragraph (h) of this section 
for the recovery of capitalized amounts.
    (iii) Contingency Fees. For purposes of this section, a contingency 
fee is an amount paid that is contingent on the successful closing of 
the acquisition of real or personal property. Contingency fees must be 
included in the basis of the

[[Page 57717]]

property acquired and may not be allocated to the property not 
acquired.
    (4) Examples. The following examples illustrate the rules of 
paragraph (f) of this section. For purposes of these examples, assume 
that the taxpayer does not elect the de minimis safe harbor under Sec.  
1.263(a)-1(f):

    Example 1. Broker's fees to facilitate an acquisition. A decides 
to purchase a building in which to relocate its offices and hires a 
real estate broker to find a suitable building. A pays fees to the 
broker to find property for A to acquire. Under paragraph 
(f)(2)(ii)(I) of this section, A must capitalize the amounts paid to 
the broker because these costs are inherently facilitative of the 
acquisition of real property.
    Example 2. Inspection and survey costs to facilitate an 
acquisition. B decides to purchase Building X and pays amounts to 
third-party contractors for a termite inspection and an 
environmental survey of Building X. Under paragraph (f)(2)(ii)(J) of 
this section, B must capitalize the amounts paid for the inspection 
and the survey of the building because these costs are inherently 
facilitative of the acquisition of real property.
    Example 3. Moving costs to facilitate an acquisition. C 
purchases all the assets of D and, in connection with the purchase, 
hires a transportation company to move storage tanks from D's plant 
to C's plant. Under paragraph (f)(2)(ii)(A) of this section, C must 
capitalize the amount paid to move the storage tanks from D's plant 
to C's plant because this cost is inherently facilitative to the 
acquisition of personal property.
    Example 4. Geological and geophysical costs; coordination with 
other provisions. E is in the business of exploring, purchasing, and 
developing properties in the United States for the production of oil 
and gas. E considers acquiring a particular property but first 
incurs costs for the services of an engineering firm to perform 
geological and geophysical studies to determine if the property is 
suitable for oil or gas production. Assume that the amounts that E 
paid to the engineering firm constitute geological and geophysical 
expenditures under section 167(h). Although the amounts that E paid 
for the geological and geophysical services are inherently 
facilitative to the acquisition of real property under paragraph 
(f)(2)(ii)(J) of this section, E is not required to include those 
amounts in the basis of the real property acquired. Rather, under 
paragraph (c) of this section, E must capitalize these costs 
separately and amortize such costs as required under section 167(h) 
(addressing the amortization of geological and geophysical 
expenditures).
    Example 5. Scope of facilitate. F is in the business of 
providing legal services to clients. F is interested in acquiring a 
new conference table for its office. F hires and incurs fees for an 
interior designer to shop for, evaluate, and make recommendations to 
F regarding which new table to acquire. Under paragraphs (f)(1) and 
(2) of this section, F must capitalize the amounts paid to the 
interior designer to provide these services because they are paid in 
the process of investigating or otherwise pursuing the acquisition 
of personal property.
    Example 6. Transaction costs allocable to multiple properties. 
G, a retailer, wants to acquire land for the purpose of building a 
new distribution facility for its products. G considers various 
properties on Highway X in State Y. G incurs fees for the services 
of an architect to advise and evaluate the suitability of the sites 
for the type of facility that G intends to construct on the selected 
site. G must capitalize the architect fees as amounts paid to 
acquire land because these amounts are inherently facilitative to 
the acquisition of land under paragraph (f)(2)(ii)(J) of this 
section.
    Example 7. Transaction costs; coordination with section 263A. H, 
a retailer, wants to acquire land for the purpose of building a new 
distribution facility for its products. H considers various 
properties on Highway X in State Y. H incurs fees for the services 
of an architect to prepare preliminary floor plans for a building 
that H could construct at any of the sites. Under these facts, the 
architect's fees are not facilitative to the acquisition of land 
under paragraph (f) of this section. Therefore, H is not required to 
capitalize the architect fees as amounts paid to acquire land. 
However, the amounts paid for the architect's fees may be subject to 
capitalization under section 263A if these amounts comprise the 
direct or allocable indirect cost of property produced by H, such as 
the building.
    Example 8. Special rule for acquisitions of real property. J 
owns several retail stores. J decides to examine the feasibility of 
opening a new store in City X. In October, Year 1, J hires and 
incurs costs for a development consulting firm to study City X and 
perform market surveys, evaluate zoning and environmental 
requirements, and make preliminary reports and recommendations as to 
areas that J should consider for purposes of locating a new store. 
In December, Year 1, J continues to consider whether to purchase 
real property in City X and which property to acquire. J hires, and 
incurs fees for, an appraiser to perform appraisals on two different 
sites to determine a fair offering price for each site. In March, 
Year 2, J decides to acquire one of these two sites for the location 
of its new store. At the same time, J determines not to acquire the 
other site. Under paragraph (f)(2)(iii) of this section, J is not 
required to capitalize amounts paid to the development consultant in 
Year 1 because the amounts relate to activities performed in the 
process of determining whether to acquire real property and which 
real property to acquire, and the amounts are not inherently 
facilitative costs under paragraph (f)(2)(ii) of this section. 
However, J must capitalize amounts paid to the appraiser in Year 1 
because the appraisal costs are inherently facilitative costs under 
paragraph (f)(2)(ii)(B) of this section. In Year 2, J must include 
the appraisal costs allocable to property acquired in the basis of 
the property acquired. In addition, J may recover the appraisal 
costs allocable to the property not acquired in accordance with 
paragraphs (f)(3)(ii) and (h) of this section. See, for example, 
Sec.  1.165-2 for losses on the permanent withdrawal of non-
depreciable property.
    Example 9. Contingency fee. K owns several restaurant 
properties. K decides to open a new restaurant in City X. In 
October, Year 1, K hires a real estate consultant to identify 
potential property upon which K may locate its restaurant, and is 
obligated to compensate the consultant upon the acquisition of 
property. The real estate consultant identifies three properties, 
and K decides to acquire one of those properties. Upon closing of 
the acquisition of that property, K pays the consultant its fee. The 
amount paid to the consultant constitutes a contingency fee under 
paragraph (f)(3)(iii) of this section because the payment is 
contingent on the successful closing of the acquisition of property. 
Accordingly, under paragraph (f)(3)(iii) of this section, K must 
include the amount paid to the consultant in the basis of the 
property acquired. K is not permitted to allocate the amount paid 
between the properties acquired and not acquired.
    Example 10. Employee compensation and overhead. L, a freight 
carrier, maintains an acquisition department whose sole function is 
to arrange for the purchase of vehicles and aircraft from 
manufacturers or other parties to be used in its freight carrying 
business. As provided in paragraph (f)(2)(iv)(A) of this section, L 
is not required to capitalize any portion of the compensation paid 
to employees in its acquisition department or any portion of its 
overhead allocable to its acquisition department. However, under 
paragraph (f)(2)(iv)(B) of this section, L may elect to capitalize 
the compensation and/or overhead costs allocable to the acquisition 
of a vehicle or aircraft by treating these amounts as costs that 
facilitate the acquisition of that property in its timely filed 
original Federal tax return for the year the amounts are paid.

    (g) Treatment of capital expenditures. Amounts required to be 
capitalized under this section are capital expenditures and must be 
taken into account through a charge to capital account or basis, or in 
the case of property that is inventory in the hands of a taxpayer, 
through inclusion in inventory costs.
    (h) Recovery of capitalized amounts--(1) In general. Amounts that 
are capitalized under this section are recovered through depreciation, 
cost of goods sold, or by an adjustment to basis at the time the 
property is placed in service, sold, used, or otherwise disposed of by 
the taxpayer. Cost recovery is determined by the applicable provisions 
of the Code and regulations relating to the use, sale, or disposition 
of property.
    (2) Examples. The following examples illustrate the rule of 
paragraph (h)(1) of this section. For purposes of these examples, 
assume that the taxpayer does not elect the de minimis safe harbor 
under section Sec.  1.263(a)-1(f).

    Example 1. Recovery when property placed in service. X owns a 
10-unit apartment building. The refrigerator in one of the 
apartments stops functioning, and X purchases a new refrigerator to 
replace the

[[Page 57718]]

old one. X pays for the acquisition, delivery, and installation of 
the new refrigerator. Assume that the refrigerator is the unit of 
property, as determined under Sec.  1.263(a)-3(e), and is not a 
material or supply under Sec.  1.162-3. Under paragraph (d)(1) of 
this section, X is required to capitalize the amounts paid for the 
acquisition, delivery, and installation of the refrigerator. Under 
this paragraph (h), the capitalized amounts are recovered through 
depreciation, which begins when the refrigerator is placed in 
service by X.
    Example 2. Recovery when property used in the production of 
property. Y operates a plant where it manufactures widgets. Y 
purchases a tractor loader to move raw materials into and around the 
plant for use in the manufacturing process. Assume that the tractor 
loader is a unit of property, as determined under Sec.  1.263(a)-
3(e), and is not a material or supply under Sec.  1.162-3. Under 
paragraph (d)(1) of this section, Y is required to capitalize the 
amounts paid to acquire the tractor loader. Under this paragraph 
(h), the capitalized amounts are recovered through depreciation, 
which begins when Y places the tractor loader in service. However, 
because the tractor loader is used in the production of property, 
under section 263A the cost recovery (that is, the depreciation) may 
also be capitalized to Y's property produced, and, consequently, 
recovered through cost of goods sold. See Sec.  1.263A-
1(e)(3)(ii)(I).

    (i) Accounting method changes. Unless otherwise provided under this 
section, a change to comply with this section is a change in method of 
accounting to which the provisions of sections 446 and 481 and the 
accompanying regulations apply. A taxpayer seeking to change to a 
method of accounting permitted in this section must secure the consent 
of the Commissioner in accordance with Sec.  1.446-1(e) and follow the 
administrative procedures issued under Sec.  1.446-1(e)(3)(ii) for 
obtaining the Commissioner's consent to change its accounting method.
    (j) Effective/applicability date--(1) In general. Except for 
paragraphs (f)(2)(iii), (f)(2)(iv), and (f)(3)(ii) of this section, 
this section generally applies to taxable years beginning on or after 
January 1, 2014. Paragraphs (f)(2)(iii), (f)(2)(iv), and (f)(3)(ii) of 
this section apply to amounts paid in taxable years beginning on or 
after January 1, 2014. Except as provided in paragraphs (j)(1) and 
(j)(2) of this section, Sec.  1.263(a)-2 as contained in 26 CFR part 1 
edition revised as of April 1, 2011, applies to taxable years beginning 
before January 1, 2014.
    (2) Early application of this section-(i) In general. Except for 
paragraphs (f)(2)(iii), (f)(2)(iv), and (f)(3)(ii) of this section of 
this section, a taxpayer may choose to apply this section to taxable 
years beginning on or after January 1, 2012. A taxpayer may choose to 
apply paragraphs (f)(2)(iii), (f)(2)(iv), and (f)(3)(ii) of this 
section to amounts paid in taxable years beginning on or after January 
1, 2012.
    (ii) Transition rule for election to capitalize employee 
compensation and overhead costs on 2012 or 2013 returns. If under 
paragraph (j)(2)(i) of this section, a taxpayer chooses to make the 
election to capitalize employee compensation and overhead costs under 
paragraph (f)(2)(iv)(B) of this section for amounts paid in its taxable 
year beginning on or after January 1, 2012, and ending on or before 
September 19, 2013 (applicable taxable year), and the taxpayer did not 
make the election specified in paragraph (f)(2)(iv)(B) of this section 
on its timely filed original Federal tax return for the applicable 
taxable year, the taxpayer must make the election specified in 
paragraph (f)(2)(iv)(B) of this section for the applicable taxable year 
by filing an amended Federal tax return for the applicable taxable year 
on or before 180 days from the due date including extensions of the 
taxpayer's Federal tax return for the applicable taxable year, 
notwithstanding that the taxpayer may not have extended the due date.
    (3) Optional application of TD 9564. Except for Sec.  1.263(a)-
2T(f)(2)(iii), (f)(2)(iv), (f)(3)(ii), and (g), a taxpayer may choose 
to apply Sec.  1.263(a)-2T as contained in TD 9564 (76 FR 81060) 
December 27, 2011, to taxable years beginning on or after January 1, 
2012, and before January 1, 2014. A taxpayer may choose to apply Sec.  
1.263(a)-2T(f)(2)(iii), (f)(2)(iv), (f)(3)(ii) and (g) as contained in 
TD 9564 (76 FR 81060) December 27, 2011, to amounts paid in taxable 
years beginning on or after January 1, 2012, and before January 1, 
2014.


Sec.  1.263(a)-2T  [Removed]

0
Par. 23. Section 1.263(a)-2T is removed.

0
Par. 24. Section 1.263(a)-3 is revised to read as follows:


Sec.  1.263(a)-3  Amounts paid to improve tangible property.

    (a) Overview. This section provides rules for applying section 
263(a) to amounts paid to improve tangible property. Paragraph (b) of 
this section provides definitions. Paragraph (c) of this section 
provides rules for coordinating this section with other provisions of 
the Internal Revenue Code (Code). Paragraph (d) of this section 
provides the requirement to capitalize amounts paid to improve tangible 
property and provides the general rules for determining whether a unit 
of property is improved. Paragraph (e) of this section provides the 
rules for determining the appropriate unit of property. Paragraph (f) 
of this section provides rules for leasehold improvements. Paragraph 
(g) of this section provides special rules for determining improvement 
costs in particular contexts, including indirect costs incurred during 
an improvement, removal costs, aggregation of related costs, and 
regulatory compliance costs. Paragraph (h) of this section provides a 
safe harbor for small taxpayers. Paragraph (i) provides a safe harbor 
for routine maintenance costs. Paragraph (j) of this section provides 
rules for determining whether amounts are paid for betterments to the 
unit of property. Paragraph (k) of this section provides rules for 
determining whether amounts are paid to restore the unit of property. 
Paragraph (l) of this section provides rules for amounts paid to adapt 
the unit of property to a new or different use. Paragraph (m) of this 
section provides an optional regulatory accounting method. Paragraph 
(n) of this section provides an election to capitalize repair and 
maintenance costs consistent with books and records. Paragraphs (o) and 
(p) of this section provide for the treatment and recovery of amounts 
capitalized under this section. Paragraphs (q) and (r) of this section 
provide for accounting method changes and state the effective/
applicability date for the rules in this section.
    (b) Definitions. For purposes of this section, the following 
definitions apply:
    (1) Amount paid. In the case of a taxpayer using an accrual method 
of accounting, the terms amounts paid and payment mean a liability 
incurred (within the meaning of Sec.  1.446-1(c)(1)(ii)). A liability 
may not be taken into account under this section prior to the taxable 
year during which the liability is incurred.
    (2) Personal property means tangible personal property as defined 
in Sec.  1.48-1(c).
    (3) Real property means land and improvements thereto, such as 
buildings or other inherently permanent structures (including items 
that are structural components of the buildings or structures) that are 
not personal property as defined in paragraph (b)(2) of this section. 
Any property that constitutes other tangible property under Sec.  1.48-
1(d) is also treated as real property for purposes of this section. 
Local law is not controlling in determining whether property is real 
property for purposes of this section.
    (4) Owner means the taxpayer that has the benefits and burdens of 
ownership of the unit of property for Federal income tax purposes.

[[Page 57719]]

    (c) Coordination with other provisions of the Code--(1) In general. 
Nothing in this section changes the treatment of any amount that is 
specifically provided for under any provision of the Code or the 
regulations other than section 162(a) or section 212 and the 
regulations under those sections. For example, see section 263A 
requiring taxpayers to capitalize the direct and allocable indirect 
costs of property produced and property acquired for resale.
    (2) Materials and supplies. A material or supply as defined in 
Sec.  1.162-3(c)(1) that is acquired and used to improve a unit of 
tangible property is subject to this section and is not treated as a 
material or supply under Sec.  1.162-3.
    (3) Example. The following example illustrates the rules of this 
paragraph (c):

    Example. Railroad rolling stock. X is a railroad that properly 
treats amounts paid for the rehabilitation of railroad rolling stock 
as deductible expenses under section 263(d). X is not required to 
capitalize the amounts paid because nothing in this section changes 
the treatment of amounts specifically provided for under section 
263(d).

    (d) Requirement to capitalize amounts paid for improvements. Except 
as provided in paragraph (h) or paragraph (n) of this section or under 
Sec.  1.263(a)-1(f), a taxpayer generally must capitalize the related 
amounts (as defined in paragraph (g)(3) of this section) paid to 
improve a unit of property owned by the taxpayer. However, see 
paragraph (f) of this section for the treatment of amounts paid to 
improve leased property. See section 263A for the requirement to 
capitalize the direct and allocable indirect costs of property produced 
by the taxpayer and property acquired for resale; section 1016 for 
adding capitalized amounts to the basis of the unit of property; and 
section 168 for the treatment of additions or improvements for 
depreciation purposes. For purposes of this section, a unit of property 
is improved if the amounts paid for activities performed after the 
property is placed in service by the taxpayer--
    (1) Are for a betterment to the unit of property (see paragraph (j) 
of this section);
    (2) Restore the unit of property (see paragraph (k) of this 
section); or
    (3) Adapt the unit of property to a new or different use (see 
paragraph (l) of this section).
    (e) Determining the unit of property--(1) In general. The unit of 
property rules in this paragraph (e) apply only for purposes of section 
263(a) and Sec. Sec.  1.263(a)-1, 1.263(a)-2, 1.263(a)-3, and 1.162-3. 
Unless otherwise specified, the unit of property determination is based 
upon the functional interdependence standard provided in paragraph 
(e)(3)(i) of this section. However, special rules are provided for 
buildings (see paragraph (e)(2) of this section), plant property (see 
paragraph (e)(3)(ii) of this section), network assets (see paragraph 
(e)(3)(iii) of this section), leased property (see paragraph (e)(2)(v) 
of this section for leased buildings and paragraph (e)(3)(iv) of this 
section for leased property other than buildings), and improvements to 
property (see paragraph (e)(4) of this section). Additional rules are 
provided if a taxpayer has assigned different MACRS classes or 
depreciation methods to components of property or subsequently changes 
the class or depreciation method of a component or other item of 
property (see paragraph (e)(5) of this section). Property that is 
aggregated or subject to a general asset account election or accounted 
for in a multiple asset account (that is, pooled) may not be treated as 
a single unit of property.
    (2) Building--(i) In general. Except as otherwise provided in 
paragraphs (e)(4), and (e)(5)(ii) of this section, in the case of a 
building (as defined in Sec.  1.48-1(e)(1)), each building and its 
structural components (as defined in Sec.  1.48-1(e)(2)) is a single 
unit of property (``building''). See paragraph (e)(2)(iii) of this 
section for condominiums, paragraph (e)(2)(iv) of this section for 
cooperatives, and paragraph (e)(2)(v) of this section for leased 
buildings.
    (ii) Application of improvement rules to a building. An amount is 
paid to improve a building under paragraph (d) of this section if the 
amount is paid for an improvement under paragraphs (j), (k), or 
paragraph (l) of this section to any of the following:
    (A) Building structure. A building structure consists of the 
building (as defined in Sec.  1.48-1(e)(1)), and its structural 
components (as defined in Sec.  1.48-1(e)(2)), other than the 
structural components designated as buildings systems in paragraph 
(e)(2)(ii)(B) of this section.
    (B) Building system. Each of the following structural components 
(as defined in Sec.  1.48-1(e)(2)), including the components thereof, 
constitutes a building system that is separate from the building 
structure, and to which the improvement rules must be applied--
    (1) Heating, ventilation, and air conditioning (``HVAC'') systems 
(including motors, compressors, boilers, furnace, chillers, pipes, 
ducts, radiators);
    (2) Plumbing systems (including pipes, drains, valves, sinks, 
bathtubs, toilets, water and sanitary sewer collection equipment, and 
site utility equipment used to distribute water and waste to and from 
the property line and between buildings and other permanent 
structures);
    (3) Electrical systems (including wiring, outlets, junction boxes, 
lighting fixtures and associated connectors, and site utility equipment 
used to distribute electricity from the property line to and between 
buildings and other permanent structures);
    (4) All escalators;
    (5) All elevators;
    (6) Fire-protection and alarm systems (including sensing devices, 
computer controls, sprinkler heads, sprinkler mains, associated piping 
or plumbing, pumps, visual and audible alarms, alarm control panels, 
heat and smoke detection devices, fire escapes, fire doors, emergency 
exit lighting and signage, and fire fighting equipment, such as 
extinguishers, and hoses);
    (7) Security systems for the protection of the building and its 
occupants (including window and door locks, security cameras, 
recorders, monitors, motion detectors, security lighting, alarm 
systems, entry and access systems, related junction boxes, associated 
wiring and conduit);
    (8) Gas distribution system (including associated pipes and 
equipment used to distribute gas to and from the property line and 
between buildings or permanent structures); and
    (9) Other structural components identified in published guidance in 
the Federal Register or in the Internal Revenue Bulletin (see Sec.  
601.601(d)(2)(ii)(b) of this chapter) that are excepted from the 
building structure under paragraph (e)(2)(ii)(A) of this section and 
are specifically designated as building systems under this section.
    (iii) Condominium--(A) In general. In the case of a taxpayer that 
is the owner of an individual unit in a building with multiple units 
(such as a condominium), the unit of property (``condominium'') is the 
individual unit owned by the taxpayer and the structural components (as 
defined in Sec.  1.48-1(e)(2)) that are part of the unit.
    (B) Application of improvement rules to a condominium. An amount is 
paid to improve a condominium under paragraph (d) of this section if 
the amount is paid for an improvement under paragraphs (j), (k), or 
paragraph (l) of this section to the building structure (as defined in 
paragraph (e)(2)(ii)(A) of this section) that is part of the 
condominium or to the portion of any building system (as defined in 
paragraph (e)(2)(ii)(B) of this section) that is part of the 
condominium. In the case of the condominium management association, the 
association must apply the improvement rules to the building

[[Page 57720]]

structure or to any building system described under paragraphs 
(e)(2)(ii)(A) and (e)(2)(ii)(B) of this section.
    (iv) Cooperative--(A) In general. In the case of a taxpayer that 
has an ownership interest in a cooperative housing corporation, the 
unit of property (``cooperative'') is the portion of the building in 
which the taxpayer has possessory rights and the structural components 
(as defined in Sec.  1.48-1(e)(2)) that are part of the portion of the 
building subject to the taxpayer's possessory rights (cooperative).
    (B) Application of improvement rules to a cooperative. An amount is 
paid to improve a cooperative under paragraph (d) of this section if 
the amount is paid for an improvement under paragraphs (j), (k), or (l) 
of this section to the portion of the building structure (as defined in 
paragraph (e)(2)(ii)(A) of this section) in which the taxpayer has 
possessory rights or to the portion of any building system (as defined 
in paragraph (e)(2)(ii)(B) of this section) that is part of the portion 
of the building structure subject to the taxpayer's possessory rights. 
In the case of a cooperative housing corporation, the corporation must 
apply the improvement rules to the building structure or to any 
building system as described under paragraphs (e)(2)(ii)(A) and 
(e)(2)(ii)(B) of this section.
    (v) Leased building--(A) In general. In the case of a taxpayer that 
is a lessee of all or a portion of a building (such as an office, 
floor, or certain square footage), the unit of property (``leased 
building property'') is each building and its structural components or 
the portion of each building subject to the lease and the structural 
components associated with the leased portion.
    (B) Application of improvement rules to a leased building. An 
amount is paid to improve a leased building property under paragraphs 
(d) and (f)(2) of this section if the amount is paid for an 
improvement, under paragraphs (j), (k), or (l) of this section, to any 
of the following:
    (1) Entire building. In the case of a taxpayer that is a lessee of 
an entire building, the building structure (as defined under paragraph 
(e)(2)(ii)(A) of this section) or any building system (as defined under 
paragraph (e)(2)(ii)(B) of this section) that is part of the leased 
building.
    (2) Portion of a building. In the case of a taxpayer that is a 
lessee of a portion of a building (such as an office, floor, or certain 
square footage), the portion of the building structure (as defined 
under paragraph (e)(2)(ii)(A) of this section) subject to the lease or 
the portion of any building system (as defined under paragraph 
(e)(2)(ii)(B) of this section) subject to the lease.
    (3) Property other than building--(i) In general. Except as 
otherwise provided in paragraphs (e)(3), (e)(4), (e)(5), and (f)(1) of 
this section, in the case of real or personal property other than 
property described in paragraph (e)(2) of this section, all the 
components that are functionally interdependent comprise a single unit 
of property. Components of property are functionally interdependent if 
the placing in service of one component by the taxpayer is dependent on 
the placing in service of the other component by the taxpayer.
    (ii) Plant property--(A) Definition. For purposes of this paragraph 
(e), the term plant property means functionally interdependent 
machinery or equipment, other than network assets, used to perform an 
industrial process, such as manufacturing, generation, warehousing, 
distribution, automated materials handling in service industries, or 
other similar activities.
    (B) Unit of property for plant property. In the case of plant 
property, the unit of property determined under the general rule of 
paragraph (e)(3)(i) of this section is further divided into smaller 
units comprised of each component (or group of components) that 
performs a discrete and major function or operation within the 
functionally interdependent machinery or equipment.
    (iii) Network assets--(A) Definition. For purposes of this 
paragraph (e), the term network assets means railroad track, oil and 
gas pipelines, water and sewage pipelines, power transmission and 
distribution lines, and telephone and cable lines that are owned or 
leased by taxpayers in each of those respective industries. The term 
includes, for example, trunk and feeder lines, pole lines, and buried 
conduit. It does not include property that would be included as 
building structure or building systems under paragraphs (e)(2)(ii)(A) 
and (e)(2)(ii)(B) of this section, nor does it include separate 
property that is adjacent to, but not part of a network asset, such as 
bridges, culverts, or tunnels.
    (B) Unit of property for network assets. In the case of network 
assets, the unit of property is determined by the taxpayer's particular 
facts and circumstances except as otherwise provided in published 
guidance in the Federal Register or in the Internal Revenue Bulletin 
(see Sec.  601.601(d)(2)(ii)(b) of this chapter). For these purposes, 
the functional interdependence standard provided in paragraph (e)(3)(i) 
of this section is not determinative.
    (iv) Leased property other than buildings. In the case of a 
taxpayer that is a lessee of real or personal property other than 
property described in paragraph (e)(2) of this section, the unit of 
property for the leased property is determined under paragraphs 
(e)(3)(i),(ii), (iii), and (e)(5) of this section except that, after 
applying the applicable rules under those paragraphs, the unit of 
property may not be larger than the property subject to the lease.
    (4) Improvements to property. An improvement to a unit of property 
generally is not a unit of property separate from the unit of property 
improved. For the unit of property for lessee improvements, see also 
paragraph (f)(2)(ii)) of this section. If a taxpayer elects to treat as 
a capital expenditure under Sec.  1.162-3(d) the amount paid for a 
rotable spare part, temporary spare part, or standby emergency spare 
part, and such part is used in an improvement to a unit of property, 
then for purposes of applying paragraph (d) of this section to the unit 
of property improved, the part is not a unit of property separate from 
the unit of property improved.
    (5) Additional rules--(i) Year placed in service. Notwithstanding 
the unit of property determination under paragraph (e)(3) of this 
section, a component (or a group of components) of a unit property must 
be treated as a separate unit of property if, at the time the unit of 
property is initially placed in service by the taxpayer, the taxpayer 
has properly treated the component as being within a different class of 
property under section 168(e) (MACRS classes) than the class of the 
unit of property of which the component is a part, or the taxpayer has 
properly depreciated the component using a different depreciation 
method than the depreciation method of the unit of property of which 
the component is a part.
    (ii) Change in subsequent taxable year. Notwithstanding the unit of 
property determination under paragraphs (e)(2), (3), (4), or (5)(i) of 
this section, in any taxable year after the unit of property is 
initially placed in service by the taxpayer, if the taxpayer or the 
Internal Revenue Service changes the treatment of that property (or any 
portion thereof) to a proper MACRS class or a proper depreciation 
method (for example, as a result of a cost segregation study or a 
change in the use of the property), then the taxpayer must change the 
unit of property determination for that property (or the portion 
thereof) under this section to be consistent with the change in 
treatment

[[Page 57721]]

for depreciation purposes. Thus, for example, if a portion of a unit of 
property is properly reclassified to a MACRS class different from the 
MACRS class of the unit of property of which it was previously treated 
as a part, then the reclassified portion of the property should be 
treated as a separate unit of property for purposes of this section.
    (6) Examples. The following examples illustrate the application of 
this paragraph (e) and assume that the taxpayer has not made a general 
asset account election with regard to property or accounted for 
property in a multiple asset account. In addition, unless the facts 
specifically indicate otherwise, assume that the additional rules in 
paragraph (e)(5) of this section do not apply:

    Example 1. Building systems. A owns an office building that 
contains a HVAC system. The HVAC system incorporates ten roof-
mounted units that service different parts of the building. The 
roof-mounted units are not connected and have separate controls and 
duct work that distribute the heated or cooled air to different 
spaces in the building's interior. A pays an amount for labor and 
materials for work performed on the roof-mounted units. Under 
paragraph (e)(2)(i) of this section, A must treat the building and 
its structural components as a single unit of property. As provided 
under paragraph (e)(2)(ii) of this section, an amount is paid to 
improve a building if it is for an improvement to the building 
structure or any designated building system. Under paragraph 
(e)(2)(ii)(B)(1) of this section, the entire HVAC system, including 
all of the roof-mounted units and their components, comprise a 
building system. Therefore, under paragraph (e)(2)(ii) of this 
section, if an amount paid by A for work on the roof-mounted units 
is an improvement (for example, a betterment) to the HVAC system, A 
must treat this amount as an improvement to the building.
    Example 2. Building systems. B owns a building that it uses in 
its retail business. The building contains two elevator banks in 
different locations in its building. Each elevator bank contains 
three elevators. B pays an amount for labor and materials for work 
performed on the elevators. Under paragraph (e)(2)(i) of this 
section, B must treat the building and its structural components as 
a single unit of property. As provided under paragraph (e)(2)(ii) of 
this section, an amount is paid to improve a building if it is for 
an improvement to the building structure or any designated building 
system. Under paragraph (e)(2)(ii)(B)(5) of this section, all six 
elevators, including all their components, comprise a building 
system. Therefore, under paragraph (e)(2)(ii) of this section, if an 
amount paid by B for work on the elevators is an improvement (for 
example, a betterment) to the elevator system, B must treat this 
amount as an improvement to the building.
    Example 3. Building structure and systems; condominium. C owns a 
condominium unit in a condominium office building. C uses the 
condominium unit in its business of providing medical services. The 
condominium unit contains two restrooms, each of which contains a 
sink, a toilet, water and drainage pipes and other bathroom 
fixtures. C pays an amount for labor and materials to perform work 
on the pipes, sinks, toilets, and plumbing fixtures that are part of 
the condominium. Under paragraph (e)(2)(iii) of this section, C must 
treat the individual unit that it owns, including the structural 
components that are part of that unit, as a single unit of property. 
As provided under paragraph (e)(2)(iii)(B) of this section, an 
amount is paid to improve the condominium if it is for an 
improvement to the building structure that is part of the 
condominium or to a portion of any designated building system that 
is part of the condominium. Under paragraph (e)(2)(ii)(B)(2) of this 
section, the pipes, sinks, toilets, and plumbing fixtures that are 
part of C's condominium comprise the plumbing system for the 
condominium. Therefore, under paragraph (e)(2)(iii) of this section, 
if an amount paid by C for work on pipes, sinks, toilets, and 
plumbing fixtures is an improvement (for example, a betterment) to 
the portion of the plumbing system that is part of C's condominium, 
C must treat this amount as an improvement to the condominium.
    Example 4. Building structure and systems; property other than 
buildings. D, a manufacturer, owns a building adjacent to its 
manufacturing facility that contains office space and related 
facilities for D's employees that manage and administer D's 
manufacturing operations. The office building contains equipment, 
such as desks, chairs, computers, telephones, and bookshelves that 
are not building structure or building systems. D pays an amount to 
add an extension to the office building. Under paragraph (e)(2)(i) 
of this section, D must treat the building and its structural 
components as a single unit of property. As provided under paragraph 
(e)(2)(ii) of this section, an amount is paid to improve a building 
if it is for an improvement to the building structure or any 
designated building system. Therefore, under paragraph (e)(2)(ii) of 
this section, if an amount paid by D for the addition of an 
extension to the office building is an improvement (for example, a 
betterment) to the building structure or any of the building 
systems, D must treat this amount as an improvement to the building. 
In addition, because the equipment contained within the office 
building constitutes property other than the building, the units of 
property for the office equipment are initially determined under 
paragraph (e)(3)(i) of this section and are comprised of all the 
components that are functionally interdependent (for example, each 
desk, each chair, and each book shelf).
    Example 5. Plant property; discrete and major function. E is an 
electric utility company that operates a power plant to generate 
electricity. The power plant includes a structure that is not a 
building under Sec.  1.48-1(e)(1), and, among other things, one 
pulverizer that grinds coal, a single boiler that produces steam, 
one turbine that converts the steam into mechanical energy, and one 
generator that converts mechanical energy into electrical energy. In 
addition, the turbine contains a series of blades that cause the 
turbine to rotate when affected by the steam. Because the plant is 
composed of real and personal tangible property other than a 
building, the unit of property for the generating equipment is 
initially determined under the general rule in paragraph (e)(3)(i) 
of this section and is comprised of all the components that are 
functionally interdependent. Under this rule, the initial unit of 
property is the entire plant because the components of the plant are 
functionally interdependent. However, because the power plant is 
plant property under paragraph (e)(3)(ii) of this section, the 
initial unit of property is further divided into smaller units of 
property by determining the components (or groups of components) 
that perform discrete and major functions within the plant. Under 
this paragraph, E must treat the structure, the boiler, the turbine, 
the generator, and the pulverizer each as a separate unit of 
property because each of these components performs a discrete and 
major function within the power plant. E may not treat components, 
such as the turbine blades, as separate units of property because 
each of these components does not perform a discrete and major 
function within the plant.
    Example 6. Plant property; discrete and major function. F is 
engaged in a uniform and linen rental business. F owns and operates 
a plant that utilizes many different machines and equipment in an 
assembly line-like process to treat, launder, and prepare rental 
items for its customers. F utilizes two laundering lines in its 
plant, each of which can operate independently. One line is used for 
uniforms and another line is used for linens. Both lines incorporate 
a sorter, boiler, washer, dryer, ironer, folder, and waste water 
treatment system. Because the laundering equipment contained within 
the plant is property other than a building, the unit of property 
for the laundering equipment is initially determined under the 
general rule in paragraph (e)(3)(i) of this section and is comprised 
of all the components that are functionally interdependent. Under 
this rule, the initial units of property are each laundering line 
because each line is functionally independent and is comprised of 
components that are functionally interdependent. However, because 
each line is comprised of plant property under paragraph (e)(3)(ii) 
of this section, F must further divide these initial units of 
property into smaller units of property by determining the 
components (or groups of components) that perform discrete and major 
functions within the line. Under paragraph (e)(3)(ii) of this 
section, F must treat each sorter, boiler, washer, dryer, ironer, 
folder, and waste water treatment system in each line as a separate 
unit of property because each of these components performs a 
discrete and major function within the line.
    Example 7. Plant property; industrial process. G operates a 
restaurant that prepares and serves food to retail customers. Within 
its restaurant, G has a large piece of equipment that uses an 
assembly line-like process to prepare and cook tortillas that G

[[Page 57722]]

serves only to its restaurant customers. Because the tortilla-making 
equipment is property other than a building, the unit of property 
for the equipment is initially determined under the general rule in 
paragraph (e)(3)(i) of this section and is comprised of all the 
components that are functionally interdependent. Under this rule, 
the initial unit of property is the entire tortilla-making equipment 
because the various components of the equipment are functionally 
interdependent. The equipment is not plant property under paragraph 
(e)(3)(ii) of this section because the equipment is not used in an 
industrial process, as it performs a small-scale function in G's 
restaurant operations. Thus, G is not required to further divide the 
equipment into separate units of property based on the components 
that perform discrete and major functions.
    Example 8. Personal property. H owns locomotives that it uses in 
its railroad business. Each locomotive consists of various 
components, such as an engine, generators, batteries, and trucks. H 
acquired a locomotive with all its components. Because H's 
locomotive is property other than a building, the initial unit of 
property is determined under the general rule in paragraph (e)(3)(i) 
of this section and is comprised of the components that are 
functionally interdependent. Under paragraph (e)(3)(i) of this 
section, the locomotive is a single unit of property because it 
consists entirely of components that are functionally 
interdependent.
    Example 9. Personal property. J provides legal services to its 
clients. J purchased a laptop computer and a printer for its 
employees to use in providing legal services. Because the computer 
and printer are property other than a building, the initial units of 
property are determined under the general rule in paragraph 
(e)(3)(i) of this section and are comprised of the components that 
are functionally interdependent. Under paragraph (e)(3)(i) of this 
section, the computer and the printer are separate units of property 
because the computer and the printer are not components that are 
functionally interdependent (that is, the placing in service of the 
computer is not dependent on the placing in service of the printer).
    Example 10. Building structure and systems; leased building. K 
is a retailer of consumer products. K conducts its retail sales in a 
building that it leases from L. The leased building consists of the 
building structure (including the floor, walls, and roof) and 
various building systems, including a plumbing system, an electrical 
system, an HVAC system, a security system, and a fire protection and 
prevention system. K pays an amount for labor and materials to 
perform work on the HVAC system of the leased building. Under 
paragraph (e)(2)(v)(A) of this section, because K leases the entire 
building, K must treat the leased building and its structural 
components as a single unit of property. As provided under paragraph 
(e)(2)(v)(B) of this section, an amount is paid to improve a leased 
building property if it is for an improvement (for example, a 
betterment) to the leased building structure or to any building 
system within the leased building. Therefore, under paragraphs 
(e)(2)(v)(B)(1) and (e)(2)(ii)(B)(1) of this section, if an amount 
paid by K for work on the HVAC system is for an improvement to the 
HVAC system in the leased building, K must treat this amount as an 
improvement to the entire leased building property.
    Example 11. Production of real property related to leased 
property. Assume the same facts as in Example 10, except that K 
receives a construction allowance from L, and K uses the 
construction allowance to build a driveway adjacent to the leased 
building. Assume that under the terms of the lease, K, the lessee, 
is treated as the owner of any property that it constructs on or 
nearby the leased building. Also assume that section 110 does not 
apply to the construction allowance. Finally, assume that the 
driveway is not plant property or a network asset. Because the 
construction of the driveway consists of the production of real 
property other than a building, all the components of the driveway 
are functionally interdependent and are a single unit of property 
under paragraphs (e)(3)(i) and (e)(3)(iv) of this section.
    Example 12. Leasehold improvements; construction allowance used 
for lessor-owned improvements. Assume the same facts as Example 11, 
except that, under the terms of the lease, L, the lessor, is treated 
as the owner of any property constructed on the leased premises. 
Because L, the lessor, is the owner of the driveway and the driveway 
is real property other than a building, all the components of the 
driveway are functionally interdependent and are a single unit of 
property under paragraph (e)(3)(i) of this section.
    Example 13. Buildings and structural components; leased office 
space. M provides consulting services to its clients. M conducts its 
consulting services business in two office spaces in the same 
building, each of which it leases from N under separate lease 
agreements. Each office space contains a separate HVAC system, which 
is part of the leased property. Both lease agreements provide that M 
is responsible for maintaining, repairing, and replacing the HVAC 
system that is part of the leased property. M pays amounts to 
perform work on the HVAC system in each office space. Because M 
leases two separate office spaces subject to two leases, M must 
treat the portion of the building structure and the structural 
components subject to each lease as a separate unit of property 
under paragraph (e)(2)(v)(A) of this section. As provided under 
paragraph (e)(2)(v)(B) of this section, an amount is paid to improve 
a leased building property, if it is for an improvement to the 
leased portion of the building structure or the portion of any 
designated building system subject to each lease. Under paragraphs 
(e)(2)(v)(B)(1) and (e)(2)(ii)(B)(1) of this section, M must treat 
the HVAC system associated with each leased office space as a 
building system of that leased building property. Thus, M must treat 
the HVAC system associated with the first leased office space as a 
building system of the first leased office space and the HVAC system 
associated with the second leased office space as a building system 
of the second leased office space. Under paragraph (e)(2)(v)(B) of 
this section, if the amount paid by M for work on the HVAC system in 
one leased office space is for an improvement (for example, a 
betterment) to the HVAC system that is part of that leased space, 
then M must treat the amount as an improvement to that individual 
leased property.
    Example 14. Leased property; personal property. N is engaged in 
the business of transporting passengers on private jet aircraft. To 
conduct its business, N leases several aircraft from O. Under 
paragraph (e)(3)(iv) of this section (referencing paragraph 
(e)(3)(i) of this section), N must treat all of the components of 
each leased aircraft that are functionally interdependent as a 
single unit of property. Thus, N must treat each leased aircraft as 
a single unit of property.
    Example 15. Improvement property. (i) P is a retailer of 
consumer products. In Year 1, P purchases a building from Q, which P 
intends to use as a retail sales facility. Under paragraph (e)(2)(i) 
of this section, P must treat the building and its structural 
components as a single unit of property. As provided under paragraph 
(e)(2)(ii) of this section, an amount is paid to improve a building 
if it is for an improvement to the building structure or any 
designated building system.
    (ii) In Year 2, P pays an amount to construct an extension to 
the building to be used for additional warehouse space. Assume that 
the extension involves the addition of walls, floors, roof, and 
doors, but does not include the addition or extension of any 
building systems described in paragraph (e)(2)(ii)(B) of this 
section. Also assume that the amount paid to build the extension is 
a betterment to the building structure under paragraph (j) of this 
section, and is therefore treated as an amount paid for an 
improvement to the entire building under paragraph (e)(2)(ii) of 
this section. Accordingly, P capitalizes the amount paid as an 
improvement to the building under paragraph (d) of this section. 
Under paragraph (e)(4) of this section, the extension is not a unit 
of property separate from the building, the unit of property 
improved. Thus, to determine whether any future expenditure 
constitutes an improvement to the building under paragraph 
(e)(2)(ii) of this section, P must determine whether the expenditure 
constitutes an improvement to the building structure, including the 
building extension, or to any of the designated building systems.
    Example 16. Additional rules; year placed in service. R is 
engaged in the business of transporting freight throughout the 
United States. To conduct its business, R owns a fleet of truck 
tractors and trailers. Each tractor and trailer is comprised of 
various components, including tires. R purchased a truck tractor 
with all of its components, including tires. The tractor tires have 
an average useful life to R of more than one year. At the time R 
placed the tractor in service, it treated the tractor tires as a 
separate asset for depreciation purposes under section 168. R 
properly treated the tractor (excluding the cost of the tires) as 3-
year property and the tractor tires as 5-year property under section 
168(e). Because R's tractor is property other

[[Page 57723]]

than a building, the initial units of property for the tractor are 
determined under the general rule in paragraph (e)(3)(i) of this 
section and are comprised of all the components that are 
functionally interdependent. Under this rule, R must treat the 
tractor, including its tires, as a single unit of property because 
the tractor and the tires are functionally interdependent (that is, 
the placing in service of the tires is dependent upon the placing in 
service of the tractor). However, under paragraph (e)(5)(i) of this 
section, R must treat the tractor and tires as separate units of 
property because R properly treated the tires as being within a 
different class of property under section 168(e).
    Example 17. Additional rules; change in subsequent year. S is 
engaged in the business of leasing nonresidential real property to 
retailers. In Year 1, S acquired and placed in service a building 
for use in its retail leasing operation. In Year 5, to accommodate 
the needs of a new lessee, S incurred costs to improve the building 
structure. S capitalized the costs of the improvement under 
paragraph (d) of this section and depreciated the improvement in 
accordance with section 168(i)(6) as nonresidential real property 
under section 168(e). In Year 7, S determined that the structural 
improvement made in Year 5 qualified under section 168(e)(8) as 
qualified retail improvement property and, therefore, was 15-year 
property under section 168(e). In Year 7, S changed its method of 
accounting to use a 15-year recovery period for the improvement. 
Under paragraph (e)(5)(ii) of this section, in Year 7, S must treat 
the improvement as a unit of property separate from the building.
    Example 18. Additional rules; change in subsequent year. In Year 
1, T acquired and placed in service a building and parking lot for 
use in its retail operations. Under Sec.  1.263(a)-2 of the 
regulations, T capitalized the cost of the building and the parking 
lot and began depreciating the building and the parking lot as 
nonresidential real property under section 168(e). In Year 3, T 
completed a cost segregation study under which it properly 
determined that the parking lot qualified as 15-year property under 
section 168(e). In Year 3, T changed its method of accounting for 
the parking lot to use a 15-year recovery period and the 150-percent 
declining balance method of depreciation. Under paragraph (e)(5)(ii) 
of this section, beginning in Year 3, T must treat the parking lot 
as a unit of property separate from the building.
    Example 19. Additional rules; change in subsequent year. In Year 
1, U acquired and placed in service a building for use in its 
manufacturing business. U capitalized the costs allocable to the 
building's wiring separately from the building and depreciated the 
wiring as 7-year property under section 168(e). U capitalized the 
cost of the building and all other structural components of the 
building and began depreciating them as nonresidential real property 
under section 168(e). In Year 3, U completed a cost segregation 
study under which it properly determined that the wiring is a 
structural component of the building and, therefore, should have 
been depreciated as nonresidential real property. In Year 3, U 
changed its method of accounting to treat the wiring as 
nonresidential real property. Under paragraph (e)(5)(ii) of this 
section, U must change the unit of property for the wiring in a 
manner that is consistent with the change in treatment for 
depreciation purposes. Therefore, U must change the unit of property 
for the wiring to treat it as a structural component of the 
building, and as part of the building unit of property, in 
accordance with paragraph (e)(2)(i) of this section.

    (f) Improvements to leased property--(1) In general. Except as 
provided in paragraph (h) of this section (safe harbor for small 
taxpayers) and under Sec.  1.263(a)-1(f) (de minimis safe harbor), this 
paragraph (f) provides the exclusive rules for determining whether 
amounts paid by a taxpayer are for an improvement to a leased property 
and must be capitalized. In the case of a leased building or a leased 
portion of a building, an amount is paid to improve a leased property 
if the amount is paid for an improvement to any of the properties 
specified in paragraph (e)(2)(ii) of this section (for lessor 
improvements) or in paragraph (e)(2)(v)(B) of this section (for lessee 
improvements, except as provided in paragraph (f)(2)(ii) of this 
section). Section 1.263(a)-4 does not apply to amounts paid for 
improvements to leased property or to amounts paid for the acquisition 
or production of leasehold improvement property.
    (2) Lessee improvements--(i) Requirement to capitalize. A taxpayer 
lessee must capitalize the related amounts (see paragraph (g)(3) of 
this section) that it pays to improve (as defined under paragraph (d) 
of this section) a leased property except to the extent that section 
110 applies to a construction allowance received by the lessee for the 
purpose of such improvement or when the improvement constitutes a 
substitute for rent. See Sec.  1.61-8(c) for the treatment of lessee 
expenditures that constitute a substitute for rent. A taxpayer lessee 
must also capitalize the related amounts that a lessor pays to improve 
(as defined under paragraph (d) of this section) a leased property if 
the lessee is the owner of the improvement, except to the extent that 
section 110 applies to a construction allowance received by the lessee 
for the purpose of such improvement. An amount paid for a lessee 
improvement under this paragraph (f)(2)(i) is treated as an amount paid 
to acquire or produce a unit of real or personal property under Sec.  
1.263(a)-2(d)(1) of the regulations.
    (ii) Unit of property for lessee improvements. For purposes of 
determining whether an amount paid by a lessee constitutes a lessee 
improvement to a leased property under paragraph (f)(2)(i) of this 
section, the unit of property and the improvement rules are applied to 
the leased property in accordance with paragraph (e)(2)(v) (leased 
buildings) or paragraph (e)(3)(iv) (leased property other than 
buildings) of this section and include previous lessee improvements. 
However, if a lessee improvement is comprised of an entire building 
erected on leased property, then the unit of property for the building 
and the application of the improvement rules to the building are 
determined under paragraphs (e)(2)(i) and (e)(2)(ii) of this section.
    (3) Lessor improvements--(i) Requirement to capitalize. A taxpayer 
lessor must capitalize the related amounts (see paragraph (g)(3) of 
this section) that it pays directly, or indirectly through a 
construction allowance to the lessee, to improve (as defined in 
paragraph (d) of this section) a leased property when the lessor is the 
owner of the improvement or to the extent that section 110 applies to 
the construction allowance. A lessor must also capitalize the related 
amounts that the lessee pays to improve a leased property (as defined 
in paragraph (e) of this section) when the lessee's improvement 
constitutes a substitute for rent. See Sec.  1.61-8(c) for treatment of 
expenditures by lessees that constitute a substitute for rent. Amounts 
capitalized by the lessor under this paragraph (f)(3)(i) may not be 
capitalized by the lessee. If a lessor improvement is comprised of an 
entire building erected on leased property, then the amount paid for 
the building is treated as an amount paid by the lessor to acquire or 
produce a unit of property under Sec.  1.263(a)-2(d)(1). See paragraphs 
(e)(2) of this section for the unit of property for a building and 
paragraph (e)(3) of this section for the unit of property for real or 
personal property other than a building.
    (ii) Unit of property for lessor improvements. In general, an 
amount capitalized as a lessor improvement under paragraph (f)(3)(i) of 
this section is not a unit of property separate from the unit of 
property improved. See paragraph (e)(4) of this section. However, if a 
lessor improvement is comprised of an entire building erected on leased 
property, then the unit of property for the building and the 
application of the improvement rules to the building are determined 
under paragraphs (e)(2)(i) and (e)(2)(ii) of this section.
    (4) Examples. The following examples illustrate the application of 
this paragraph (f) and do not address whether capitalization is 
required under

[[Page 57724]]

another provision of the Code (for example, section 263A). For purposes 
of the following examples, assume that section 110 does not apply to 
the lessee and the amounts paid by the lessee are not a substitute for 
rent.

    Example 1. Lessee improvements; additions to building. (i) T is 
a retailer of consumer products. In Year 1, T leases a building from 
L, which T intends to use as a retail sales facility. The leased 
building consists of the building structure under paragraph 
(e)(2)(ii)(A) of this section and various building systems under 
paragraph (e)(2)(ii)(B) of this section, including a plumbing 
system, an electrical system, and an HVAC system. Under the terms of 
the lease, T is permitted to improve the building at its own 
expense. Under paragraph (e)(2)(v)(A) of this section, because T 
leases the entire building, T must treat the leased building and its 
structural components as a single unit of property. As provided 
under paragraph (e)(2)(v)(B)(1) of this section, an amount is paid 
to improve a leased building property if the amount is paid for an 
improvement to the leased building structure or to any building 
system within the leased building. Therefore, under paragraphs 
(e)(2)(v)(B)(1) and (e)(2)(ii) of this section, if T pays an amount 
that improves the building structure, the plumbing system, the 
electrical system, or the HVAC system, then T must treat this amount 
as an improvement to the entire leased building property.
    (ii) In Year 2, T pays an amount to construct an extension to 
the building to be used for additional warehouse space. Assume that 
this amount is for a betterment (as defined under paragraph (j) of 
this section) to T's leased building structure and does not affect 
any building systems. Accordingly, the amount that T pays for the 
building extension is for a betterment to the leased building 
structure, and thus, under paragraph (e)(2)(v)(B)(1) of this 
section, is treated as an improvement to the entire leased building 
under paragraph (d) of this section. Because T, the lessee, paid an 
amount to improve a leased building property, T is required to 
capitalize the amount paid for the building extension as a leasehold 
improvement under paragraph (f)(2)(i) of this section. In addition, 
paragraph (f)(2)(i) of this section requires T to treat the amount 
paid for the improvement as the acquisition or production of a unit 
of property (leasehold improvement property) under Sec.  1.263(a)-
2(d)(1).
    (iii) In Year 5, T pays an amount to add a large overhead door 
to the building extension that it constructed in Year 2 to 
accommodate the loading of larger products into the warehouse space. 
Under paragraph (f)(2)(ii) of this section, to determine whether the 
amount paid by T is for a leasehold improvement, the unit of 
property and the improvement rules are applied in accordance with 
paragraph (e)(2)(v) of this section and include T's previous 
improvements to the leased property. Therefore, under paragraph 
(e)(2)(v)(A) of this section, the unit of property is the entire 
leased building, including the extension built in Year 2. In 
addition, under paragraph (e)(2)(v)(B) of this section, the leased 
building property is improved if the amount is paid for an 
improvement to the building structure or any building system. Assume 
that the amount paid to add the overhead door is for a betterment, 
under paragraph (j) of this section, to the building structure, 
which includes the extension. Accordingly, T must capitalize the 
amounts paid to add the overhead door as a leasehold improvement to 
the leased building property. In addition, paragraph (f)(2)(i) of 
this section requires T to treat the amount paid for the improvement 
as the acquisition or production of a unit of property (leasehold 
improvement property) under Sec.  1.263(a)-2(d)(1). However, to 
determine whether a future amount paid by T is for a leasehold 
improvement to the leased building, the unit of property and the 
improvement rules are again applied in accordance with paragraph 
(e)(2)(v) of this section and include the new overhead door.
    Example 2. Lessee improvements; additions to certain structural 
components of buildings. (i) Assume the same facts as Example 1 
except that in Year 2, T also pays an amount to construct an 
extension of the HVAC system into the building extension. Assume 
that the extension is a betterment, under paragraph (j) of this 
section, to the leased HVAC system (a building system under 
paragraph (e)(2)(ii)(B)(1) of this section). Accordingly, the amount 
that T pays for the extension of the HVAC system is for a betterment 
to the leased building system, the HVAC system, and thus, under 
paragraph (e)(2)(v)(B)(1) of this section, is treated as an 
improvement to the entire leased building property under paragraph 
(d) of this section. Because T, the lessee, pays an amount to 
improve a leased building property, T is required to capitalize the 
amount paid as a leasehold improvement under paragraph (f)(2)(i) of 
this section. Under paragraph (f)(2)(i) of this section, T must 
treat the amount paid for the HVAC extension as the acquisition and 
production of a unit of property (leasehold improvement property) 
under Sec.  1.263(a)-2(d)(1).
    (ii) In Year 5, T pays an amount to add an additional chiller to 
the portion of the HVAC system that it constructed in Year 2 to 
accommodate the climate control requirements for new product 
offerings. Under paragraph (f)(2)(ii) of this section, to determine 
whether the amount paid by T is for a leasehold improvement, the 
unit of property and the improvement rules are applied in accordance 
with paragraph (e)(2)(v) of this section and include T's previous 
improvements to the leased building property. Therefore, under 
paragraph (e)(2)(v)(B) of this section, the leased building property 
is improved if the amount is paid for an improvement to the building 
structure or any building system. Assume that the amount paid to add 
the chiller is for a betterment, under paragraph (j) of this 
section, to the HVAC system, which includes the extension of the 
system in Year 2. Accordingly, T must capitalize the amounts paid to 
add the chiller as a leasehold improvement to the leased building 
property. In addition, paragraph (f)(2)(i) of this section requires 
T to treat the amount paid for the chiller as the acquisition or 
production of a unit of property (leasehold improvement property) 
under Sec.  1.263(a)-2(d)(1). However, to determine whether a future 
amount paid by T is for a leasehold improvement to the leased 
building, the unit of property and the improvement rules are again 
applied in accordance with paragraph (e)(2)(v) of this section and 
include the new chiller.
    Example 3. Lessor Improvements; additions to building. (i) T is 
a retailer of consumer products. In Year 1, T leases a building from 
L, which T intends to use as a retail sales facility. Pursuant to 
the lease, L provides a construction allowance to T, which T intends 
to use to construct an extension to the retail sales facility for 
additional warehouse space. Assume that the amount paid for any 
improvement to the building does not exceed the construction 
allowance and that L is treated as the owner of any improvement to 
the building. Under paragraph (e)(2)(i) of this section, L must 
treat the building and its structural components as a single unit of 
property. As provided under paragraph (e)(2)(ii) of this section, an 
amount is paid to improve a building if it is paid for an 
improvement to the building structure or to any building system.
    (ii) In Year 2, T uses L's construction allowance to construct 
an extension to the leased building to provide additional warehouse 
space in the building. Assume that the extension is a betterment (as 
defined under paragraph (j) of this section) to the building 
structure, and therefore, the amount paid for the extension results 
in an improvement to the building under paragraph (d) of this 
section. Under paragraph (f)(3)(i) of this section, L, the lessor 
and owner of the improvement, must capitalize the amounts paid to T 
to construct the extension to the retail sales facility. T is not 
permitted to capitalize the amounts paid for the lessor-owned 
improvement. Finally, under paragraph (f)(3)(ii) of this section, 
the extension to L's building is not a unit of property separate 
from the building and its structural components.
    Example 4. Lessee property; personal property added to leased 
building. T is a retailer of consumer products. T leases a building 
from L, which T intends to use as a retail sales facility. Pursuant 
to the lease, L provides a construction allowance to T, which T uses 
to acquire and construct partitions for fitting rooms, counters, and 
shelving. Assume that each partition, counter, and shelving unit is 
a unit of property under paragraph (e)(3) of this section. Assume 
that for Federal income tax purposes T is treated as the owner of 
the partitions, counters, and shelving. T's expenditures for the 
partitions, counters, and shelving are not improvements to the 
leased property under paragraph (d) of this section, but rather 
constitute amounts paid to acquire or produce separate units of 
personal property under Sec.  1.263(a)-2(d)(1).
    Example 5. Lessor property; buildings on leased property. L is 
the owner of a parcel of unimproved real property that L leases to 
T. Pursuant to the lease, L provides a construction allowance to T 
of $500,000, which T agrees to use to construct a building costing 
not more than $500,000 on the leased

[[Page 57725]]

real property and to lease the building from L after it is 
constructed. Assume that for Federal income tax purposes, L is 
treated as the owner of the building that T will construct. T uses 
the $500,000 to construct the building as required under the lease. 
The building consists of the building structure and the following 
building systems: (1) a plumbing system; (2) an electrical system; 
and (3) an HVAC system. Because L provides a construction allowance 
to T to construct a building and L is treated as the owner of the 
building, L must capitalize the amounts that it pays indirectly to T 
to construct the building as a lessor improvement under paragraph 
(f)(3)(i) of this section. In addition, the amounts paid by L for 
the construction allowance are treated as amounts paid by L to 
acquire and produce the building under Sec.  1.263(a)-2(d)(1). 
Further, under paragraph (e)(2)(i) of this section, L must treat the 
building and its structural components as a single unit of property. 
Under paragraph (f)(3)(i) of this section, T, the lessee, may not 
capitalize the amounts paid (with the construction allowance 
received from L) for construction of the building.
    Example 6. Lessee contribution to construction costs. Assume the 
same facts as in Example 5, except T spends $600,000 to construct 
the building. T uses the $500,000 construction allowance provided by 
L plus $100,000 of its own funds to construct the building that L 
will own pursuant to the lease. Also assume that the additional 
$100,000 that T pays is not a substitute for rent. For the reasons 
discussed in Example 5, L must capitalize the $500,000 it paid T to 
construct the building under Sec.  1.263(a)-2(d)(1). In addition, 
because T spends its own funds to complete the building, T has a 
depreciable interest of $100,000 in the building and must capitalize 
the $100,000 it paid to construct the building as a leasehold 
improvement under Sec.  1.263(a)-2(d)(1) of the regulations. Under 
paragraph (e)(2)(i) of this section, L must treat the building as a 
single unit of property to the extent of its depreciable interest of 
$500,000. In addition, under paragraphs (f)(2)(ii) and (e)(2)(i) of 
this section, T must also treat the building as a single unit of 
property to the extent of its depreciable interest of $100,000.

    (g) Special rules for determining improvement costs--(1) Certain 
costs incurred during an improvement--(i) In general. A taxpayer must 
capitalize all the direct costs of an improvement and all the indirect 
costs (including, for example, otherwise deductible repair costs) that 
directly benefit or are incurred by reason of an improvement. Indirect 
costs arising from activities that do not directly benefit and are not 
incurred by reason of an improvement are not required to be capitalized 
under section 263(a), regardless of whether the activities are 
performed at the same time as an improvement.
    (ii) Exception for individuals' residences. A taxpayer who is an 
individual may capitalize amounts paid for repairs and maintenance that 
are made at the same time as capital improvements to units of property 
not used in the taxpayer's trade or business or for the production of 
income if the amounts are paid as part of an improvement (for example, 
a remodeling) of the taxpayer's residence.
    (2) Removal Costs--(i) In general. If a taxpayer disposes of a 
depreciable asset, including a partial disposition under Prop. Reg. 
Sec.  1.168(i)-1(e)(2)(ix) (September 19, 2013), or Prop. Reg. Sec.  
1.168(i)-8(d) (September 19, 2013), for Federal income tax purposes and 
has taken into account the adjusted basis of the asset or component of 
the asset in realizing gain or loss, then the costs of removing the 
asset or component are not required to be capitalized under this 
section. If a depreciable asset is included in a general asset account 
under section 168(i)(4), and neither the regulations under section 
168(i)(4) and Sec.  1.168(i)-1T(e)(3) nor Prop. Reg. Sec.  1.168(i)-
1(e)(3) (September 19, 2013), apply to a disposition of such asset, or 
a portion of such asset under Prop. Reg. Sec.  1.168(i)-1(e)(2)(ix) 
(September 19, 2013), a loss is treated as being realized in the amount 
of zero upon the disposition of the asset solely for purposes of this 
paragraph (g)(2)(i). If a taxpayer disposes of a component of a unit of 
property, but the disposal of the component is not a disposition for 
Federal tax purposes, then the taxpayer must deduct or capitalize the 
costs of removing the component based on whether the removal costs 
directly benefit or are incurred by reason of a repair to the unit of 
property or an improvement to the unit of property. But see Sec.  
1.280B-1 for the rules applicable to demolition of structures.
    (ii) Examples. The following examples illustrate the application of 
paragraph (g)(2)(i) of this section and, unless otherwise stated, do 
not address whether capitalization is required under another provision 
of this section or another provision of the Code (for example, section 
263A). For purposes of the following examples, assume that Prop. Reg. 
Sec.  1.168(i)-1(e) (September 19, 2013), or Prop. Reg. Sec.  1.168(i)-
8 (September 19, 2013), applies and that Sec.  1.280B-1 does not apply.

    Example 1. Component removed during improvement; no disposition. 
X owns a factory building with a storage area on the second floor. X 
pays an amount to remove the original columns and girders supporting 
the second floor and replace them with new columns and girders to 
permit storage of supplies with a gross weight 50 percent greater 
than the previous load-carrying capacity of the storage area. Assume 
that the replacement of the columns and girders constitutes a 
betterment to the building structure and is therefore an improvement 
to the building unit of property under paragraphs (d)(1) and (j) of 
this section. Assume that X disposes of the original columns and 
girders and the disposal of these structural components is not a 
disposition under Prop. Reg. Sec.  1.168(i)-1(e) (September 19, 
2013), or Prop. Reg. Sec.  1.168(i)-8 (September 19, 2013). Under 
paragraphs (g)(2)(i) and (j) of this section, the amount paid to 
remove the columns and girders must be capitalized as a cost of the 
improvement, because it directly benefits and is incurred by reason 
of the improvement to the building.
    Example 2. Component removed during improvement; disposition. 
Assume the same facts as Example 1, except X disposes of the 
original columns and girders and elects to treat the disposal of 
these structural components as a partial disposition of the factory 
building under Prop. Reg. Sec.  1.168(i)-8(d) (September 19, 2013), 
taking into account the adjusted basis of the components in 
realizing loss on the disposition. Under paragraph (g)(2)(i) of this 
section, the amount paid to remove the columns and girders is not 
required to be capitalized as part of the cost of the improvement 
regardless of their relation to the improvement. However, all the 
remaining costs of replacing the columns and girders must be 
capitalized as improvements to the building unit of property under 
paragraphs (d)(1), (j), and (g)(1) of this section.
    Example 3. Component removed during repair or maintenance; no 
disposition. Y owns a building in which it conducts its retail 
business. The roof over Y's building is covered with shingles. Over 
time, the shingles begin to wear and Y begins to experience leaks 
into its retail premises. However, the building still functions in 
Y's business. To eliminate the problems, a contractor recommends 
that Y remove the original shingles and replace them with new 
shingles. Accordingly, Y pays the contractor to replace the old 
shingles with new but comparable shingles. The new shingles are 
comparable to original shingles but correct the leakage problems. 
Assume that Y disposes of the original shingles, and the disposal of 
these shingles is not a disposition under Prop. Reg. Sec.  1.168(i)-
1(e) (September 19, 2013), or Prop. Reg. Sec.  1.168(i)-8 (September 
19, 2013). Assume that replacement of old shingles with new shingles 
to correct the leakage is not a betterment or a restoration of the 
building structure or systems under paragraph (j) or (k) of this 
section and does not adapt the building structure or systems to a 
new or different use under paragraph (l) of this section. Thus, the 
amounts paid by Y to replace the shingles are not improvements to 
the building unit of property under paragraph (d) of this section. 
Under paragraph (g)(2)(i) of this section, the amounts paid to 
remove the shingles are not required to be capitalized because they 
directly benefit and are incurred by reason of repair or maintenance 
to the building structure.
    Example 4. Component removed with disposition and restoration. 
Assume the same facts as Example 3 except Y disposes of the original 
shingles, and Y elects to treat the disposal of these components as 
a partial disposition of the building under Prop. Reg.

[[Page 57726]]

Sec.  1.168(i)-8(d) (September 19, 2013), and deducts the adjusted 
basis of the components as a loss on the disposition. Under 
paragraph (k)(1)(i) of this section, amounts paid for replacement of 
the shingles constitute a restoration of the building structure 
because the amounts are paid for the replacement of a component of 
the structure and the taxpayer has properly deducted a loss for that 
component. Thus, under paragraphs (d)(2) and (k) of this section, Y 
is required to capitalize the amounts paid for the replacement of 
the shingles as an improvement to the building unit of property. 
However, under paragraph (g)(2)(i) of this section, the amounts paid 
by Y to remove the original shingles are not required to be 
capitalized as part of the costs of the improvement, regardless of 
their relation to the improvement.

    (3) Related amounts. For purposes of paragraph (d) of this section, 
amounts paid to improve a unit of property include amounts paid over a 
period of more than one taxable year. Whether amounts are related to 
the same improvement depends on the facts and circumstances of the 
activities being performed.
    (4) Compliance with regulatory requirements. For purposes of this 
section, a Federal, state, or local regulator's requirement that a 
taxpayer perform certain repairs or maintenance on a unit of property 
to continue operating the property is not relevant in determining 
whether the amount paid improves the unit of property.
    (h) Safe harbor for small taxpayers--(1) In general. A qualifying 
taxpayer (as defined in paragraph (h)(3) of this section) may elect to 
not apply paragraph (d) or paragraph (f) of this section to an eligible 
building property (as defined in paragraph (h)(4) of this section) if 
the total amount paid during the taxable year for repairs, maintenance, 
improvements, and similar activities performed on the eligible building 
property does not exceed the lesser of--
    (i) 2 percent of the unadjusted basis (as defined under paragraph 
(h)(5) of this section) of the eligible building property; or
    (ii) $10,000.
    (2) Application with other safe harbor provisions. For purposes of 
paragraph (h)(1) of this section, amounts paid for repairs, 
maintenance, improvements, and similar activities performed on eligible 
building property include those amounts not capitalized under the de 
minimis safe harbor election under Sec.  1.263(a)-1(f) and those 
amounts deemed not to improve property under the safe harbor for 
routine maintenance under paragraph (i) of this section.
    (3) Qualifying taxpayer--(i) In general. For purposes of this 
paragraph (h), the term qualifying taxpayer means a taxpayer whose 
average annual gross receipts as determined under this paragraph (h)(3) 
for the three preceding taxable years is less than or equal to 
$10,000,000.
    (ii) Application to new taxpayers. If a taxpayer has been in 
existence for less than three taxable years, the taxpayer determines 
its average annual gross receipts for the number of taxable years 
(including short taxable years) that the taxpayer (or its predecessor) 
has been in existence.
    (iii) Treatment of short taxable year. In the case of any taxable 
year of less than 12 months (a short taxable year), the gross receipts 
shall be annualized by--
    (A) Multiplying the gross receipts for the short period by 12; and
    (B) Dividing the product determined in paragraph (h)(3)(iii)(A) of 
this section by the number of months in the short period.
    (iv) Definition of gross receipts. For purposes of applying 
paragraph (h)(3)(i) of this section, the term gross receipts means the 
taxpayer's receipts for the taxable year that are properly recognized 
under the taxpayer's methods of accounting used for Federal income tax 
purposes for the taxable year. For this purpose, gross receipts include 
total sales (net of returns and allowances) and all amounts received 
for services. In addition, gross receipts include any income from 
investments and from incidental or outside sources. For example, gross 
receipts include interest (including original issue discount and tax-
exempt interest within the meaning of section 103), dividends, rents, 
royalties, and annuities, regardless of whether such amounts are 
derived in the ordinary course of the taxpayer's trade of business. 
Gross receipts are not reduced by cost of goods sold or by the cost of 
property sold if such property is described in section 1221(a)(1), (3), 
(4), or (5). With respect to sales of capital assets as defined in 
section 1221, or sales of property described in section 1221(a)(2) 
(relating to property used in a trade or business), gross receipts 
shall be reduced by the taxpayer's adjusted basis in such property. 
Gross receipts do not include the repayment of a loan or similar 
instrument (for example, a repayment of the principal amount of a loan 
held by a commercial lender) and, except to the extent of gain 
recognized, do not include gross receipts derived from a non-
recognition transaction, such as a section 1031 exchange. Finally, 
gross receipts do not include amounts received by the taxpayer with 
respect to sales tax or other similar state and local taxes if, under 
the applicable state or local law, the tax is legally imposed on the 
purchaser of the good or service, and the taxpayer merely collects and 
remits the tax to the taxing authority. If, in contrast, the tax is 
imposed on the taxpayer under the applicable law, then gross receipts 
include the amounts received that are allocable to the payment of such 
tax.
    (4) Eligible building property. For purposes of this section, the 
term, eligible building property refers to each unit of property 
defined in paragraph (e)(2)(i) (building), paragraph (e)(2)(iii)(A) 
(condominium), paragraph (e)(2)(iv)(A) (cooperative), or paragraph 
(e)(2)(v)(A) (leased building or portion of building) of this section, 
as applicable, that has an unadjusted basis of $1,000,0000 or less.
    (5) Unadjusted basis--(i) Eligible building property owned by 
taxpayer. For purposes of this section, the unadjusted basis of 
eligible building property owned by the taxpayer means the basis as 
determined under section 1012, or other applicable sections of Chapter 
1, including subchapters O (relating to gain or loss on dispositions of 
property), C (relating to corporate distributions and adjustments), K 
(relating to partners and partnerships), and P (relating to capital 
gains and losses). Unadjusted basis is determined without regard to any 
adjustments described in section 1016(a)(2) or (3) or to amounts for 
which the taxpayer has elected to treat as an expense (for example, 
under sections 179, 179B, or 179C).
    (ii) Eligible building property leased to the taxpayer. For 
purposes of this section, the unadjusted basis of eligible building 
property leased to the taxpayer is the total amount of (undiscounted) 
rent paid or expected to be paid by the lessee under the lease for the 
entire term of the lease, including renewal periods if all the facts 
and circumstances in existence during the taxable year in which the 
lease is entered indicate a reasonable expectancy of renewal. See Sec.  
1.263(a)-4(f)(5)(ii) for the factors significant in determining whether 
there exists a reasonable expectancy of renewal.
    (6) Time and manner of election. A taxpayer makes the election 
described in paragraph (h)(1) of this section by attaching a statement 
to the taxpayer's timely filed original Federal tax return (including 
extensions) for the taxable year in which amounts are paid for repairs, 
maintenance, improvements, and similar activities performed on the 
eligible building property providing that such amounts qualify under 
the safe harbor provided in paragraph (h)(1) of

[[Page 57727]]

this section. See Sec. Sec.  301.9100-1 through 301.9100-3 of this 
chapter for the provisions governing extensions of time to make 
regulatory elections. The statement must be titled, ``Section 1.263(a)-
3(h) Safe Harbor Election for Small Taxpayers'' and include the 
taxpayer's name, address, taxpayer identification number, and a 
description of each eligible building property to which the taxpayer is 
applying the election. In the case of an S corporation or a 
partnership, the election is made by the S corporation or by the 
partnership, and not by the shareholders or partners. An election may 
not be made through the filing of an application for change in 
accounting method or, before obtaining the Commissioner's consent to 
make a late election, by filing an amended Federal tax return. A 
taxpayer may not revoke an election made under this paragraph (h). The 
time and manner of making the election under this paragraph (h) may be 
modified through guidance of general applicability (see Sec. Sec.  
601.601(d)(2) and 601.602 of this chapter).
    (7) Treatment of safe harbor amounts. Amounts paid by the taxpayer 
for repairs, maintenance, improvements, and similar activities to which 
the taxpayer properly applies the safe harbor under paragraph (h)(1) of 
this section and for which the taxpayer properly makes the election 
under paragraph (h)(6) of this section are not treated as improvements 
under paragraph (d) or (f) of this section and may be deducted under 
Sec.  1.162-1 or Sec.  1.212-1, as applicable, in the taxable year 
these amounts are paid, provided the amounts otherwise qualify for a 
deduction under these sections.
    (8) Safe harbor exceeded. If total amounts paid by a qualifying 
taxpayer during the taxable year for repairs, maintenance, 
improvements, and similar activities performed on an eligible building 
property exceed the safe harbor limitations specified in paragraph 
(h)(1) of this section, then the safe harbor election is not available 
for that eligible building property and the taxpayer must apply the 
general improvement rules under this section to determine whether 
amounts are for improvements to the unit of property, including the 
safe harbor for routine maintenance under paragraph (i) of this 
section. The taxpayer may also elect to apply the de minimis safe 
harbor under Sec.  1.263(a)-1(f) to amounts qualifying under that safe 
harbor irrespective of the application of this paragraph (h).
    (9) Modification of safe harbor amounts. The amount limitations 
provided in paragraphs (h)(1)(i), (h)(1)(ii), and (h)(3) of this 
section may be modified through published guidance in the Federal 
Register or in the Internal Revenue Bulletin (see Sec.  
601.601(d)(2)(ii)(b) of this chapter).
    (10) Examples. The following examples illustrate the rules of this 
paragraph (h). Assume that Sec.  1.212-1 does not apply to the amounts 
paid.

    Example 1. Safe harbor for small taxpayers applicable. A is a 
qualifying taxpayer under paragraph (h)(3) of this section. A owns 
an office building in which A provides consulting services. In Year 
1, A's building has an unadjusted basis of $750,000 as determined 
under paragraph (h)(5)(i) of this section. In Year 1, A pays $5,500 
for repairs, maintenance, improvements and similar activities to the 
office building. Because A's building unit of property has an 
unadjusted basis of $1,000,000 or less, A's building constitutes 
eligible building property under paragraph (h)(4) of this section. 
The aggregate amount paid by A during Year 1 for repairs, 
maintenance, improvements and similar activities on this eligible 
building property does not exceed the lesser of $15,000 (2 percent 
of the building's unadjusted basis of $750,000) or $10,000. 
Therefore, under paragraph (h)(1) of this section, A may elect to 
not apply the capitalization rule of paragraph (d) of this section 
to the amounts paid for repair, maintenance, improvements, or 
similar activities on the office building in Year 1. If A properly 
makes the election under paragraph (h)(6) of this section for the 
office building and the amounts otherwise constitute deductible 
ordinary and necessary expenses incurred in carrying on a trade or 
business, A may deduct these amounts under Sec.  1.162-1 in Year 1.
    Example 2. Safe harbor for small taxpayers inapplicable. Assume 
the same facts as in Example 1, except that A pays $10,500 for 
repairs, maintenance, improvements, and similar activities performed 
on its office building in Year 1. Because this amount exceeds 
$10,000, the lesser of the two limitations provided in paragraph 
(h)(1) of this section, A may not apply the safe harbor for small 
taxpayers under paragraph (h)(1) of this section to the total 
amounts paid for repairs, maintenance, improvements, and similar 
activities performed on the building. Therefore, A must apply the 
general improvement rules under this section to determine which of 
the aggregate amounts paid are for improvements and must be 
capitalized under paragraph (d) of this section and which of the 
amounts are for repair and maintenance under Sec.  1.162-4.
    Example 3. Safe harbor applied building-by-building. (i) B is a 
qualifying taxpayer under paragraph (h)(3) of this section. B owns 
two rental properties, Building M and Building N. Building M and 
Building N are both multi-family residential buildings. In Year 1, 
each property has an unadjusted basis of $300,000 under paragraph 
(h)(5) of this section. Because Building M and Building N each have 
an unadjusted basis of $1,000,000 or less, Building M and Building N 
each constitute eligible building property in Year 1 under paragraph 
(h)(4) of this section. In Year 1, B pays $5,000 for repairs, 
maintenance, improvements, and similar activities performed on 
Building M. In Year 1, B also pays $7,000 for repairs, maintenance, 
improvements, and similar activities performed on Building N.
    (ii) The total amount paid by B during Year 1 for repairs, 
maintenance, improvements and similar activities on Building M 
($5,000) does not exceed the lesser of $6,000 (2 percent of the 
building's unadjusted basis of $300,000) or $10,000. Therefore, 
under paragraph (h)(1) of this section, for Year 1, B may elect to 
not apply the capitalization rule under paragraph (d) of this 
section to the amounts it paid for repairs, maintenance, 
improvements, and similar activities on Building M. If B properly 
makes the election under paragraph (h)(6) of this section for 
Building M and the amounts otherwise constitute deductible ordinary 
and necessary expenses incurred in carrying on B's trade or 
business, B may deduct these amounts under Sec.  1.162-1.
    (iii) The total amount paid by B during Year 1 for repairs, 
maintenance, improvements and similar activities on Building N 
($7,000) exceeds $6,000 (2 percent of the building's unadjusted 
basis of $300,000), the lesser of the two limitations provided under 
paragraph (h)(1) of this section. Therefore, B may not apply the 
safe harbor under paragraph (h)(1) of this section to the total 
amounts paid for repairs, maintenance, improvements, and similar 
activities performed on Building N. Instead, B must apply the 
general improvement rules under this section to determine which of 
the total amounts paid for work performed on Building N are for 
improvements and must be capitalized under paragraph (d) of this 
section and which amounts are for repair and maintenance under Sec.  
1.162-4.
    Example 4. Safe harbor applied to leased building property. C is 
a qualifying taxpayer under paragraph (h)(3) of this section. C is 
the lessee of a building in which C operates a retail store. The 
lease is a triple-net lease, and the lease term is 20 years, 
including reasonably expected renewals. C pays $4,000 per month in 
rent. In Year 1, C pays $7,000 for repairs, maintenance, 
improvements, and similar activities performed on the building. 
Under paragraph (h)(5)(ii) of this section, the unadjusted basis of 
C's leased unit of property is $960,000 ($4,000 monthly rent x 12 
months x 20 years). Because C's leased building has an unadjusted 
basis of $1,000,000 or less, the building is eligible building 
property for Year 1 under paragraph (h)(4) of this section. The 
total amount paid by C during Year 1 for repairs, maintenance, 
improvements, and similar activities on the leased building ($7,000) 
does not exceed the lesser of $19,200 (2 percent of the building's 
unadjusted basis of $960,000) or $10,000. Therefore, under paragraph 
(h)(1) of this section, for Year 1, C may elect to not apply the 
capitalization rule under paragraph (d) of this section to the 
amounts it paid for repairs, maintenance, improvements, and similar 
activities on the leased building. If C properly makes the election 
under paragraph (h)(6) of this section for the leased building and 
the amounts otherwise constitute deductible ordinary and necessary 
expenses incurred in carrying on C's trade or business, C may deduct 
these amounts under Sec.  1.162-1.


[[Page 57728]]


    (i) Safe harbor for routine maintenance on property--(1) In 
general. An amount paid for routine maintenance (as defined in 
paragraph (i)(1)(i) or (i)(1)(ii) of this section, as applicable) on a 
unit of tangible property, or in the case of a building, on any of the 
properties designated in paragraphs (e)(2)(ii), (e)(2)(iii)(B), 
(e)(2)(iv)(B), or paragraph (e)(2)(v)(B) of this section, is deemed not 
to improve that unit of property.
    (i) Routine maintenance for buildings. Routine maintenance for a 
building unit of property is the recurring activities that a taxpayer 
expects to perform as a result of the taxpayer's use of any of the 
properties designated in paragraphs (e)(2)(ii), (e)(2)(iii)(B), 
(e)(2)(iv)(B), or (e)(2)(v)(B) of this section to keep the building 
structure or each building system in its ordinarily efficient operating 
condition. Routine maintenance activities include, for example, the 
inspection, cleaning, and testing of the building structure or each 
building system, and the replacement of damaged or worn parts with 
comparable and commercially available replacement parts. Routine 
maintenance may be performed any time during the useful life of the 
building structure or building systems. However, the activities are 
routine only if the taxpayer reasonably expects to perform the 
activities more than once during the 10-year period beginning at the 
time the building structure or the building system upon which the 
routine maintenance is performed is placed in service by the taxpayer. 
A taxpayer's expectation will not be deemed unreasonable merely because 
the taxpayer does not actually perform the maintenance a second time 
during the 10-year period, provided that the taxpayer can otherwise 
substantiate that its expectation was reasonable at the time the 
property was placed in service. Factors to be considered in determining 
whether maintenance is routine and whether a taxpayer's expectation is 
reasonable include the recurring nature of the activity, industry 
practice, manufacturers' recommendations, and the taxpayer's experience 
with similar or identical property. With respect to a taxpayer that is 
a lessor of a building or a part of the building, the taxpayer's use of 
the building unit of property includes the lessee's use of its unit of 
property.
    (ii) Routine maintenance for property other than buildings. Routine 
maintenance for property other than buildings is the recurring 
activities that a taxpayer expects to perform as a result of the 
taxpayer's use of the unit of property to keep the unit of property in 
its ordinarily efficient operating condition. Routine maintenance 
activities include, for example, the inspection, cleaning, and testing 
of the unit of property, and the replacement of damaged or worn parts 
of the unit of property with comparable and commercially available 
replacement parts. Routine maintenance may be performed any time during 
the useful life of the unit of property. However, the activities are 
routine only if, at the time the unit of property is placed in service 
by the taxpayer, the taxpayer reasonably expects to perform the 
activities more than once during the class life (as defined in 
paragraph (i)(4) of this section) of the unit of property. A taxpayer's 
expectation will not be deemed unreasonable merely because the taxpayer 
does not actually perform the maintenance a second time during the 
class life of the unit of property, provided that the taxpayer can 
otherwise substantiate that its expectation was reasonable at the time 
the property was placed in service. Factors to be considered in 
determining whether maintenance is routine and whether the taxpayer's 
expectation is reasonable include the recurring nature of the activity, 
industry practice, manufacturers' recommendations, and the taxpayer's 
experience with similar or identical property. With respect to a 
taxpayer that is a lessor of a unit of property, the taxpayer's use of 
the unit of property includes the lessee's use of the unit of property.
    (2) Rotable and temporary spare parts. Except as provided in 
paragraph (i)(3) of this section, for purposes of paragraph (i)(1)(ii) 
of this section, amounts paid for routine maintenance include routine 
maintenance performed on (and with regard to) rotable and temporary 
spare parts.
    (3) Exceptions. Routine maintenance does not include the following:
    (i) Amounts paid for a betterment to a unit of property under 
paragraph (j) of this section;
    (ii) Amounts paid for the replacement of a component of a unit of 
property for which the taxpayer has properly deducted a loss for that 
component (other than a casualty loss under Sec.  1.165-7) (see 
paragraph (k)(1)(i) of this section);
    (iii) Amounts paid for the replacement of a component of a unit of 
property for which the taxpayer has properly taken into account the 
adjusted basis of the component in realizing gain or loss resulting 
from the sale or exchange of the component (see paragraph (k)(1)(ii) of 
this section);
    (iv) Amounts paid for the restoration of damage to a unit of 
property for which the taxpayer is required to take a basis adjustment 
as a result of a casualty loss under section 165, or relating to a 
casualty event described in section 165, subject to the limitation in 
paragraph (k)(4) of this section (see paragraph (k)(1)(iii) of this 
section);
    (v) Amounts paid to return a unit of property to its ordinarily 
efficient operating condition, if the property has deteriorated to a 
state of disrepair and is no longer functional for its intended use 
(see paragraph (k)(1)(iv) of this section);
    (vi) Amounts paid to adapt a unit of property to a new or different 
use under paragraph (l) of this section;
    (vii) Amounts paid for repairs, maintenance, or improvement of 
network assets (as defined in paragraph (e)(3)(iii)(A) of this 
section); or
    (viii) Amounts paid for repairs, maintenance, or improvement of 
rotable and temporary spare parts to which the taxpayer applies the 
optional method of accounting for rotable and temporary spare parts 
under Sec.  1.162-3(e).
    (4) Class life. The class life of a unit of property is the 
recovery period prescribed for the property under sections 168(g)(2) 
and (3) for purposes of the alternative depreciation system, regardless 
of whether the property is depreciated under section 168(g). For 
purposes of determining class life under this section, section 
168(g)(3)(A) (relating to tax-exempt use property subject to lease) 
does not apply. If the unit of property is comprised of components with 
different class lives, then the class life of the unit of property is 
deemed to be the same as the component with the longest class life.
    (5) Coordination with section 263A. Amounts paid for routine 
maintenance under this paragraph (i) may be subject to capitalization 
under section 263A if these amounts comprise the direct or allocable 
indirect costs of other property produced by the taxpayer or property 
acquired for resale. See, for example, Sec.  1.263A-1(e)(3)(ii)(O) 
requiring taxpayers to capitalize the cost of repairing equipment or 
facilities allocable to property produced or property acquired for 
resale.
    (6) Examples. The following examples illustrate the application of 
this paragraph (i) and, unless otherwise stated, do not address the 
treatment under other provisions of the Code (for example, section 
263A). In addition, unless otherwise stated, assume that the taxpayer 
has not applied the optional method of accounting for rotable and 
temporary spare parts under Sec.  1.162-3(e).

    Example 1. Routine maintenance on component. (i) A is a 
commercial airline

[[Page 57729]]

engaged in the business of transporting passengers and freight 
throughout the United States and abroad. To conduct its business, A 
owns or leases various types of aircraft. As a condition of 
maintaining its airworthiness certification for these aircraft, A is 
required by the Federal Aviation Administration (FAA) to establish 
and adhere to a continuous maintenance program for each aircraft 
within its fleet. These programs, which are designed by A and the 
aircraft's manufacturer and approved by the FAA, are incorporated 
into each aircraft's maintenance manual. The maintenance manuals 
require a variety of periodic maintenance visits at various 
intervals. One type of maintenance visit is an engine shop visit 
(ESV), which A expects to perform on its aircraft engines 
approximately every 4 years to keep its aircraft in its ordinarily 
efficient operating condition. In Year 1, A purchased a new 
aircraft, which included four new engines attached to the airframe. 
The four aircraft engines acquired with the aircraft are not 
materials or supplies under Sec.  1.162-3(c)(1)(i) because they are 
acquired as part of a single unit of property, the aircraft. In Year 
5, A performs its first ESV on the aircraft engines. The ESV 
includes disassembly, cleaning, inspection, repair, replacement, 
reassembly, and testing of the engine and its component parts. 
During the ESV, the engine is removed from the aircraft and shipped 
to an outside vendor who performs the ESV. If inspection or testing 
discloses a discrepancy in a part's conformity to the specifications 
in A's maintenance program, the part is repaired, or if necessary, 
replaced with a comparable and commercially available replacement 
part. After the ESVs, the engines are returned to A to be 
reinstalled on another aircraft or stored for later installation. 
Assume that the class life for A's aircraft, including the engines, 
is 12 years. Assume that none of the exceptions set out in paragraph 
(i)(3) of this section apply to the costs of performing the ESVs.
    (ii) Because the ESVs involve the recurring activities that A 
expects to perform as a result of its use of the aircraft to keep 
the aircraft in ordinarily efficient operating condition and consist 
of maintenance activities that A expects to perform more than once 
during the 12 year class life of the aircraft, A's ESVs are within 
the routine maintenance safe harbor under paragraph (i)(1)(ii) of 
this section. Accordingly, the amounts paid for the ESVs are deemed 
not to improve the aircraft and are not required to be capitalized 
under paragraph (d) of this section.
    Example 2. Routine maintenance after class life. Assume the same 
facts as in Example 1, except that in year 15 A pays amounts to 
perform an ESV on one of the original aircraft engines after the end 
of the class life of the aircraft. Because this ESV involves the 
same routine maintenance activities that were performed on aircraft 
engines in Example 1, this ESV also is within the routine 
maintenance safe harbor under paragraph (i)(1)(ii) of this section. 
Accordingly, the amounts paid for this ESV, even though performed 
after the class life of the aircraft, are deemed not to improve the 
aircraft and are not required to be capitalized under paragraph (d) 
of this section.
    Example 3. Routine maintenance on rotable spare parts. (i) 
Assume the same facts as in Example 1, except that in addition to 
the four engines purchased as part of the aircraft, A separately 
purchases four additional new engines that A intends to use in its 
aircraft fleet to avoid operational downtime when ESVs are required 
to be performed on the engines previously installed on an aircraft. 
Later in Year 1, A installs these four engines on an aircraft in its 
fleet. In Year 5, A performs the first ESVs on these four engines. 
Assume that these ESVs involve the same routine maintenance 
activities that were performed on the engines in Example 1, and that 
none of the exceptions set out in paragraph (i)(3) of this section 
apply to these ESVs. After the ESVs were performed, these engines 
were reinstalled on other aircraft or stored for later installation.
    (ii) The additional aircraft engines are rotable spare parts 
because they were acquired separately from the aircraft, they are 
removable from the aircraft, and are repaired and reinstalled on 
other aircraft or stored for later installation. See Sec.  1.162-
3(c)(2) (definition of rotable and temporary spare parts). Assume 
the class life of an engine is the same as the airframe, 12 years. 
Because the ESVs involve the recurring activities that A expects to 
perform as a result of its use of the engines to keep the engines in 
ordinarily efficient operating condition, and consist of maintenance 
activities that A expects to perform more than once during the 12 
year class life of the engine, the ESVs fall within the routine 
maintenance safe harbor under paragraph (i)(1)(ii) of this section. 
Accordingly, the amounts paid for the ESVs for the four additional 
engines are deemed not to improve these engines and are not required 
to be capitalized under paragraph (d) of this section. For the 
treatment of amounts paid to acquire the engines, see Sec.  1.162-
3(a).
    Example 4. Routine maintenance resulting from prior owner's use. 
(i) In January, Year 1, B purchases a used machine for use in its 
manufacturing operations. Assume that the machine is the unit of 
property and has a class life of 10 years. B places the machine in 
service in January, Year 1, and at that time, B expects to perform 
manufacturer recommended scheduled maintenance on the machine 
approximately every three years. The scheduled maintenance includes 
the cleaning and oiling of the machine, the inspection of parts for 
defects, and the replacement of minor items such as springs, 
bearings, and seals with comparable and commercially available 
replacement parts. At the time B purchased the machine, the machine 
was approaching the end of a three-year scheduled maintenance 
period. As a result, in February, Year 1, B pays amounts to perform 
the manufacturer recommended scheduled maintenance. Assume that none 
of the exceptions set out in paragraph (i)(3) of this section apply 
to the amounts paid for the scheduled maintenance.
    (ii) The majority of B's costs do not qualify under the routine 
maintenance safe harbor in paragraph (i)(1)(ii) of this section 
because the costs were incurred primarily as a result of the prior 
owner's use of the property and not B's use. B acquired the machine 
just before it had received its three-year scheduled maintenance. 
Accordingly, the amounts paid for the scheduled maintenance resulted 
from the prior owner's, and not B's, use of the property and must be 
capitalized if those amounts result in a betterment under paragraph 
(i) of this section, including the amelioration of a material 
condition or defect, or otherwise result in an improvement under 
paragraph (d) of this section.
    Example 5. Routine maintenance resulting from new owner's use. 
Assume the same facts as in Example 4, except that after B pays 
amounts for the maintenance in Year 1, B continues to operate the 
machine in its manufacturing business. In Year 4, B pays amounts to 
perform the next scheduled manufacturer recommended maintenance on 
the machine. Assume that the scheduled maintenance activities 
performed are the same as those performed in Example 4 and that none 
of the exceptions set out in paragraph (i)(3) of this section apply 
to the amounts paid for the scheduled maintenance. Because the 
scheduled maintenance performed in Year 4 involves the recurring 
activities that B performs as a result of its use of the machine, 
keeps the machine in an ordinarily efficient operating condition, 
and consists of maintenance activities that B expects to perform 
more than once during the 10-year class life of the machine, B's 
scheduled maintenance costs are within the routine maintenance safe 
harbor under paragraph (i)(1)(ii) of this section. Accordingly, the 
amounts paid for the scheduled maintenance in Year 4 are deemed not 
to improve the machine and are not required to be capitalized under 
paragraph (d) of this section.
    Example 6. Routine maintenance; replacement of substantial 
structural part; coordination with section 263A. C is in the 
business of producing commercial products for sale. As part of the 
production process, C places raw materials into lined containers in 
which a chemical reaction is used to convert raw materials into the 
finished product. The lining, which comprises 60 percent of the 
total physical structure of the container, is a substantial 
structural part of the container. Assume that each container, 
including its lining, is the unit of property and that a container 
has a class life of 12 years. At the time that C placed the 
container into service, C was aware that approximately every three 
years, the container lining would need to be replaced with 
comparable and commercially available replacement materials. At the 
end of three years, the container will continue to function, but 
will become less efficient and the replacement of the lining will be 
necessary to keep the container in an ordinarily efficient operating 
condition. In Year 1, C acquired 10 new containers and placed them 
into service. In Year 4, Year 7, Year 9, and Year 12, C pays amounts 
to replace the containers' linings with comparable and commercially 
available replacement parts. Assume that none of the exceptions set 
out in paragraph (i)(3) of this section apply to the amounts paid 
for the replacement linings. Because the replacement of the linings 
involves recurring activities that C expects to perform as a result

[[Page 57730]]

of its use of the containers to keep the containers in their 
ordinarily efficient operating condition and consists of maintenance 
activities that C expects to perform more than once during the 12-
year class life of the containers, C's lining replacement costs are 
within the routine maintenance safe harbor under paragraph 
(i)(1)(ii) of this section. Accordingly, the amounts that C paid for 
the replacement of the container linings are deemed not to improve 
the containers and are not required to be capitalized under 
paragraph (d) of this section. However, the amounts paid to replace 
the lining may be subject to capitalization under section 263A if 
the amounts paid for this maintenance comprise the direct or 
allocable indirect costs of the property produced by C. See Sec.  
1.263A-1(e)(3)(ii)(O).
    Example 7. Routine maintenance once during class life. D is a 
Class I railroad that owns a fleet of freight cars. Assume that a 
freight car, including all its components, is a unit of property and 
has a class life of 14 years. At the time that D places a freight 
car into service, D expects to perform cyclical reconditioning to 
the car every 8 to 10 years to keep the freight car in ordinarily 
efficient operating condition. During this reconditioning, D pays 
amounts to disassemble, inspect, and recondition or replace 
components of the freight car with comparable and commercially 
available replacement parts. Ten years after D places the freight 
car in service, D pays amounts to perform a cyclical reconditioning 
on the car. Because D expects to perform the reconditioning only 
once during the 14 year class life of the freight car, the amounts D 
pays for the reconditioning do not qualify for the routine 
maintenance safe harbor under paragraph (i)(1)(ii) of this section. 
Accordingly, D must capitalize the amounts paid for the 
reconditioning of the freight car if these amounts result in an 
improvement under paragraph (d) of this section.
    Example 8. Routine maintenance; reasonable expectation. Assume 
the same facts as Example 7, except in Year 1, D acquires and places 
in service several refrigerated freight cars, which also have a 
class life of 14 years. Because of the special requirements of these 
cars, at the time they are placed in service, D expects to perform a 
reconditioning of the refrigeration components of the freight car 
every 6 years to keep the freight car in an ordinarily efficient 
operating condition. During the reconditioning, D pays amounts to 
disassemble, inspect, and recondition or replace the refrigeration 
components of the freight car with comparable and commercially 
available replacement parts. Assume that none of the exceptions set 
out in paragraph (i)(3) of this section apply to the amounts paid 
for the reconditioning of these freight cars. In Year 6, D pays 
amounts to perform a reconditioning on the refrigeration components 
on one of the freight cars. However, because of changes in the 
frequency that D utilizes this freight car, D does not perform the 
second reconditioning on the same freight car until Year 15, after 
the end of the 14-year class life of the car. Under paragraph 
(i)(1)(ii) of this section, D's reasonable expectation that it would 
perform the reconditioning every 6 years will not be deemed 
unreasonable merely because D did not actually perform the 
reconditioning a second time during the 14-year class life, provided 
that D can substantiate that its expectation was reasonable at the 
time the property was placed in service. If D can demonstrate that 
its expectation was reasonable in Year 1 using the factors provided 
in paragraph (i)(1)(ii) of this section, then the amounts paid by D 
to recondition the refrigerated freight car components in Year 6 and 
in Year 15 are within the routine maintenance safe harbor under 
paragraph (i)(1)(ii) of this section.
    Example 9. Routine maintenance on non-rotable part. E is a 
towboat operator that owns and leases a fleet of towboats. Each 
towboat is equipped with two diesel-powered engines. Assume that 
each towboat, including its engines, is the unit of property and 
that a towboat has a class life of 18 years. At the time that E 
places its towboats into service, E is aware that approximately 
every three to four years E will need to perform scheduled 
maintenance on the two towboat engines to keep the engines in their 
ordinarily efficient operating condition. This maintenance is 
completed while the engines are attached to the towboat and involves 
the cleaning and inspecting of the engines to determine which parts 
are within acceptable operating tolerances and can continue to be 
used, which parts must be reconditioned to be brought back to 
acceptable tolerances, and which parts must be replaced. Engine 
parts replaced during these procedures are replaced with comparable 
and commercially available replacement parts. Assume the towboat 
engines are not rotable spare parts under Sec.  1.162-3(c)(2). In 
Year 1, E acquired a new towboat, including its two engines, and 
placed the towboat into service. In Year 5, E pays amounts to 
perform scheduled maintenance on both engines in the towboat. Assume 
that none of the exceptions set out in paragraph (i)(3) of this 
section apply to the scheduled maintenance costs. Because the 
scheduled maintenance involves recurring activities that E expects 
to perform more than once during the 18-year class life of the 
towboat, the maintenance results from E's use of the towboat, and 
the maintenance is performed to keep the towboat in an ordinarily 
efficient operating condition, the scheduled maintenance on E's 
towboat is within the routine maintenance safe harbor under 
paragraph (i)(1)(ii) of this section. Accordingly, the amounts paid 
for the scheduled maintenance to its towboat engines in Year 5 are 
deemed not to improve the towboat and are not required to be 
capitalized under paragraph (d) of this section.
    Example 10. Routine maintenance with related betterments. Assume 
the same facts as Example 9, except that in Year 9 E's towboat 
engines are due for another scheduled maintenance visit. At this 
time, E decides to upgrade the engines to increase their horsepower 
and propulsion, which would permit the towboats to tow heavier 
loads. Accordingly, in Year 9, E pays amounts to perform many of the 
same activities that it would perform during the typical scheduled 
maintenance activities such as cleaning, inspecting, reconditioning, 
and replacing minor parts, but at the same time, E incurs costs to 
upgrade certain engine parts to increase the towing capacity of the 
boats in excess of the capacity of the boats when E placed them in 
service. In combination with the replacement of parts with new and 
upgraded parts, the scheduled maintenance must be completed to 
perform the horsepower and propulsion upgrade. Thus, the work done 
on the engines encompasses more than the recurring activities that E 
expected to perform as a result of its use of the towboats and did 
more than keep the towboat in its ordinarily efficient operating 
condition. Rather under paragraph (j) of this section, the amounts 
paid to increase the horsepower and propulsion of the engines are 
for a betterment to the towboat, and such amounts are excepted from 
the routine maintenance safe harbor under paragraph (i)(3)(i) of 
this section. In addition, under paragraph (g)(1)(i) of this 
section, the scheduled maintenance procedures directly benefit the 
upgrades. Therefore, the amounts that E paid in Year 9 for the 
maintenance and upgrade of the engines do not qualify for the 
routine maintenance safe harbor described under paragraph (i)(1)(ii) 
of this section. Rather, E must capitalize the amounts paid for 
maintenance and upgrades of the engines as an improvement to the 
towboats under paragraph (d) of this section.
    Example 11. Routine maintenance with unrelated improvements. 
Assume the same facts as Example 9, except in Year 5, in addition to 
paying amounts to perform the scheduled engine maintenance on both 
engines, E also incurs costs to upgrade the communications and 
navigation systems in the pilot house of the towboat with new state-
of-the-art systems. Assume the amounts paid to upgrade the 
communications and navigation systems are for betterments under 
paragraph (j) of this section, and therefore result in an 
improvement to the towboat under paragraph (d) of this section. In 
contrast with Example 9, the amounts paid for the scheduled 
maintenance on E's towboat engines are not otherwise related to the 
upgrades to the navigation systems. Because the scheduled 
maintenance on the towboat engines does not directly benefit and is 
not incurred by reason of the upgrades to the communication and 
navigation systems, the amounts paid for the scheduled engine 
maintenance are not a direct or indirect cost of the improvement 
under paragraph (g)(1)(i) of this section. Accordingly, the amounts 
paid for the scheduled maintenance to its towboat engines in Year 5 
are routine maintenance deemed not to improve the towboat and are 
not required to be capitalized under paragraph (d) of this section.
    Example 12. Exceptions to routine maintenance. F owns and 
operates a farming and cattle ranch with an irrigation system that 
provides water for crops. Assume that each canal in the irrigation 
system is a single unit of property and has a class life of 20 
years. At the time F placed the canals into service, F expected to 
have to perform major maintenance on the canals every three years

[[Page 57731]]

to keep the canals in their ordinarily efficient operating 
condition. This maintenance includes draining the canals, and then 
cleaning, inspecting, repairing, and reconditioning or replacing 
parts of the canal with comparable and commercially available 
replacement parts. F placed the canals into service in Year 1 and 
did not perform any maintenance on the canals until Year 6. At that 
time, the canals had fallen into a state of disrepair and no longer 
functioned for irrigation. In Year 6, F pays amounts to drain the 
canals and do extensive cleaning, repairing, reconditioning, and 
replacing parts of the canals with comparable and commercially 
available replacement parts. Although the work performed on F's 
canals was similar to the activities that F expected to perform, but 
did not perform, every three years, the costs of these activities do 
not fall within the routine maintenance safe harbor. Specifically, 
under paragraph (i)(3)(v) of this section, routine maintenance does 
not include activities that return a unit of property to its former 
ordinarily efficient operating condition if the property has 
deteriorated to a state of disrepair and is no longer functional for 
its intended use. Accordingly, amounts that F pays for work 
performed on the canals in Year 6 must be capitalized if they result 
in improvements under paragraph (d) of this section (for example, 
restorations under paragraph (k) of this section).
    Example 13. Routine maintenance on a building; escalator system. 
In Year 1, G acquires a large retail mall in which it leases space 
to retailers. The mall contains an escalator system with 40 
escalators, which includes landing platforms, trusses, tracks, 
steps, handrails, and safety brushes. In Year 1, when G placed its 
building into service, G reasonably expected that it would need to 
replace the handrails on the escalators approximately every four 
years to keep the escalator system in its ordinarily efficient 
operating condition. After a routine inspection and test of the 
escalator system in Year 4, G determines that the handrails need to 
be replaced and pays an amount to replace the handrails with 
comparable and commercially available handrails. The escalator 
system, including the handrails, is a building system under 
paragraph (e)(2)(ii)(B)(4) of this section. Assume that none of the 
exceptions in paragraph (i)(3) of this section apply to the 
scheduled maintenance costs. Because the replacement of the 
handrails involves recurring activities that G expects to perform as 
a result of its use of the escalator system to keep the escalator 
system in an ordinarily efficient operating condition, and G 
reasonably expects to perform these activities more than once during 
the 10-year period beginning at the time building system was placed 
in service, the amounts paid by G for the handrail replacements are 
within the routine maintenance safe harbor under paragraph (i)(1)(i) 
of this section. Accordingly, the amounts paid for the replacement 
of the handrails in Year 4 are deemed not to improve the building 
unit of property and are not required to be capitalized under 
paragraph (d) of this section.
    Example 14. Not routine maintenance; escalator system. Assume 
the same facts as in Example 13, except that in Year 9, G pays 
amounts to replace the steps of the escalators. In Year 1, when G 
placed its building into service, G reasonably expected that 
approximately every 18 to 20 years G would need to replace the steps 
to keep the escalator system in its ordinarily efficient operating 
condition. Because the replacement does not involve recurring 
activities that G expects to perform more than once during the 10-
year period beginning at the time the building structure or the 
building system was placed in service, the costs of these activities 
do not fall within the routine maintenance safe harbor. Accordingly, 
amounts that G pays to replace the steps in Year 9 must be 
capitalized if they result in improvements under paragraph (d) of 
this section (for example, restorations under paragraph (k) of this 
section).
    Example 15. Routine maintenance on building; reasonable 
expectation. In Year 1, H acquires a new office building, which it 
uses to provide services. The building contains an HVAC system, 
which is a building system under paragraph (e)(2)(ii)(B)(1) of this 
section. In Year 1, when H placed its building into service, H 
reasonably expected that every four years H would need to pay an 
outside contractor to perform detailed testing, monitoring, and 
preventative maintenance on its HVAC system to keep the HVAC system 
in its ordinarily efficient operating condition. This scheduled 
maintenance includes disassembly, cleaning, inspection, repair, 
replacement, reassembly, and testing of the HVAC system and many of 
its component parts. If inspection or testing discloses a problem 
with any component, the part is repaired, or if necessary, replaced 
with a comparable and commercially available replacement part. The 
scheduled maintenance at these intervals is recommended by the 
manufacturer of the HVAC system and is routinely performed on 
similar systems in similar buildings. Assume that none of the 
exceptions in paragraph (i)(3) of this section apply to the amounts 
paid for the maintenance on the HVAC system. In Year 4, H pays 
amounts to a contractor to perform the scheduled maintenance. 
However, H does not perform this scheduled maintenance on its 
building again until Year 11. Under paragraph (i)(1)(i) of this 
section, H's reasonable expectation that it would perform the 
maintenance every 4 years will not be deemed unreasonable merely 
because H did not actually perform the maintenance a second time 
during the 10-year period, provided that H can substantiate that its 
expectation was reasonable at the time the property was placed in 
service. If H can demonstrate that its expectation was reasonable in 
Year 1 using the other factors considered in paragraph (i)(1)(i), 
then the amounts H paid for the maintenance of the HVAC system in 
Year 4 and in Year 11 are within the routine maintenance safe harbor 
under paragraph (i)(1)(i) of this section.

    (j) Capitalization of betterments--(1) In general. A taxpayer must 
capitalize as an improvement an amount paid for a betterment to a unit 
of property. An amount is paid for a betterment to a unit of property 
only if it--
    (i) Ameliorates a material condition or defect that either existed 
prior to the taxpayer's acquisition of the unit of property or arose 
during the production of the unit of property, whether or not the 
taxpayer was aware of the condition or defect at the time of 
acquisition or production;
    (ii) Is for a material addition, including a physical enlargement, 
expansion, extension, or addition of a major component (as defined in 
paragraph (k)(6) of this section) to the unit of property or a material 
increase in the capacity, including additional cubic or linear space, 
of the unit of property; or
    (iii) Is reasonably expected to materially increase the 
productivity, efficiency, strength, quality, or output of the unit of 
property.
    (2) Application of betterment rules--(i) In general. The 
applicability of each quantitative and qualitative factor provided in 
paragraphs (j)(1)(ii) and (j)(1)(iii) of this section to a particular 
unit of property depends on the nature of the unit of property. For 
example, if an addition or an increase in a particular factor cannot be 
measured in the context of a specific type of property, this factor is 
not relevant in the determination of whether an amount has been paid 
for a betterment to the unit of property.
    (ii) Application of betterment rules to buildings. An amount is 
paid to improve a building if it is paid for a betterment, as defined 
under paragraph (j)(1) of this section, to a property specified under 
paragraph (e)(2)(ii) (building), paragraph (e)(2)(iii)(B) 
(condominium), paragraph (e)(2)(iv)(B) (cooperative), or paragraph 
(e)(2)(v)(B) (leased building or leased portion of building) of this 
section. For example, an amount is paid to improve a building if it is 
paid for an increase in the efficiency of the building structure or any 
one of its building systems (for example, the HVAC system).
    (iii) Unavailability of replacement parts. If a taxpayer replaces a 
part of a unit of property that cannot reasonably be replaced with the 
same type of part (for example, because of technological advancements 
or product enhancements), the replacement of the part with an improved, 
but comparable, part does not, by itself, result in a betterment to the 
unit of property.
    (iv) Appropriate comparison--(A) In general. In cases in which an 
expenditure is necessitated by normal wear and tear or damage to the 
unit of property that occurred during the taxpayer's use of the unit of 
property, the determination of whether an expenditure is for the 
betterment of the unit of property is made by comparing

[[Page 57732]]

the condition of the property immediately after the expenditure with 
the condition of the property immediately prior to the circumstances 
necessitating the expenditure.
    (B) Normal wear and tear. If the expenditure is made to correct the 
effects of normal wear and tear to the unit of property that occurred 
during the taxpayer's use of the unit of property, the condition of the 
property immediately prior to the circumstances necessitating the 
expenditure is the condition of the property after the last time the 
taxpayer corrected the effects of normal wear and tear (whether the 
amounts paid were for maintenance or improvements) or, if the taxpayer 
has not previously corrected the effects of normal wear and tear, the 
condition of the property when placed in service by the taxpayer.
    (C) Damage to property. If the expenditure is made to correct 
damage to a unit of property that occurred during the taxpayer's use of 
the unit of property, the condition of the property immediately prior 
to the circumstances necessitating the expenditure is the condition of 
the property immediately prior to damage.
    (3) Examples. The following examples illustrate the application of 
this paragraph (j) only and do not address whether capitalization is 
required under another provision of this section or another provision 
of the Internal Revenue Code (for example, section 263A). Unless 
otherwise provided, assume that the appropriate comparison in paragraph 
(j)(2)(iv) of this section is not applicable under the facts.

    Example 1. Amelioration of pre-existing material condition or 
defect. In Year 1, A purchases a store located on a parcel of land 
that contains underground gasoline storage tanks left by prior 
occupants. Assume that the parcel of land is the unit of property. 
The tanks had leaked prior to A's purchase, causing soil 
contamination. A is not aware of the contamination at the time of 
purchase. In Year 2, A discovers the contamination and incurs costs 
to remediate the soil. The remediation costs are for a betterment to 
the land under paragraph (j)(1)(i) of this section because A 
incurred the costs to ameliorate a material condition or defect that 
existed prior to A's acquisition of the land.
    Example 2. Not amelioration of pre-existing condition or defect. 
B owns an office building that was constructed with insulation that 
contained asbestos. The health dangers of asbestos were not widely 
known when the building was constructed. Several years after B 
places the building into service, B determines that certain areas of 
asbestos-containing insulation have begun to deteriorate and could 
eventually pose a health risk to employees. Therefore, B pays an 
amount to remove the asbestos-containing insulation from the 
building structure and replace it with new insulation that is safer 
to employees, but no more efficient or effective than the asbestos 
insulation. Under paragraphs (e)(2)(ii) and (j)(2)(ii) of this 
section, an amount is paid to improve a building unit of property if 
the amount is paid for a betterment to the building structure or any 
building system. Although the asbestos is determined to be unsafe 
under certain circumstances, the presence of asbestos insulation in 
a building, by itself, is not a preexisting material condition or 
defect of the building structure under paragraph (j)(1)(i) of this 
section. In addition, the removal and replacement of the asbestos is 
not for a material addition to the building structure or a material 
increase in the capacity of the building structure under paragraphs 
(j)(1)(ii) and (j)(2)(iv) of this section as compared to the 
condition of the property prior to the deterioration of the 
insulation. Similarly, the removal and replacement of asbestos is 
not reasonably expected to materially increase the productivity, 
efficiency, strength, quality, or output of the building structure 
under paragraphs (j)(1)(iii) and (j)(2)(iv) of this section as 
compared to the condition of the property prior to the deterioration 
of the insulation. Therefore, the amount paid to remove and replace 
the asbestos insulation is not for a betterment to the building 
structure or an improvement to the building under paragraph (j) of 
this section.
    Example 3. Not amelioration of pre-existing material condition 
or defect. (i) In January, Year 1, C purchased a used machine for 
use in its manufacturing operations. Assume that the machine is a 
unit of property and has a class life of 10 years. C placed the 
machine in service in January, Year 1 and at that time expected to 
perform manufacturer recommended scheduled maintenance on the 
machine every three years. The scheduled maintenance includes 
cleaning and oiling the machine, inspecting parts for defects, and 
replacing minor items, such as springs, bearings, and seals, with 
comparable and commercially available replacement parts. The 
scheduled maintenance does not include any material additions or 
materially increase the capacity, productivity, efficiency, 
strength, quality, or output of the machine. At the time C purchased 
the machine, it was approaching the end of a three-year scheduled 
maintenance period. As a result, in February, Year 1, C pays an 
amount to perform the manufacturer recommended scheduled maintenance 
to keep the machine in its ordinarily efficient operating condition.
    (ii) The amount that C pays does not qualify under the routine 
maintenance safe harbor in paragraph (i) of this section, because 
the cost primarily results from the prior owner's use of the 
property and not the taxpayer's use. C acquired the machine just 
before it had received its three-year scheduled maintenance. 
Accordingly, the amount that C pays for the scheduled maintenance 
results from the prior owner's use of the property and ameliorates 
conditions or defects that existed prior to C's ownership of the 
machine. Nevertheless, considering the purpose and minor nature of 
the work performed, this amount does not ameliorate a material 
condition or defect in the machine under paragraph (j)(1)(i) of this 
section, is not for a material addition to or increase in capacity 
of the machine under paragraph (j)(1)(ii) of this section, and is 
not reasonably expected to materially increase the productivity, 
efficiency, strength, quality, or output of the machine under 
paragraph (j)(1)(iii) of this section. Therefore, C is not required 
to capitalize the amount paid for the scheduled maintenance as a 
betterment to the unit of property under this paragraph (j).
    Example 4. Not amelioration of pre-existing material condition 
or defect. D purchases a used ice resurfacing machine for use in the 
operation of its ice skating rink. To comply with local regulations, 
D is required to routinely monitor the air quality in the ice 
skating rink. One week after D places the machine into service, 
during a routine air quality check, D discovers that the operation 
of the machine is adversely affecting the air quality in the skating 
rink. As a result, D pays an amount to inspect and retune the 
machine, which includes replacing minor components of the engine 
that had worn out prior to D's acquisition of the machine. Assume 
the resurfacing machine, including the engine, is the unit of 
property. The routine maintenance safe harbor in paragraph (i) of 
this section does not apply to the amounts paid, because the 
activities performed do not relate solely to the taxpayer's use of 
the machine. The amount that D pays to inspect, retune, and replace 
minor components of the ice resurfacing machine ameliorates a 
condition or defect that existed prior to D's acquisition of the 
equipment. Nevertheless, considering the purpose and minor nature of 
the work performed, this amount does not ameliorate a material 
condition or defect in the machine under paragraph (j)(1)(i) of this 
section. In addition, the amount is not paid for a material addition 
to the machine or a material increase in the capacity of the machine 
under paragraph (j)(1)(ii) of this section. Also, the activities are 
not reasonably expected to materially increase the productivity, 
efficiency, strength, quality, or output of the machine under 
paragraph (j)(1)(iii) of this section. Therefore, D is not required 
to capitalize the amount paid to inspect, retune, and replace minor 
components of the machine as a betterment under this paragraph (j).
    Example 5. Amelioration of material condition or defect. (i) E 
acquires a building for use in its business of providing assisted 
living services. Before and after the purchase, the building 
functions as an assisted living facility. However, at the time of 
the purchase, E is aware that the building is in a condition that is 
below the standards that E requires for facilities used in its 
business. Immediately after the acquisition and during the following 
two years, while E continues to use the building as an assisted 
living facility, E pays amounts for extensive repairs and 
maintenance, and the acquisition of new property to bring the 
facility into the high-quality condition for which E's facilities 
are known. The work on E's building includes repairing damaged 
drywall, repainting, re-wallpapering, replacing windows, repairing 
and replacing doors, replacing and regrouting

[[Page 57733]]

tile, repairing millwork, and repairing and replacing roofing 
materials. The work also involves the replacement of section 1245 
property, including window treatments, furniture, and cabinets. The 
work that E performs affects only the building structure under 
paragraph (e)(2)(ii)(A) of this section and does not affect any of 
the building systems described in paragraph (e)(2)(ii)(B) of this 
section. Assume that each section 1245 property is a separate unit 
of property.
    (ii) Under paragraphs (e)(2)(ii) and (j)(2)(ii) of this section, 
an amount is paid to improve a building unit of property if the 
amount is paid for a betterment to the building structure or any 
building system. Considering the purpose of the expenditure and the 
effect of the expenditures on the building structure, the amounts 
that E paid for repairs and maintenance to the building structure 
comprise a betterment to the building structure under paragraph 
(j)(1)(i) of this section because the amounts ameliorate material 
conditions that existed prior to E's acquisition of the building. 
Therefore, E must treat the amounts paid for the betterment to the 
building structure as an improvement to the building and must 
capitalize the amounts under paragraphs (j) and (d)(1) of this 
section. Moreover, E is required to capitalize the amounts paid to 
acquire and install each section 1245 property, including each 
window treatment, each item of furniture, and each cabinet, in 
accordance with Sec.  1.263(a)-2(d)(1).
    Example 6. Not a betterment; building refresh. (i) F owns a 
nationwide chain of retail stores that sell a wide variety of items. 
To maintain the appearance and functionality of its store buildings 
after several years of wear, F periodically pays amounts to refresh 
the look and layout of its stores. The work that F performs during a 
refresh consists of cosmetic and layout changes to the store's 
interiors and general repairs and maintenance to the store building 
to modernize the store buildings and reorganize the merchandise 
displays. The work to each store consists of replacing and 
reconfiguring display tables and racks to provide better exposure of 
the merchandise, making corresponding lighting relocations and 
flooring repairs, moving one wall to accommodate the reconfiguration 
of tables and racks, patching holes in walls, repainting the 
interior structure with a new color scheme to coordinate with new 
signage, replacing damaged ceiling tiles, cleaning and repairing 
wood flooring throughout the store building, and power washing 
building exteriors. The display tables and the racks all constitute 
section 1245 property. F pays amounts to refresh 50 stores during 
the taxable year. Assume that each section 1245 property within each 
store is a separate unit of property. Finally, assume that the work 
does not ameliorate any material conditions or defects that existed 
when F acquired the store buildings or result in any material 
additions to the store buildings.
    (ii) Under paragraphs (e)(2)(ii) and (j)(2)(ii) of this section, 
an amount is paid to improve a building unit of property if the 
amount is paid for a betterment to the building structure or any 
building system. Considering the facts and circumstances including 
the purpose of the expenditure, the physical nature of the work 
performed, and the effect of the expenditure on the buildings' 
structure and systems, the amounts paid for the refresh of each 
building are not for any material additions to, or material 
increases in the capacity of, the buildings' structure or systems as 
compared with the condition of the structure or systems after the 
previous refresh. Moreover, the amounts paid are not reasonably 
expected to materially increase the productivity, efficiency, 
strength, quality, or output of any building structure or system 
under as compared to the condition of the structures or systems 
after the previous refresh. Rather, the work performed keeps F's 
store buildings' structures and buildings' systems in their 
ordinarily efficient operating condition. Therefore, F is not 
required to treat the amounts paid for the refresh of its store 
buildings' structures and buildings' systems as betterments under 
paragraphs (j)(1)(ii), (j)(1)(iii), and (j)(2)(iv) of this section. 
However, F is required to capitalize the amounts paid to acquire and 
install each section 1245 property in accordance with Sec.  
1.263(a)-2(d)(1).
    Example 7. Building refresh; limited improvement. (i) Assume the 
same facts as Example 6 except, in the course of the refresh to one 
of its store buildings, F also pays amounts to increase the 
building's storage space, add a second loading dock, and add a 
second overhead door. Specifically, at the same time F pays amounts 
to perform the refresh, F pays additional amounts to construct an 
addition to the back of the store building, including adding a new 
overhead door and loading dock to the building. The work also 
involves upgrades to the electrical system of the building, 
including the addition of a second service box with increased 
amperage and new wiring from the service box to provide lighting and 
power throughout the new space. Although it is performed at the same 
time, the construction of the additions does not affect, and is not 
otherwise related to, the refresh of the retail space.
    (ii) Under paragraphs (e)(2)(ii) and (j)(2)(ii) of this section, 
an amount is paid to improve a building unit of property if the 
amount is paid for a betterment to the building structure or any 
building system. Under paragraph (j)(1)(ii) of this section, the 
amounts paid by F to add the storage space, loading dock, overhead 
door, and expand the electrical system are for betterments to F's 
building structure and to the electrical system because they are for 
material additions to, and a material increase in capacity of, the 
structure and the electrical system of F's store building. 
Accordingly, F must treat the amounts paid for these betterments as 
improvements to the building unit of property and capitalize these 
amounts under paragraphs (d)(1) and (j) of this section. However, 
for the reasons discussed in Example 6, F is not required to treat 
the amounts paid for the refresh of its store building structure and 
systems as a betterments under paragraph (j)(1) of this section. In 
addition, F is not required under paragraph (g)(1) of this section 
to capitalize the refresh costs described in Example 6 because these 
costs do not directly benefit and are not incurred by reason of the 
additions to the building structure and electrical system. As in 
Example 6, F is required to capitalize the amounts paid to acquire 
and install each section 1245 property in accordance with Sec.  
1.263(a)-2(d)(1).
    Example 8. Betterment; building remodel. (i) G owns a large 
chain of retail stores that sell a variety of items. G determines 
that due to changes in the retail market, it can no longer compete 
in its current store class and decides to upgrade its stores to 
offer higher end products to a different type of customer. To offer 
these products and attract different types of customers, G must 
substantially remodel its stores. Thus, G pays amounts to remodel 
its stores by performing work on the buildings' structures and 
systems as defined under paragraphs (e)(2)(ii)(A) and (e)(2)(ii)(B) 
of this section. This work includes replacing large parts of the 
exterior walls with windows, replacing the escalators with a 
monumental staircase, adding a new glass enclosed elevator, 
rebuilding the interior and exterior facades, replacing vinyl floors 
with ceramic flooring, replacing ceiling tiles with acoustical 
tiles, and removing and rebuilding walls to move changing rooms and 
create specialty departments. The work also includes upgrades to 
increase the capacity of the buildings' electrical system to 
accommodate the structural changes and the addition of new section 
1245 property, such as new product information kiosks and point of 
sale systems. The work to the electrical system also involves the 
installation of new more efficient and mood enhancing lighting 
fixtures. In addition, the work includes remodeling all bathrooms by 
replacing contractor-grade plumbing fixtures with designer-grade 
fixtures that conserve water and energy. Finally, G also pays 
amounts to clean debris resulting from construction during the 
remodel, patch holes in walls that were made to upgrade the 
electrical system, repaint existing walls with a new color scheme to 
match the new interior construction, and to power wash building 
exteriors to enhance the new exterior facade.
    (ii) Under paragraphs (e)(2)(ii) and (j)(2)(ii) of this section, 
an amount is paid to improve a building unit of property if the 
amount is paid for a betterment to the building structure or any 
building system. Considering the facts and circumstances, including 
the purpose of the expenditure, the physical nature of the work 
performed, and the effect of the work on the buildings' structures 
and buildings' systems, the amounts that G pays for the remodeling 
of its stores result in betterments to the buildings' structures and 
several of its systems under paragraph (j) of this section. 
Specifically, the amounts paid to replace large parts of the 
exterior walls with windows, replace the escalators with a 
monumental staircase, add a new elevator, rebuild the interior and 
exterior facades, replace vinyl floors with ceramic flooring, 
replace the ceiling tiles with acoustical tiles, and to remove and 
rebuild walls are for material additions, that is the addition of 
major components, to the building structure under paragraph 
(j)(1)(ii) of this section and are reasonably expected to increase 
the quality of the building structure under

[[Page 57734]]

paragraph (j)(1)(iii) of this section. Similarly, the amounts paid 
to upgrade the electrical system are to materially increase the 
capacity of the electrical system under paragraph (j)(1)(ii) of this 
section and are reasonably expected to increase the quality of this 
system under paragraph (j)(1)(iii) of this section. In addition, the 
amounts paid to remodel the bathrooms with higher grade and more 
resource-efficient materials are reasonably expected to increase the 
efficiency and quality of the plumbing system under paragraph 
(j)(1)(iii) of this section. Finally, the amounts paid to clean 
debris, patch and repaint existing walls with a new color scheme, 
and to power wash building exteriors, while not betterments by 
themselves, directly benefitted and were incurred by reason of the 
improvements to G's store buildings' structures and electrical 
systems under paragraph (g)(1) of this section. Therefore, G must 
treat the amounts paid for betterments to the store buildings' 
structures and systems, including the costs of cleaning, patching, 
repairing, and power washing the building, as improvements to G's 
buildings and must capitalize these amounts under paragraphs (d)(1) 
and (j) of this section. Moreover, G is required to capitalize the 
amounts paid to acquire and install each section 1245 property in 
accordance with Sec.  1.263(a)-2(d)(1). For the treatment of amounts 
paid to remove components of property, see paragraph (g)(2) of this 
section.
    Example 9. Not betterment; relocation and reinstallation of 
personal property. In Year 1, H purchases new cash registers for use 
in its retail store located in leased space in a shopping mall. 
Assume that each cash register is a unit of property as determined 
under paragraph (e)(3) of this section. In Year 1, H capitalizes the 
costs of acquiring and installing the new cash registers under Sec.  
1.263(a)-2(d)(1). In Year 3, H's lease expires, and H decides to 
relocate its retail store to a different building. In addition to 
various other costs, H pays $5,000 to move the cash registers and 
$1,000 to reinstall them in the new store. The cash registers are 
used for the same purpose and in the same manner that they were used 
in the former location. The amounts that H pays to move and 
reinstall the cash registers into its new store do not result in a 
betterment to the cash registers under paragraph (j) of this 
section.
    Example 10. Betterment; relocation and reinstallation of 
equipment. J operates a manufacturing facility in Building A, which 
contains various machines that J uses in its manufacturing business. 
J decides to expand part of its operations by relocating a machine 
to Building B to reconfigure the machine with additional components. 
Assume that the machine is a single unit of property under paragraph 
(e)(3) of this section. J pays amounts to disassemble the machine, 
to move the machine to the new location, and to reinstall the 
machine in a new configuration with additional components. Assume 
that the reinstallation, including the reconfiguration and the 
addition of components, is for an increase in capacity of the 
machine, and therefore is for a betterment to the machine under 
paragraph (j)(1)(ii) of this section. Accordingly, J must capitalize 
the costs of reinstalling the machine as an improvement to the 
machine under paragraphs (j) and (d)(1) of this section. J is also 
required to capitalize the costs of disassembling and moving the 
machine to Building B because these costs directly benefit and are 
incurred by reason of the improvement to the machine under paragraph 
(g)(1) of this section.
    Example 11. Betterment; regulatory requirement. K owns a 
building that it uses in its business. In Year 1, City C passes an 
ordinance setting higher safety standards for buildings because of 
the hazardous conditions caused by earthquakes. To comply with the 
ordinance, K pays an amount to add expansion bolts to its building 
structure. These bolts anchor the wooden framing of K's building to 
its cement foundation, providing additional structural support and 
resistance to seismic forces, making the building more resistant to 
damage from lateral movement. Under paragraphs (e)(2)(ii) and 
(j)(2)(ii) of this section, an amount is paid to improve a building 
unit of property if the amount is paid for a betterment to the 
building structure or any building system. The framing and 
foundation are part of the building structure as defined in 
paragraph (e)(2)(ii)(A) of this section. Prior to the ordinance, the 
old building was in good condition but did not meet City C's new 
requirements for earthquake resistance. The amount paid by K for the 
addition of the expansion bolts met City C's new requirement, but 
also materially increased the strength of the building structure 
under paragraph (j)(1)(iii) of this section. Therefore, K must treat 
the amount paid to add the expansion bolts as a betterment to the 
building structure and must capitalize this amount as an improvement 
to building under paragraphs (d)(1) and (j) of this section. City 
C's new requirement that K's building meet certain safety standards 
to continue to operate is not relevant in determining whether the 
amount paid improved the building. See paragraph (g)(4) of this 
section.
    Example 12. Not a betterment; regulatory requirement. L owns a 
meat processing plant. After operating the plant for many years, L 
discovers that oil is seeping through the concrete walls of the 
plant. Federal inspectors advise L that it must correct the seepage 
problem or shut down its plant. To correct the problem, L pays an 
amount to add a concrete lining to the walls from the floor to a 
height of about four feet and also to add concrete to the floor of 
the plant. Under paragraphs (e)(2)(ii) and (j)(2)(ii) of this 
section, an amount is paid to improve a building unit of property if 
the amount is paid for a betterment to the building structure or any 
building system. The walls are part of the building structure as 
defined in paragraph (e)(2)(ii)(A) of this section. The condition 
necessitating the expenditure was the seepage of the oil into the 
plant. Prior to the seepage, the walls did not leak and were 
functioning for their intended use. L is not required to treat the 
amount paid as a betterment under paragraphs (j)(1)(ii) and 
(j)(2)(iv) of this section because it is not paid for a material 
addition to, or a material increase in the capacity of, the 
building's structure as compared to the condition of the structure 
prior to the seepage of oil. Moreover, the amount paid is not 
reasonably expected to materially increase the productivity, 
efficiency, strength, quality, or output of the building structure 
under paragraphs (j)(1)(iii) and (j)(2)(iv) as compared to the 
condition of the structure prior to the seepage of the oil 
Therefore, L is not required to treat the amount paid to correct the 
seepage as a betterment to the building under paragraph (d)(1) or 
(j) of this section. The federal inspectors' requirement that L 
correct the seepage to continue operating the plant is not relevant 
in determining whether the amount paid improves the plant.
    Example 13. Not a betterment; new roof membrane. M owns a 
building that it uses for its retail business. Over time, the 
waterproof membrane (top layer) on the roof of M's building begins 
to wear, and M began to experience water seepage and leaks 
throughout its retail premises. To eliminate the problems, a 
contractor recommends that M put a new rubber membrane on the worn 
membrane. Accordingly, M pays the contractor to add the new 
membrane. The new membrane is comparable to the worn membrane when 
it was originally placed in service by the taxpayer. Under 
paragraphs (e)(2)(ii) and (j)(2)(ii) of this section, an amount is 
paid to improve a building unit of property if the amount is paid 
for a betterment to the building structure or any building system. 
The roof is part of the building structure under paragraph 
(e)(2)(ii)(A) of this section. The condition necessitating the 
expenditure was the normal wear of M's roof. Under paragraph 
(j)(2)(iv) of this section, to determine whether the amounts are for 
a betterment, the condition of the building structure after the 
expenditure must be compared to the condition of the structure when 
M placed the building into service because M has not previously 
corrected the effects of normal wear and tear. Under these facts, 
the amount paid to add the new membrane to the roof is not for a 
material addition or a material increase in the capacity of the 
building structure under paragraph (j)(1)(ii) of this section as 
compared to the condition of the structure when it was placed in 
service. Moreover, the new membrane is not reasonably expected to 
materially increase the productivity, efficiency, strength, quality, 
or output of the building structure under paragraph (j)(1)(iii) of 
this section as compared to the condition of the building structure 
when it was placed in service. Therefore, M is not required to treat 
the amount paid to add the new membrane as a betterment to the 
building under paragraph (d)(1) or (j) of this section.
    Example 14. Material increase in capacity; building. N owns a 
factory building with a storage area on the second floor. N pays an 
amount to reinforce the columns and girders supporting the second 
floor to permit storage of supplies with a gross weight 50 percent 
greater than the previous load-carrying capacity of the storage 
area. Under paragraphs (e)(2)(ii) and (j)(2)(ii) of this section, an 
amount is paid to improve a building unit of property if the amount 
is paid for a betterment to the building structure or any building 
system. The

[[Page 57735]]

columns and girders are part of the building structure defined under 
paragraph (e)(2)(ii)(A) of this section. N must treat the amount 
paid to reinforce the columns and girders as a betterment under 
paragraphs (j)(1)(ii) and (j)(1)(iii) of this section because it 
materially increases the load-carrying capacity and the strength of 
the building structure. Therefore, N must capitalize this amount as 
an improvement to the building under paragraphs (d)(1) and (j) of 
this section.
    Example 15. Material increase in capacity; channel. O owns 
harbor facilities consisting of a slip for the loading and unloading 
of barges and a channel leading from the slip to the river. At the 
time of purchase, the channel was 150 feet wide, 1,000 feet long, 
and 10 feet deep. Several years after purchasing the harbor 
facilities, to allow for ingress and egress and for the unloading of 
larger barges, O decides to deepen the channel to a depth of 20 
feet. O pays a contractor to dredge the channel to 20 feet. Assume 
the channel is the unit of property. O must capitalize the amounts 
paid for the dredging as an improvement to the channel because they 
are for a material increase in the capacity of the unit of property 
under paragraph (j)(1)(ii) of this section.
    Example 16. Not a material increase in capacity; channel. Assume 
the same facts as in Example 15, except that the channel was 
susceptible to siltation and, after dredging to 20 feet, the channel 
depth had been reduced to 18 feet. O pays a contractor to redredge 
the channel to a depth of 20 feet. The expenditure was necessitated 
by the siltation of the channel. Both prior to the siltation and 
after the redredging, the depth of the channel was 20 feet. Applying 
the comparison rule under paragraph (j)(2)(iv) of this section, the 
amounts paid by O to redredge the channel are not for a betterment 
under paragraph (j)(1)(ii) of this section because they are not for 
a material addition to, or a material increase in the capacity of, 
the unit of property as compared to the condition of the property 
prior to the siltation. Similarly, these amounts are not for a 
betterment under paragraph (j)(1)(iii) of this section because the 
amounts are not reasonably expected to increase the productivity, 
efficiency, strength, quality, or output of the unit of property as 
compared to the condition of the property before the siltation. 
Therefore, O is not required to capitalize these amounts as 
improvement under paragraphs (d)(1) and (j) of this section.
    Example 17. Material increase in capacity; channel. Assume the 
same facts as in Example 16 except that after the redredging, there 
is more siltation, and the channel depth is reduced back to 18 feet. 
In addition, to allow for additional ingress and egress and for the 
unloading of even larger barges, O decides to deepen the channel to 
a depth of 25 feet. O pays a contractor to redredge the channel to 
25 feet. O must capitalize the amounts paid for the dredging as an 
improvement to the channel because the amounts are for a material 
increase in the capacity of the unit of property under paragraph 
(j)(1)(ii) of this section as compared to condition of the unit of 
property before the siltation. As part of this improvement, O is 
also required to capitalize the portion of the redredge costs 
allocable to restoring the depth lost to the siltation because, 
under paragraph (g)(1)(i) of this section, these amounts directly 
benefit and are incurred by reason of the improvement to the unit of 
property.
    Example 18. Not a material increase in capacity; building. P 
owns a building used in its trade or business. The first floor has a 
drop-ceiling. To fully expose windows on the first floor, P pays an 
amount to remove the drop-ceiling and repaint the original ceiling. 
Under paragraphs (e)(2)(ii) and (j)(2)(ii) of this section, an 
amount is paid to improve a building unit of property if the amount 
is paid for a betterment to the building structure or any building 
system. The ceiling is part of the building structure as defined 
under paragraph (e)(2)(ii)(A) of this section. P is not required to 
treat the amount paid to remove the drop-ceiling as a betterment to 
the building because it was not for a material addition or material 
increase in the capacity of the building structure under paragraph 
(j)(1)(ii) of this section and it was not reasonably expected to 
materially increase to the efficiency, strength, or quality of the 
building structure under paragraph (j)(1)(iii) of this section. In 
addition, under paragraph (j)(2)(i) of this section, because the 
effect on productivity and output of the building structure cannot 
be measured in this context, these factors are not relevant in 
determining whether there is a betterment to the building structure.
    Example 19. Material increase in capacity; building. Q owns a 
building that it uses in its retail business. The building contains 
one floor of retail space with very high ceilings. Q pays an amount 
to add a stairway and a mezzanine for the purposes of adding 
additional selling space within its building. Under paragraphs 
(e)(2)(ii) and (j)(2)(ii) of this section, an amount is paid to 
improve a building unit of property if the amount is paid for a 
betterment to the building structure or any building system. The 
stairway and the mezzanine are part of the building structure as 
defined under paragraph (e)(2)(ii)(A) of this section. Q is required 
to treat the amount paid to add the stairway and mezzanine as a 
betterment because it is for a material addition to, and an increase 
in the capacity of, the building structure under paragraph 
(j)(1)(ii) of this section. Therefore, Q must capitalize this amount 
as an improvement to the building unit of property under paragraphs 
(d)(1) and (j) of this section.
    Example 20. Not material increase in efficiency; HVAC system. R 
owns an office building that it uses to provide services to 
customers. The building contains an HVAC system that incorporates 10 
roof-mounted units that provide heating and air conditioning for 
different parts of the building. The HVAC system also consists of 
controls for the entire system and duct work that distributes the 
heated or cooled air to the various spaces in the building's 
interior. After many years of use of the HVAC system, R begins to 
experience climate control problems in various offices throughout 
the office building and consults with a contractor to determine the 
cause. The contractor recommends that R replace two of the roof-
mounted units. R pays an amount to replace the two specified units. 
The two new units are expected to eliminate the climate control 
problems and to be 10 percent more energy efficient than the 
replaced units in their original condition. No work is performed on 
the other roof-mounted heating/cooling units, the duct work, or the 
controls. Under paragraphs (e)(2)(ii) and (j)(2)(ii) of this 
section, an amount is paid to improve a building unit of property if 
the amount is paid for a betterment to the building structure or any 
building system. The HVAC system, including the two-roof mounted 
units, is a building system under paragraph (e)(2)(ii)(B)(1) of this 
section. The replacement of the two roof-mounted units is not a 
material addition to or a material increase in the capacity of the 
HVAC system under paragraphs (j)(1)(ii) and (j)(3)(ii) of this 
section as compared to the condition of the system prior to the 
climate control problems. In addition, given the 10 percent 
efficiency increase in two units of the entire HVAC system, the 
replacement is not expected to materially increase the productivity, 
efficiency, strength, quality, or output of the HVAC system under 
paragraphs (j)(1)(iii) and (j)(2)(iv) of this section as compared to 
the condition of the system prior to the climate control problems. 
Therefore, R is not required to capitalize the amounts paid for 
these replacements as betterments to the building unit of property 
under paragraphs (d)(1) and (j) of this section.
    Example 21. Material increase in efficiency; building. S owns a 
building that it uses in its service business. S conducts an energy 
assessment and determines that it could significantly reduce its 
energy costs by adding insulation to its building. S pays an 
insulation contractor to apply a combination of loose-fill, spray 
foam, and blanket insulation throughout S's building structure, 
including within the attic, walls, and crawl spaces. S reasonably 
expects the new insulation to make the building more energy 
efficient because the contractor indicated that the new insulation 
would reduce its annual energy and power costs by approximately 50 
percent of its annual costs during the last five years. Under 
paragraphs (e)(2)(ii) and (j)(2)(ii) of this section, an amount is 
paid to improve a building if the amount is paid for a betterment to 
the building structure or any building system. Therefore, under 
paragraphs (d)(1) and (j) of this section, S must capitalize as a 
betterment the amount paid to add the insulation because the 
insulation is reasonably expected to materially increase the 
efficiency of the building structure under paragraph (j)(1)(iii) of 
this section.
    Example 22. Material addition; building. T owns and operates a 
restaurant, which provides a variety of prepared foods to its 
customers. To better accommodate its customers and increase customer 
traffic, T decides to add a drive-through service area. As a result, 
T pays amounts to partition an area within its restaurant for a 
drive-through service counter, to construct a service window with 
necessary security features, to build an overhang for vehicles, and 
to construct a drive-up menu board. Assume that the drive-up menu 
board is section 1245

[[Page 57736]]

property that is a separate unit of property under paragraph (e)(3) 
of this section. Under paragraphs (e)(2)(ii) and (j)(2)(ii) of this 
section, an amount is paid to improve a building unit of property if 
the amount is paid for a betterment to the building structure or any 
building system. The amounts paid for the partition, service window 
and overhang are betterments to the building structure because they 
comprise a material addition (that is, a physical expansion, 
extension, and addition of a major component) to the building 
structure under paragraph (j)(1)(ii) of this section. Accordingly, T 
must capitalize as an improvement the amounts paid to add the 
partition, drive-through window, and overhang under paragraphs 
(d)(1) and (j) of this section. T is also required to capitalize the 
amounts paid to acquire and install each section 1245 property in 
accordance with Sec.  1.263(a)-2(d)(1).
    Example 23. Costs incurred during betterment. U owns a building 
that it uses in its service business. To accommodate new employees 
and equipment, U pays amounts to increase the load capacity of its 
electrical system by adding a second electrical panel with 
additional circuits and adding wiring and outlets throughout the 
electrical system of its building. To complete the upgrades to the 
electrical system, the contractor makes several holes in walls. As a 
result, U also incurs costs to patch the holes and repaint several 
walls. Under paragraphs (e)(2)(ii) and (j)(2)(ii) of this section, 
an amount is paid to improve a building unit of property if the 
amount is paid for a betterment to the building structure or any 
building system. The amounts paid to upgrade the panel and wiring 
are for betterments to U's electrical system because they increase 
the capacity of the electrical system under paragraph (j)(1)(ii) of 
this section and increase the strength and output of the electrical 
system under paragraph (j)(1)(iii) of this section. Accordingly, U 
is required to capitalize the costs of the upgrade to the electrical 
system as an improvement to the building unit of property under 
paragraphs (d)(1) and (j) of this section. Moreover, under paragraph 
(g)(1) of this section, U is required to capitalize the amounts paid 
to patch holes and repaint several walls in its building because 
these costs directly benefit and are incurred by reason of the 
improvement to U's building unit of property.

    (k) Capitalization of restorations--(1) In general. A taxpayer must 
capitalize as an improvement an amount paid to restore a unit of 
property, including an amount paid to make good the exhaustion for 
which an allowance is or has been made. An amount restores a unit of 
property only if it--
    (i) Is for the replacement of a component of a unit of property for 
which the taxpayer has properly deducted a loss for that component, 
other than a casualty loss under Sec.  1.165-7;
    (ii) Is for the replacement of a component of a unit of property 
for which the taxpayer has properly taken into account the adjusted 
basis of the component in realizing gain or loss resulting from the 
sale or exchange of the component;
    (iii) Is for the restoration of damage to a unit of property for 
which the taxpayer is required to take a basis adjustment as a result 
of a casualty loss under section 165, or relating to a casualty event 
described in section 165, subject to the limitation in paragraph (k)(4) 
of this section;
    (iv) Returns the unit of property to its ordinarily efficient 
operating condition if the property has deteriorated to a state of 
disrepair and is no longer functional for its intended use;
    (v) Results in the rebuilding of the unit of property to a like-new 
condition after the end of its class life as defined in paragraph 
(i)(4) of this section (see paragraph (k)(5) of this section); or
    (vi) Is for the replacement of a part or a combination of parts 
that comprise a major component or a substantial structural part of a 
unit of property (see paragraph (k)(6) of this section).
    (2) Application of restorations to buildings. An amount is paid to 
improve a building if it is paid to restore (as defined under paragraph 
(k)(1) of this section) a property specified under paragraph (e)(2)(ii) 
(building), paragraph (e)(2)(iii)(B) (condominium), paragraph 
(e)(2)(iv)(B) (cooperative), or paragraph (e)(2)(v)(B) (leased building 
or portion of building) of this section. For example, an amount is paid 
to improve a building if it is paid for the replacement of a part or 
combination of parts that comprise a major component or substantial 
structural part of the building structure or any one of its building 
systems (for example, the HVAC system). See paragraph (k)(6) of this 
section.
    (3) Exception for losses based on salvage value. A taxpayer is not 
required to treat as a restoration amounts paid under paragraph 
(k)(1)(i) or paragraph (k)(1)(ii) of this section if the unit of 
property has been fully depreciated and the loss is attributable only 
to remaining salvage value as computed for federal income tax purposes.
    (4) Restoration of damage from casualty--(i) Limitation. For 
purposes of paragraph (k)(1)(iii) of this section, the amount paid for 
restoration of damage to the unit of property that must be capitalized 
under this paragraph (k) is limited to the excess (if any) of--
    (A) The amount prescribed by Sec.  1.1011-1 as the adjusted basis 
of the single, identifiable property (under Sec.  1.167-7(b)(2)(i)) for 
determining the loss allowable on account of the casualty, over
    (B) The amount paid for restoration of damage to the unit of 
property under paragraph (k)(1)(iii) of this section that also 
constitutes an improvement under any other provision of paragraph 
(k)(1) of this section.
    (ii) Amounts in excess of limitation. The amounts paid for 
restoration of damage to a unit of property as described in paragraph 
(k)(1)(iii) of this section, but that exceed the limitation provided in 
paragraph (k)(4)(i) of this section, must be treated in accordance with 
the provisions of the Internal Revenue Code and regulations that are 
otherwise applicable. See, for example, Sec.  1.162-4 (repairs and 
maintenance); Sec.  1.263(a)-2 (costs to acquire and produce units of 
property); and Sec.  1.263(a)-3 (costs to improve units of property).
    (5) Rebuild to like-new condition. For purposes of paragraph 
(k)(1)(v) of this section, a unit of property is rebuilt to a like-new 
condition if it is brought to the status of new, rebuilt, 
remanufactured, or a similar status under the terms of any federal 
regulatory guideline or the manufacturer's original specifications. 
Generally, a comprehensive maintenance program, even though 
substantial, does not return a unit of property to a like-new 
condition.
    (6) Replacement of a major component or a substantial structural 
part--(i) In general. To determine whether an amount is for the 
replacement of a part or a combination of parts that comprise a major 
component or a substantial structural part of the unit of property 
under paragraph (k)(1)(vi) of this section, it is appropriate to 
consider all the facts and circumstances. These facts and circumstances 
include the quantitative and qualitative significance of the part or 
combination of parts in relation to the unit of property.
    (A) Major component. A major component is a part or combination of 
parts that performs a discrete and critical function in the operation 
of the unit of property. An incidental component of the unit of 
property, even though such component performs a discrete and critical 
function in the operation of the unit of property, generally will not, 
by itself, constitute a major component.
    (B) Substantial structural part. A substantial structural part is a 
part or combination of parts that comprises a large portion of the 
physical structure of the unit of property.
    (ii) Major components and substantial structural parts of 
buildings. In the case of a building, an amount is for the replacement 
of a major component or a

[[Page 57737]]

substantial structural part of the building unit of property if--
    (A) The replacement includes a part or combination of parts that 
comprise a major component (as defined in paragraph (k)(6)(i)(A) of 
this section), or a significant portion of a major component, of any of 
the properties designated in paragraph (e)(2)(ii) (building), paragraph 
(e)(2)(iii)(B) (condominium), paragraph (e)(2)(iv)(B) (cooperative), or 
paragraph (e)(2)(v)(B) (leased building or leased portion of a 
building) of this section; or
    (B) The replacement includes a part or combination of parts that 
comprises a large portion of the physical structure of any of the 
properties designated in paragraph (e)(2)(ii) (building), paragraph 
(e)(2)(iii)(B) (condominium), paragraph (e)(2)(iv)(B) (cooperative), or 
paragraph (e)(2)(v)(B) (leased building or portion of building) of this 
section.
    (7) Examples. The following examples illustrate the application of 
this paragraph (k) only and do not address whether capitalization is 
required under another provision of this section or another provision 
of the Code (for example, section 263A). Unless otherwise stated, 
assume that the taxpayer has not properly deducted a loss for, nor 
taken into account the adjusted basis on a sale or exchange of, any 
unit of property, asset, or component of a unit of property that is 
replaced.

    Example 1. Replacement of loss component. A owns a manufacturing 
building containing various types of manufacturing equipment. A does 
a cost segregation study of the manufacturing building and properly 
determines that a walk-in freezer in the manufacturing building is 
section 1245 property as defined in section 1245(a)(3). The freezer 
is not part of the building structure or the HVAC system under 
paragraph (e)(2)(i) or (e)(2)(ii)(B)(1) of this section. Several 
components of the walk-in freezer cease to function, and A decides 
to replace them. A abandons the old freezer components and properly 
recognizes a loss from the abandonment of the components. A replaces 
the abandoned freezer components with new components and incurs 
costs to acquire and install the new components. Under paragraph 
(k)(1)(i) of this section, A must capitalize the amounts paid to 
acquire and install the new freezer components because A replaced 
components for which it had properly deducted a loss.
    Example 2. Replacement of sold component. Assume the same facts 
as in Example 1, except that A did not abandon the components but 
instead sold them to another party and properly recognized a loss on 
the sale. Under paragraph (k)(1)(ii) of this section, A must 
capitalize the amounts paid to acquire and install the new freezer 
components because A replaced components for which it had properly 
taken into account the adjusted basis of the components in realizing 
a loss from the sale of the components.
    Example 3. Restoration after casualty loss. B owns an office 
building that it uses in its trade or business. A storm damages the 
office building at a time when the building has an adjusted basis of 
$500,000. B deducts under section 165 a casualty loss in the amount 
of $50,000, and properly reduces its basis in the office building to 
$450,000. B hires a contractor to repair the damage to the building, 
including the repair of the building roof and the removal of debris 
from the building premises. B pays the contractor $50,000 for the 
work. Under paragraph (k)(1)(iii) of this section, B must treat the 
$50,000 amount paid to the contractor as a restoration of the 
building structure because B properly adjusted its basis in that 
amount as a result of a casualty loss under section 165, and the 
amount does not exceed the limit in paragraph (k)(4) of this 
section. Therefore, B must treat the amount paid as an improvement 
to the building unit of property and, under paragraph (d)(2) of this 
section, must capitalize the amount paid.
    Example 4. Restoration after casualty event. Assume the same 
facts as in Example 3, except that B receives insurance proceeds of 
$50,000 after the casualty to compensate for its loss. B cannot 
deduct a casualty loss under section 165 because its loss was 
compensated by insurance. However, B properly reduces its basis in 
the property by the amount of the insurance proceeds. Under 
paragraph (k)(1)(iii) of this section, B must treat the $50,000 
amount paid to the contractor as a restoration of the building 
structure because B has properly taken a basis adjustment relating 
to a casualty event described in section 165, and the amount does 
not exceed the limit in paragraph (k)(4) of this section. Therefore, 
B must treat the amount paid as an improvement to the building unit 
of property and, under paragraph (d)(2) of this section, must 
capitalize the amount paid.
    Example 5. Restoration after casualty loss; limitation. (i) C 
owns a building that it uses in its trade or business. A storm 
damages the building at a time when the building has an adjusted 
basis of $500,000. C determines that the cost of restoring its 
property is $750,000, deducts a casualty loss under section 165 in 
the amount of $500,000, and properly reduces its basis in the 
building to $0. C hires a contractor to repair the damage to the 
building and pays the contractor $750,000 for the work. The work 
involves replacing the entire roof structure of the building at a 
cost of $350,000 and pumping water from the building, cleaning 
debris from the interior and exterior, and replacing areas of 
damaged dry wall and flooring at a cost of $400,000. Although 
resulting from the casualty event, the pumping, cleaning, and 
replacing damaged drywall and flooring, does not directly benefit 
and is not incurred by reason of the roof replacement.
    (ii) Under paragraph (k)(1)(vi) of this section, C must 
capitalize as an improvement the $350,000 amount paid to the 
contractor to replace the roof structure because the roof structure 
constitutes a major component and a substantial structural part of 
the building unit of property. In addition, under paragraphs 
(k)(1)(iii) and (k)(4)(i), C must treat as a restoration the 
remaining costs, limited to the excess of the adjusted basis of the 
building over the amounts paid for the improvement under paragraph 
(k)(1)(vi). Accordingly, C must treat as a restoration $150,000 
($500,000--$350,000) of the $400,000 paid for the portion of the 
costs related to repairing and cleaning the building structure under 
paragraph (k)(1)(iii) of this section. Thus, in addition to the 
$350,000 to replace the roof structure, C must also capitalize the 
$150,000 as an improvement to the building unit of property under 
paragraph (d)(2) of this section. C is not required to capitalize 
the remaining $250,000 repair and cleaning costs under paragraph 
(k)(1)(iii) of this section.
    Example 6. Restoration of property in a state of disrepair. D 
owns and operates a farm with several barns and outbuildings. D did 
not use or maintain one of the outbuildings on a regular basis, and 
the outbuilding fell into a state of disrepair. The outbuilding 
previously was used for storage but can no longer be used for that 
purpose because the building is not structurally sound. D decides to 
restore the outbuilding and pays an amount to shore up the walls and 
replace the siding. Under paragraphs (e)(2)(ii) and (k)(2) of this 
section, an amount is paid to improve a building if the amount is 
paid to restore the building structure or any building system. The 
walls and siding are part of the building structure under paragraph 
(e)(2)(ii)(A) of this section. Under paragraph (k)(1)(iv) of this 
section, D must treat the amount paid to shore up the walls and 
replace the siding as a restoration of the building structure 
because the amounts return the building structure to its ordinarily 
efficient operating condition after it had deteriorated to a state 
of disrepair and was no longer functional for its intended use. 
Therefore, D must treat the amount paid to shore up the walls and 
replace the siding as an improvement to the building unit of 
property and, under paragraph (d)(2) of this section, must 
capitalize the amount paid.
    Example 7. Rebuild of property to like-new condition before end 
of class life. E is a Class I railroad that owns a fleet of freight 
cars. Assume the freight cars have a recovery period of 7 years 
under section 168(c) and a class life of 14 years. Every 8 to 10 
years, E rebuilds its freight cars. Ten years after E places the 
freight car in service, E performs a rebuild to the manufacturer's 
original specification, which includes a complete disassembly, 
inspection, and reconditioning or replacement of components of the 
suspension and draft systems, trailer hitches, and other special 
equipment. E also modifies the car to upgrade various components to 
the latest engineering standards. The freight car is stripped to the 
frame, with all of its substantial components either reconditioned 
or replaced. The frame itself is the longest-lasting part of the car 
and is reconditioned. The walls of the freight car are replaced or 
are sandblasted and repainted. New wheels are installed on the car. 
All the remaining components of the car are restored before they are 
reassembled. At the end of the rebuild, the freight car has been 
restored to like-new condition under the manufacturer's

[[Page 57738]]

specifications. Assume the freight car is the unit of property. E is 
not required to treat as an improvement and capitalize the amounts 
paid to rebuild the freight car under paragraph (k)(1)(v) of this 
section because, although the amounts paid restore the freight car 
to like-new condition, the amounts were not paid after the end of 
the class life of the freight car. However, see paragraphs 
(k)(1)(vi) and (k)(6) of this section to determine whether any 
amounts must be capitalized because they are paid for the 
replacement of a major component or a substantial structural part of 
the unit of property.
    Example 8. Rebuild of property to like-new condition after end 
of class life. Assume the same facts as in Example 7, except that E 
rebuilds the freight car 15 years after E places it in service. 
Under paragraph (k)(1)(v) of this section, E must treat as an 
improvement and capitalize the amounts paid to rebuild the freight 
car because the amounts paid restore the freight car to like-new 
condition after the end of the class life of the freight car.
    Example 9. Not a rebuild to a like-new condition. F is a 
commercial airline engaged in the business of transporting freight 
and passengers. To conduct its business, F owns several aircraft. As 
a condition of maintaining its airworthiness certificates, F is 
required by the FAA to establish and adhere to a continuous 
maintenance program for each aircraft in its fleet. F performs heavy 
maintenance on its airframes every 8 to 10 years. In Year 1, F 
purchased an aircraft for $15 million. In Year 16, F paid $2 million 
for the labor and materials necessary to perform the second heavy 
maintenance visit on the airframe of an aircraft. To perform the 
heavy maintenance visit, F extensively disassembles the airframe, 
removing items such as engines, landing gear, cabin and passenger 
compartment seats, side and ceiling panels, baggage stowage bins, 
galleys, lavatories, floor boards, cargo loading systems, and flight 
control surfaces. As specified by F's maintenance manual for the 
aircraft, F then performs certain tasks on the disassembled airframe 
for the purpose of preventing deterioration of the inherent safety 
and reliability levels of the airframe. These tasks include 
lubrication and service, operational and visual checks, inspection 
and functional checks, reconditioning of minor parts and components, 
and removal, discard, and replacement of certain life-limited single 
cell parts, such as cartridges, canisters, cylinders, and disks. 
Reconditioning of parts includes burnishing corrosion, repairing 
cracks, dents, gouges, punctures, tightening or replacing loose or 
missing fasteners, replacing damaged seals, gaskets, or valves, and 
similar activities. In addition to the tasks described above, to 
comply with certain FAA airworthiness directives, F inspects 
specific skin locations, applies doublers over small areas where 
cracks were found, adds structural reinforcements, and replaces skin 
panels on a small section of the fuselage. However, the heavy 
maintenance does not include the replacement of any major components 
or substantial structural parts of the aircraft with new components. 
In addition, the heavy maintenance visit does not bring the aircraft 
to the status of new, rebuilt, remanufactured, or a similar status 
under FAA guidelines or the manufacturer's original specifications. 
After the heavy maintenance, the aircraft was reassembled. Assume 
the aircraft, including the engines, is a unit of property and has a 
class life of 12 years under section 168(c). Although the heavy 
maintenance is performed after the end of the class life of the 
aircraft, F is not required to treat the heavy maintenance as a 
restoration and improvement of the unit of property under paragraph 
(k)(1)(v) of this section because, although extensive, the amounts 
paid do not restore the aircraft to like-new condition. See also 
paragraph (i)(1)(iii) of this section for the application of the 
safe harbor for routine maintenance.
    Example 10. Replacement of major component or substantial 
structural part; personal property. G is a common carrier that owns 
a fleet of petroleum hauling trucks. G pays amounts to replace the 
existing engine, cab, and petroleum tank with a new engine, cab, and 
tank. Assume the tractor of the truck (which includes the cab and 
the engine) is a single unit of property and that the trailer (which 
contains the petroleum tank) is a separate unit of property. The new 
engine and the cab each constitute a part or combination of parts 
that comprise a major component of G's tractor, because they perform 
a discrete and critical function in the operation of the tractor. In 
addition, the cab constitutes a part or combination of parts that 
comprise a substantial structural part of G's tractor. Therefore, 
the amounts paid for the replacement of the engine and the cab must 
be capitalized under paragraph (k)(1)(vi) of this section. Moreover, 
the new petroleum tank constitutes a part or combination of parts 
that comprise a major component and a substantial structural part of 
the trailer. Accordingly, the amounts paid for the replacement of 
the tank also must be capitalized under paragraph (k)(1)(vi) of this 
section.
    Example 11. Repair performed during restoration. Assume the same 
facts as in Example 10, except that, at the same time the engine and 
cab of the tractor are replaced, G pays amounts to paint the cab of 
the tractor with its company logo and to fix a broken taillight on 
the tractor. The repair of the broken taillight and the painting of 
the cab generally are deductible expenses under Sec.  1.162-4. 
However, under paragraph (g)(1)(i) of this section, a taxpayer must 
capitalize all the direct costs of an improvement and all the 
indirect costs that directly benefit or are incurred by reason of an 
improvement. Repairs and maintenance that do not directly benefit or 
are not incurred by reason of an improvement are not required to be 
capitalized under section 263(a), regardless of whether they are 
made at the same time as an improvement. For the amounts paid to 
paint the logo on the cab, G's need to paint the logo arose from the 
replacement of the cab with a new cab. Therefore, under paragraph 
(g)(1)(i) of this section, G must capitalize the amounts paid to 
paint the cab as part of the improvement to the tractor because 
these amounts directly benefit and are incurred by reason of the 
restoration of the tractor. The amounts paid to repair the broken 
taillight are not for the replacement of a major component, do not 
directly benefit, and are not incurred by reason of the replacement 
of the cab or the engine under paragraph (g)(1)(i) of this section, 
even though the repair was performed at the same time as these 
replacements. Thus, G is not required to capitalize the amounts paid 
to repair the broken taillight.
    Example 12. Related amounts to replace major component or 
substantial structural part; personal property. (i) H owns a retail 
gasoline station, consisting of a paved area used for automobile 
access to the pumps and parking areas, a building used to market 
gasoline, and a canopy covering the gasoline pumps. The premises 
also consist of underground storage tanks (USTs) that are connected 
by piping to the pumps and are part of the gasoline pumping system 
used in the immediate retail sale of gas. The USTs are components of 
the gasoline pumping system. To comply with regulations issued by 
the Environmental Protection Agency, H is required to remove and 
replace leaking USTs. In Year 1, H hires a contractor to perform the 
removal and replacement, which consists of removing the old tanks 
and installing new tanks with leak detection systems. The removal of 
the old tanks includes removing the paving material covering the 
tanks, excavating a hole large enough to gain access to the old 
tanks, disconnecting any strapping and pipe connections to the old 
tanks, and lifting the old tanks out of the hole. Installation of 
the new tanks includes placement of a liner in the excavated hole, 
placement of the new tanks, installation of a leak detection system, 
installation of an overfill system, connection of the tanks to the 
pipes leading to the pumps, backfilling of the hole, and replacement 
of the paving. H also is required to pay a permit fee to the county 
to undertake the installation of the new tanks.
    (ii) H pays the permit fee to the county on October 15, Year 1. 
On December 15, Year 1, the contractor completes the removal of the 
old USTs and bills H for the costs of removal. On January 15, Year 
2, the contractor completes the installation of the new USTs and 
bills H for the remainder of the work. Assume that H computes its 
taxes on a calendar year basis and H's gasoline pumping system is 
the unit of property. Under paragraph (k)(1)(vi) of this section, H 
must capitalize the amounts paid to replace the USTs as a 
restoration to the gasoline pumping system because the USTs are 
parts or combinations of parts that comprise a major component and 
substantial structural part of the gasoline pumping system. 
Moreover, under paragraph (g)(2) of this section, H must capitalize 
the costs of removing the old USTs because H has not taken a loss on 
the disposition of the USTs, and the amounts to remove the USTs 
directly benefit and are incurred by reason of the restoration of, 
and improvement to, the gasoline pumping system. In addition, under 
paragraph (g)(1) of this section, H must capitalize the permit fees 
because they directly benefit and are incurred by reason of the 
improvement to the gasoline pumping system. Finally, under paragraph 
(g)(3) of this section, H must capitalize the related amounts paid 
to improve the gasoline

[[Page 57739]]

pumping system, including the permit fees, the amount paid to remove 
the old USTs, and the amount paid to install the new USTs, even 
though the amounts were separately invoiced, paid to different 
parties, and incurred in different tax years.
    Example 13. Not replacement of major component; incidental. J 
owns a machine shop in which it makes dies used by manufacturers. In 
Year 1, J purchased a drill press for use in its production process. 
In Year 3, J discovers that the power switch assembly, which 
controls the supply of electric power to the drill press, has become 
damaged and cannot operate. To correct this problem, J pays amounts 
to replace the power switch assembly with comparable and 
commercially available replacement parts. Assume that the drill 
press is a unit of property under paragraph (e) of this section and 
the power switch assembly is a small component of the drill press 
that may be removed and installed with relative ease. The power 
switch assembly is not a major component of the unit of property 
under paragraph (k)(6)(i)(A) of this section because, although the 
power assembly may affect the function of J's drill press by 
controlling the supply of electric power, the power assembly is an 
incidental component of the drill press. In addition, the power 
assembly is not a substantial structural part of J's drill press 
under paragraph (k)(6)(i)(B) of this section. Therefore, J is not 
required to capitalize the costs to replace the power switch 
assembly under paragraph (k)(1)(vi) of this section.
    Example 14. Replacement of major component or substantial 
structural part; roof. K owns a manufacturing building. K discovers 
several leaks in the roof of the building and hires a contractor to 
inspect and fix the roof. The contractor discovers that a major 
portion of the decking has rotted and recommends the replacement of 
the entire roof. K pays the contractor to replace the entire roof, 
including the decking, insulation, asphalt, and various coatings. 
Under paragraphs (e)(2)(ii) and (k)(2) of this section, an amount is 
paid to improve a building if the amount is paid to restore the 
building structure or any building system. The roof is part of the 
building structure as defined under paragraph (e)(2)(ii)(A) of this 
section. Because the entire roof performs a discrete and critical 
function in the building structure, the roof comprises a major 
component of the building structure under paragraph (k)(6)(ii)(A) of 
this section. In addition, because the roof comprises a large 
portion of the physical structure of the building structure, the 
roof comprises a substantial structural part of the building 
structure under paragraph (k)(6)(ii)(B) of this section. Therefore, 
under either analysis, K must treat the amount paid to replace the 
roof as a restoration of the building under paragraphs (k)(1)(vi) 
and (k)(2) of this section and must capitalize the amount paid as an 
improvement under paragraph (d)(2) of this section.
    Example 15. Not replacement of major component or substantial 
structural part; roof membrane. L owns a building in which it 
conducts its retail business. The roof decking over L's building is 
covered with a waterproof rubber membrane. Over time, the rubber 
membrane begins to wear, and L begins to experience leaks into its 
retail premises. However, the building is still functioning in L's 
business. To eliminate the problems, a contractor recommends that L 
replace the membrane on the roof with a new rubber membrane. 
Accordingly, L pays the contractor to strip the original membrane 
and replace it with a new rubber membrane. The new membrane is 
comparable to the original membrane but corrects the leakage 
problems. Under paragraphs (e)(2)(ii) and (k)(2) of this section, an 
amount is paid to improve a building if the amount is paid to 
restore the building structure or any building system. The roof, 
including the membrane, is part of the building structure as defined 
under paragraph (e)(2)(ii)(A) of this section. Because the entire 
roof performs a discrete and critical function in the building 
structure, the roof comprises a major component of the building 
structure under paragraph (k)(6)(ii)(A) of this section. Although 
the replacement membrane may aid in the function of the building 
structure, it does not, by itself, comprise a significant portion of 
the roof major component under paragraph (k)(6)(ii)(A) of this 
section. In addition, the replacement membrane does not comprise a 
substantial structural part of L's building structure under 
paragraph (k)(6)(ii)(B) of this section. Therefore, L is not 
required to capitalize the amount paid to replace the membrane as a 
restoration of the building under paragraph (k)(1)(vi) of this 
section.
    Example 16. Not a replacement of major component or substantial 
structural part; HVAC system. M owns a building in which it operates 
an office that provides medical services. The building contains one 
HVAC system, which is comprised of three furnaces, three air 
conditioning units, and duct work that runs throughout the building 
to distribute the hot or cold air throughout the building. One 
furnace in M's building breaks down, and M pays an amount to replace 
it with a new furnace. Under paragraphs (e)(2)(ii) and (k)(2) of 
this section, an amount is paid to improve a building if the amount 
is paid to restore the building structure or any building system. 
The HVAC system, including the furnaces, is a building system under 
paragraph (e)(2)(ii)(B)(1) of this section. As the parts that 
provide the heating function in the system, the three furnaces, 
together, perform a discrete and critical function in the operation 
of the HVAC system and are therefore a major component of the HVAC 
system under paragraph (k)(6)(i)(A) of this section. However, the 
single furnace is not a significant portion of this major component 
of the HVAC system under paragraph (k)(6)(ii)(A) of this section, or 
a substantial structural part of the HVAC system under paragraph 
(k)(6)(ii)(B) of this section. Therefore, M is not required to treat 
the amount paid to replace the furnace as a restoration of the 
building under paragraph (k)(1)(vi) of this section.
    Example 17. Replacement of major component or substantial 
structural part; HVAC system. N owns a large office building in 
which it provides consulting services. The building contains one 
HVAC system, which is comprised of one chiller unit, one boiler, 
pumps, duct work, diffusers, air handlers, outside air intake, and a 
cooling tower. The chiller unit includes the compressor, evaporator, 
condenser, and expansion valve, and it functions to cool the water 
used to generate air conditioning throughout the building. N pays an 
amount to replace the chiller with a comparable unit. Under 
paragraphs (e)(2)(ii) and (k)(2) of this section, an amount is paid 
to improve a building if the amount is paid to restore the building 
structure or any building system. The HVAC system, including the 
chiller unit, is a building system under paragraph (e)(2)(ii)(B)(1) 
of this section. The chiller unit performs a discrete and critical 
function in the operation of the HVAC system because it provides the 
cooling mechanism for the entire system. Therefore, the chiller unit 
is a major component of the HVAC system under paragraph 
(k)(6)(ii)(A) of this section. Because the chiller unit comprises a 
major component of a building system, N must treat the amount paid 
to replace the chiller unit as a restoration to the building under 
paragraphs (k)(1)(vi) and (k)(2) of this section and must capitalize 
the amount paid as an improvement to the building under paragraph 
(d)(2) of this section.
    Example 18. Not replacement of major component or substantial 
structural part; HVAC system. O owns an office building that it uses 
to provide services to customers. The building contains a HVAC 
system that incorporates ten roof-mounted units that provide heating 
and air conditioning for the building. The HVAC system also consists 
of controls for the entire system and duct work that distributes the 
heated or cooled air to the various spaces in the building's 
interior. O begins to experience climate control problems in various 
offices throughout the office building and consults with a 
contractor to determine the cause. The contractor recommends that O 
replace three of the roof-mounted heating and cooling units. O pays 
an amount to replace the three specified units. No work is performed 
on the other roof-mounted heating and cooling units, the duct work, 
or the controls. Under paragraphs (e)(2)(ii) and (k)(2) of this 
section, an amount is paid to improve a building if the amount 
restores the building structure or any building system. The HVAC 
system, including the 10 roof-mounted heating and cooling units, is 
a building system under paragraph (e)(2)(ii)(B)(1) of this section. 
As the components that generate the heat and the air conditioning in 
the HVAC system, the 10 roof-mounted units, together, perform a 
discrete and critical function in the operation of the HVAC system 
and, therefore, are a major component of the HVAC system under 
paragraph (k)(6)(ii)(A) of this section. The three roof-mounted 
heating and cooling units are not a significant portion of a major 
component of the HVAC system under (k)(6)(ii)(A) of this section, or 
a substantial structural part of the HVAC system, under paragraph 
(k)(6)(ii)(B) of this section. Accordingly, O is not required to 
treat the amount paid to replace the three roof-mounted heating and 
cooling units as a restoration of the building under paragraph 
(k)(1)(iv) of this section.
    Example 19. Replacement of major component or substantial 
structural part; fire

[[Page 57740]]

protection system. P owns a building that it uses to operate its 
business. P pays an amount to replace the sprinkler system in the 
building with a new sprinkler system. Under paragraphs (e)(2)(ii) 
and (k)(2) of this section, an amount is paid to improve a building 
if the amount restores the building structure or any building 
system. The fire protection and alarm system, including the 
sprinkler system, is a building system under paragraph 
(e)(2)(ii)(B)(6) of this section. As the component that provides the 
fire suppression mechanism in the system, the sprinkler system 
performs a discrete and critical function in the operation of the 
fire protection and alarm system and is therefore a major component 
of the system under paragraph (k)(6)(ii)(A) of this section. Because 
the sprinkler system comprises a major component of a building 
system, P must treat the amount paid to replace the sprinkler system 
as restoration to the building unit of property under paragraphs 
(k)(1)(vi) and (k)(2) of this section and must capitalize the amount 
paid as an improvement to the building under paragraph (d)(2) of 
this section.
    Example 20. Replacement of major component or substantial 
structural part; electrical system. Q owns a building that it uses 
to operate its business. Q pays an amount to replace the wiring 
throughout the building with new wiring that meets building code 
requirements. Under paragraphs (e)(2)(ii) and (k)(2) of this 
section, an amount is paid to improve a building if the amount 
restores the building structure or any building system. The 
electrical system, including the wiring, is a building system under 
paragraph (e)(2)(ii)(B)(3) of this section. As the component that 
distributes the electricity throughout the system, the wiring 
performs a discrete and critical function in the operation of the 
electrical system under paragraph (k)(6)(ii)(A) of this section. The 
wiring also comprises a large portion of the physical structure of 
the electrical system under paragraph (k)(6)(ii)(B) of this section. 
Because the wiring comprises a major component and a substantial 
structural part of a building system, Q must treat the amount paid 
to replace the wiring as a restoration to the building under 
paragraphs (k)(1)(vi) and (k)(2) of this section and must capitalize 
the amount paid as an improvement to the building under paragraph 
(d)(2) of this section.
    Example 21. Not a replacement of major component or substantial 
structural part; electrical system. R owns a building that it uses 
to operate its business. R pays an amount to replace 30 percent of 
the wiring throughout the building with new wiring that meets 
building code requirements. Under paragraphs (e)(2)(ii) and (k)(2) 
of this section, an amount is paid to improve a building if the 
amount restores the building structure or any building system. The 
electrical system, including the wiring, is a building system under 
paragraph (e)(2)(ii)(B)(3) of this section. All the wiring in the 
building comprises a major component because it performs a discrete 
and critical function in the operation of the electrical system. 
However, the portion of the wiring that was replaced is not a 
significant portion of the wiring major component under paragraph 
(k)(6)(ii)(A) of this section, nor does it comprise a substantial 
structural part of the electrical system under paragraph 
(k)(6)(ii)(B) of this section. Therefore, under paragraph (k)(6) of 
this section, the replacement of 30 percent of the wiring is not the 
replacement of a major component or substantial structural part of 
the building, and R is not required to treat the amount paid to 
replace 30 percent of the wiring as a restoration to the building 
under paragraph (k)(1)(iv) of this section.
    Example 22. Replacement of major component or substantial 
structural part; plumbing system. S owns a building in which it 
conducts a retail business. The retail building has three floors. 
The retail building has men's and women's restrooms on two of the 
three floors. S decides to update the restrooms by paying an amount 
to replace the plumbing fixtures in all of the restrooms, including 
all the toilets and sinks, with modern style plumbing fixtures of 
similar quality and function. S does not replace the pipes 
connecting the fixtures to the building's plumbing system. Under 
paragraphs (e)(2)(ii) and (k)(2) of this section, an amount is paid 
to improve a building if the amount restores the building structure 
or any building system. The plumbing system, including the plumbing 
fixtures, is a building system under paragraph (e)(2)(ii)(B)(2) of 
this section. All the toilets together perform a discrete and 
critical function in the operation of the plumbing system, and all 
the sinks, together, also perform a discrete and critical function 
in the operation of the plumbing system. Therefore, under paragraph 
(k)(6)(ii)(A) of this section, all the toilets comprise a major 
component of the plumbing system, and all the sinks comprise a major 
component of the plumbing system. Accordingly, S must treat the 
amount paid to replace all of the toilets and all of the sinks as a 
restoration of the building under paragraphs (k)(1)(vi) and (k)(2) 
of this section and must capitalize the amount paid as an 
improvement to the building under paragraph (d)(2) of this section.
    Example 23. Not replacement of major component or substantial 
structural part; plumbing system. Assume the same facts as Example 
22 except that S does not update all the bathroom fixtures. Instead, 
S only pays an amount to replace 8 of the total of 20 sinks located 
in the various restrooms. The 8 replaced sinks, by themselves, do 
not comprise a significant portion of a major component (the 20 
sinks) of the plumbing system under paragraph (k)(6)(ii)(A) of this 
section nor do they comprise a large portion of the physical 
structure of the plumbing system under paragraph (k)(6)(ii)(B) of 
this section. Therefore, under paragraph (k)(6) of this section, the 
replacement of the eight sinks does not constitute the replacement 
of a major component or substantial structural part of the building, 
and S is not required to treat the amount paid to replace the eight 
sinks as a restoration of a building under paragraph (k)(1)(iv) of 
this section.
    Example 24. Replacement of major component or substantial 
structural part; plumbing system. (i) T owns and operates a hotel 
building. T decides that, to attract customers and to remain 
competitive, it needs to update the guest rooms in its facility. 
Accordingly, T pays amounts to replace the bathtubs, toilets, and 
sinks, and to repair, repaint, and retile the bathroom walls and 
floors, which is necessitated by the installation of the new 
plumbing components. The replacement bathtubs, toilets, sinks, and 
tile are new and in a different style, but are similar in function 
and quality to the replaced items. T also pays amounts to replace 
certain section 1245 property, such as the guest room furniture, 
carpeting, drapes, table lamps, and partition walls separating the 
bathroom area. T completes this work on two floors at a time, 
closing those floors and leaving the rest of the hotel open for 
business. In Year 1, T pays amounts to perform the updates for 4 of 
the 20 hotel room floors and expects to complete the renovation of 
the remaining rooms over the next two years.
    (ii) Under paragraphs (e)(2)(ii) and (k)(2) of this section, an 
amount is paid to improve a building if the amount restores the 
building structure or any building system. The plumbing system, 
including the bathtubs, toilets, and sinks, is a building system 
under paragraph (e)(2)(ii)(B)(2) of this section. All the bathtubs, 
together, all the toilets, together, and all the sinks together in 
the hotel building perform discrete and critical functions in the 
operation of the plumbing system under paragraph (k)(6)(ii)(A) of 
this section and comprise a large portion of the physical structure 
of the plumbing system under paragraph (k)(6)(ii)(B) of this 
section. Therefore, under paragraph (k)(6)(ii) of this section, 
these plumbing components comprise major components and substantial 
structural parts of the plumbing system, and T must treat the amount 
paid to replace these plumbing components as a restoration of, and 
improvement to, the building under paragraphs (k)(1)(vi) and (k)(2) 
of this section. In addition, under paragraph (g)(1)(i) of this 
section, T must treat the costs of repairing, repainting, and 
retiling the bathroom walls and floors as improvement costs because 
these costs directly benefit and are incurred by reason of the 
improvement to the building. Further, under paragraph (g)(3) of this 
section, T must treat the costs incurred in Years 1, 2, and 3 for 
the bathroom remodeling as improvement costs, even though they are 
incurred over a period of several taxable years, because they are 
related amounts paid to improve the building unit of property. 
Accordingly, under paragraph (d)(2) of this section, T must treat 
all the amounts it incurs to update its hotel restrooms as an 
improvement to the hotel building and capitalize these amounts. In 
addition, under Sec.  1.263(a)-2 of the regulations, T must 
capitalize the amounts paid to acquire and install each section 1245 
property.
    Example 25. Not replacement of major component or substantial 
structural part; windows. U owns a large office building that it 
uses to provide office space for employees that manage U's 
operations. The building has 300 exterior windows that represent 25 
percent of the total surface area of the building. In Year 1, U pays 
an amount to replace 100 of the exterior windows that had

[[Page 57741]]

become damaged. At the time of these replacements, U has no plans to 
replace any other windows in the near future. Under paragraphs 
(e)(2)(ii) and (k)(2) of this section, an amount is paid to improve 
a building if the amount restores the building structure or any 
building system. The exterior windows are part of the building 
structure as defined under paragraph (e)(2)(ii)(A) of this section. 
The 300 exterior windows perform a discrete and critical function in 
the operation of the building structure and are, therefore, a major 
component of the building structure under paragraph (k)(6)(i)(A) of 
this section. However, the 100 windows do not comprise a significant 
portion of this major component of the building structure under 
paragraph (k)(6)(ii)(A) of this section or a substantial structural 
part of the building structure under paragraph (k)(6)(ii)(B) of this 
section. Therefore, under paragraph (k)(6) of this section, the 
replacement of the 100 windows does not constitute the replacement 
of a major component or substantial structural part of the building, 
and U is not required to treat the amount paid to replace the 100 
windows as restoration of the building under paragraph (k)(1)(iv) of 
this section.
    Example 26. Replacement of major component; windows. Assume the 
same facts as Example 25, except that that U replaces 200 of the 300 
windows on the building. The 300 exterior windows perform a discrete 
and critical function in the operation of the building structure and 
are, therefore, a major component of the building structure under 
paragraph (k)(6)(i)(A) of this section. The 200 windows comprise a 
significant portion of this major component of the building 
structure under paragraph (k)(6)(ii)(A) of this section. Therefore, 
under paragraph (k)(6) of this section, the replacement of the 200 
windows comprise the replacement of a major component of the 
building structure. Accordingly, U must treat the amount paid to 
replace the 200 windows as a restoration of the building under 
paragraphs (k)(1)(vi) and (k)(2) of this section and must capitalize 
the amount paid as an improvement to the building under paragraph 
(d)(2) of this section.
    Example 27. Replacement of substantial structural part; windows. 
Assume the same facts as Example 25, except that the building is a 
modern design and the 300 windows represent 90 percent of the total 
surface area of the building. U replaces 100 of the 300 windows on 
the building. The 300 exterior windows perform a discrete and 
critical function in the operation of the building structure and 
are, therefore, a major component of the building structure under 
paragraph (k)(6)(i)(A) of this section. The 100 windows do not 
comprise a significant portion of this major component of the 
building structure under paragraph (k)(6)(ii)(A) of this section, 
however, they do comprise a substantial structural part of the 
building structure under paragraph (k)(6)(ii)(B) of this section. 
Therefore, under paragraph (k)(6) of this section, the replacement 
of the 100 windows comprise the replacement of a substantial 
structural part of the building structure. Accordingly, U must treat 
the amount paid to replace the 100 windows as a restoration of the 
building unit of property under paragraphs (k)(1)(vi) and (k)(2) of 
this section and must capitalize the amount paid as an improvement 
to the building under paragraph (d)(2) of this section.
    Example 28. Not replacement of major component or substantial 
structural part; floors. V owns and operates a hotel building. V 
decides to refresh the appearance of the hotel lobby by replacing 
the floors in the lobby. The hotel lobby comprises less than 10 
percent of the square footage of the entire hotel building. V pays 
an amount to replace the wood flooring in the lobby with new wood 
flooring of a similar quality. V did not replace any other flooring 
in the building. Assume that the wood flooring constitutes section 
1250 property. Under paragraphs (e)(2)(ii) and (k)(2) of this 
section, an amount is paid to improve a building if the amount 
restores the building structure or any building system. The wood 
flooring is part of the building structure under paragraph 
(e)(2)(ii)(A) of this section. All the floors in the hotel building 
comprise a major component of the building structure because they 
perform a discrete and critical function in the operation of the 
building structure. However, the lobby floors are not a significant 
portion of a major component (that is, all the floors) under 
paragraph (k)(6)(ii)(A) of this section, nor do the lobby floors 
comprise a substantial structural part of the building structure 
under paragraph (k)(6)(ii)(B) of this section. Therefore, under 
paragraph (k)(6) of this section, the replacement of the lobby 
floors is not the replacement of a major component or substantial 
structural part of the building unit of property, and V is not 
required to treat the amount paid for the replacement of the lobby 
floors as a restoration to the building under paragraph (k)(1)(iv) 
of this section.
    Example 29. Replacement of major component or substantial 
structural part; floors. Assume the same facts as Example 28, except 
that V decides to refresh the appearance of all the public areas of 
the hotel building by replacing all the floors in the public areas. 
To that end, V pays an amount to replace all the wood floors in all 
the public areas of the hotel building with new wood floors. The 
public areas include the lobby, the hallways, the meeting rooms, the 
ballrooms, and other public rooms throughout the hotel interiors. 
The public areas comprise approximately 40 percent of the square 
footage of the entire hotel building. All the floors in the hotel 
building comprise a major component of the building structure 
because they perform a discrete and critical function in the 
operation of the building structure. The floors in all the public 
areas of the hotel comprise a significant portion of a major 
component (that is, all the building floors) of the building 
structure. Therefore, under paragraph (k)(6)(ii)(A) of this section, 
the replacement of all the public area floors constitutes the 
replacement of a major component of the building structure. 
Accordingly, V must treat the amount paid to replace the public area 
floors as a restoration of the building unit of property under 
paragraphs (k)(1)(vi) and (k)(2) of this section and must capitalize 
the amounts as an improvement to the building under paragraph (d)(2) 
of this section.
    Example 30. Replacement with no disposition. (i) X owns an 
office building with four elevators serving all floors in the 
building. X replaces one of the elevators. The elevator is a 
structural component of the office building. X chooses to apply 
Prop. Reg. Sec.  1.168(i)-8 to taxable years beginning on or after 
January 1, 2012, and before the applicability date of the final 
regulations. In accordance with Prop. Reg. Sec.  1.168(i)-
8(c)(4)(ii)(A) (September 19, 2013), the office building (including 
its structural components) is the asset for tax disposition 
purposes. X does not treat the structural components of the office 
building as assets under Prop. Reg. Sec.  1.168(i)-8(c)(4)(iii) 
(September 19, 2013). X also does not make the partial disposition 
election provided under Prop. Reg. Sec.  1.168(i)-8(d)(2) (September 
19, 2013), for the elevator. Thus, the retirement of the replaced 
elevator is not a disposition under section 168, and no loss is 
taken into account for purposes of paragraph (k)(1)(i) of this 
section.
    (ii) Under paragraphs (e)(2)(ii) and (k)(2) of this section, an 
amount is paid to improve a building if the amount restores the 
building structure or any building system. The elevator system, 
including all four elevators, is a building system under paragraph 
(e)(2)(ii)(B)(5) of this section. The replacement elevator does not 
perform a discrete and critical function in the operation of 
elevator system under paragraph (k)(6)(ii)(A) of this section nor 
does it comprise a large portion of the physical structure of the 
elevator system under paragraph (k)(6)(ii)(B) of this section. 
Therefore, under paragraph (k)(6) of this section, the replacement 
elevator does not constitute the replacement of a major component or 
substantial structural part of the elevator system. Accordingly, X 
is not required to treat the amount paid to replace the elevator as 
a restoration to the building under either paragraph (k)(1)(i) or 
paragraph (k)(1)(vi) of this section.
    Example 31. Replacement with disposition. The facts are the same 
as in Example 30, except X makes the partial disposition election 
provided under paragraph Prop. Reg. Sec.  1.168(i)-8(d)(2) 
(September 19, 2013), for the elevator. Although the office building 
(including its structural components) is the asset for disposition 
purposes, the result of X making the partial disposition election 
for the elevator is that the retirement of the replaced elevator is 
a disposition. Thus, depreciation for the retired elevator ceases at 
the time of its retirement (taking into account the applicable 
convention), and X recognizes a loss upon this retirement. 
Accordingly, X must treat the amount paid to replace the elevator as 
a restoration of the building under paragraphs (k)(1)(i) and (k)(2) 
of this section and must capitalize the amount paid as an 
improvement to the building under paragraph (d)(2) of this section. 
In addition, the replacement elevator is treated as a separate asset 
for tax disposition purposes pursuant to Prop. Reg. Sec.  1.168(i)-
8(c)(4)(ii)(D) (September 19, 2013), and for depreciation purposes 
pursuant to section 168(i)(6).


[[Page 57742]]


    (l) Capitalization of amounts to adapt property to a new or 
different use--(1) In general. A taxpayer must capitalize as an 
improvement an amount paid to adapt a unit of property to a new or 
different use. In general, an amount is paid to adapt a unit of 
property to a new or different use if the adaptation is not consistent 
with the taxpayer's ordinary use of the unit of property at the time 
originally placed in service by the taxpayer.
    (2) Application of adaption rule to buildings. In the case of a 
building, an amount is paid to improve a building if it is paid to 
adapt to a new or different use a property specified under paragraph 
(e)(2)(ii) (building), paragraph (e)(2)(iii)(B) (condominium), 
paragraph (e)(2)(iv)(B) (cooperative), or paragraph (e)(2)(v)(B) 
(leased building or leased portion of building) of this section. For 
example, an amount is paid to improve a building if it is paid to adapt 
the building structure or any one of its buildings systems to a new or 
different use.
    (3) Examples. The following examples illustrate the application of 
this paragraph (l) only and do not address whether capitalization is 
required under another provision of this section or under another 
provision of the Code (for example, section 263A). Unless otherwise 
stated, assume that the taxpayer has not properly deducted a loss for 
any unit of property, asset, or component of a unit of property that is 
removed and replaced.

    Example 1. New or different use; change in building use. A is a 
manufacturer and owns a manufacturing building that it has used for 
manufacturing since Year 1, when A placed it in service. In Year 30, 
A pays an amount to convert its manufacturing building into a 
showroom for its business. To convert the facility, A removes and 
replaces various structural components to provide a better layout 
for the showroom and its offices. A also repaints the building 
interiors as part of the conversion. When building materials are 
removed and replaced, A uses comparable and commercially available 
replacement materials. Under paragraphs (l)(2) and (e)(2)(ii) of 
this section, an amount is paid to improve A's manufacturing 
building if the amount adapts the building structure or any 
designated building system to a new or different use. Under 
paragraph (l)(1) of this section, the amount paid to convert the 
manufacturing building into a showroom adapts the building structure 
to a new or different use because the conversion to a showroom is 
not consistent with A's ordinary use of the building structure at 
the time it was placed in service. Therefore, A must capitalize the 
amount paid to convert the building into a showroom as an 
improvement to the building under paragraphs (d)(3) and (l) of this 
section.
    Example 2. Not a new or different use; leased building. B owns 
and leases out space in a building consisting of twenty retail 
spaces. The space was designed to be reconfigured; that is, 
adjoining spaces could be combined into one space. One of the 
tenants expands its occupancy by leasing two adjoining retail 
spaces. To facilitate the new lease, B pays an amount to remove the 
walls between the three retail spaces. Assume that the walls between 
spaces are part of the building and its structural components. Under 
paragraphs (l)(2) and (e)(2)(ii) of this section, an amount is paid 
to improve B's building if it adapts the building structure or any 
of the building systems to a new or different use. Under paragraph 
(l)(1) of this section, the amount paid to convert three retail 
spaces into one larger space for an existing tenant does not adapt 
B's building structure to a new or different use because the 
combination of retail spaces is consistent with B's intended, 
ordinary use of the building structure. Therefore, the amount paid 
by B to remove the walls does not improve the building under 
paragraph (l) of this section and is not required to be capitalized 
under paragraph (d)(3) of this section.
    Example 3. Not a new or different use; preparing building for 
sale. C owns a building consisting of twenty retail spaces. C 
decides to sell the building. In anticipation of selling the 
building, C pays an amount to repaint the interior walls and to 
refinish the hardwood floors. Under paragraphs (l)(2) and (e)(2)(ii) 
of this section, an amount is paid to improve C's building to a new 
or different use if it adapts the building structure or any of the 
building systems to a new or different use. Preparing the building 
for sale does not constitute a new or different use for the building 
structure under paragraph (l)(1) of this section. Therefore, the 
amount paid by C to prepare the building structure for sale does not 
improve the building under paragraph (l) of this section and is not 
required to be capitalized under paragraph (d)(3) of this section.
    Example 4. New or different use; land. D owns a parcel of land 
on which it previously operated a manufacturing facility. Assume 
that the land is the unit of property. During the course of D's 
operation of the manufacturing facility, the land became 
contaminated with wastes from its manufacturing processes. D 
discontinues manufacturing operations at the site and decides to 
develop the property for residential housing. In anticipation of 
building residential property, D pays an amount to remediate the 
contamination caused by D's manufacturing process. In addition, D 
pays an amount to regrade the land so that it can be used for 
residential purposes. Amounts that D pays to clean up wastes do not 
adapt the land to a new or different use, regardless of the extent 
to which the land was cleaned, because this cleanup merely returns 
the land to the condition it was in before the land was contaminated 
in D's operations. Therefore, D is not required to capitalize the 
amount paid for the cleanup under paragraph (l)(1) of this section. 
However, the amount paid to regrade the land so that it can be used 
for residential purposes adapts the land to a new or different use 
that is inconsistent with D's intended ordinary use of the property 
at the time it was placed in service. Accordingly, the amounts paid 
to regrade the land must be capitalized as improvements to the land 
under paragraphs (d)(3) and (l) of this section.
    Example 5. New or different use; part of building. (i) E owns a 
building in which it operates a retail drug store. The store 
consists of a pharmacy for filling medication prescriptions and 
various departments where customers can purchase food, toiletries, 
home goods, school supplies, cards, over-the-counter medications, 
and other similar items. E decides to create a walk-in medical 
clinic where nurse practitioners and physicians' assistants 
diagnose, treat, and write prescriptions for common illnesses and 
injuries, administer common vaccinations, conduct physicals and 
wellness screenings, and provide routine lab tests and services for 
common chronic conditions. To create the clinic, E pays amounts to 
reconfigure the pharmacy building. E incurs costs to build new walls 
creating an examination room, lab room, reception area, and waiting 
area. E installs additional plumbing, electrical wiring, and outlets 
to support the lab. E also acquires section 1245 property, such as 
computers, furniture, and equipment necessary for the new clinic. E 
treats the amounts paid for those units of property as costs of 
acquiring new units of property under Sec.  1.263(a)-2.
    (ii) Under paragraphs (l)(2) and (e)(2)(ii) of this section, an 
amount is paid to improve E's building if it adapts the building 
structure or any of the building systems to a new or different use. 
Under paragraph (l)(1) of this section, the amount paid to convert 
part of the retail drug store building structure into a medical 
clinic adapts the building structure to a new and different use, 
because the use of the building structure to provide clinical 
medical services is not consistent with E's intended ordinary use of 
the building structure at the time it was placed in service. 
Similarly, the amounts paid to add to the plumbing system and the 
electrical systems to support the new medical services is not 
consistent with E's intended ordinary use of these systems when the 
systems were placed in service. Therefore, E must treat the amount 
paid for the conversion of the building structure, plumbing system, 
and electrical system as an improvement to the building and 
capitalize the amount under paragraphs (d)(3) and (l) of this 
section.
    Example 6. Not a new or different use; part of building. (i) F 
owns a building in which it operates a grocery store. The grocery 
store includes various departments for fresh produce, frozen foods, 
fresh meats, dairy products, toiletries, and over-the-counter 
medicines. The grocery store also includes separate counters for 
deli meats, prepared foods, and baked goods, often made to order. To 
better accommodate its customers' shopping needs, F decides to add a 
sushi bar where customers can order freshly prepared sushi from the 
counter for take-home or to eat at the counter. To create the sushi 
bar, F pays amounts to add a sushi counter and chairs, add 
additional wiring and outlets to support the counter, and install 
additional pipes and a sink, to provide for the safe handling of the

[[Page 57743]]

food. F also pays amounts to replace flooring and wall coverings in 
the sushi bar area with decorative coverings to reflect more 
appropriate d[eacute]cor. Assume the sushi counter and chairs are 
section 1245 property, and F treats the amounts paid for those units 
of property as costs of acquiring new units of property under Sec.  
1.263(a)-2.
    (ii) Under paragraphs (l)(2) and (e)(2)(ii) of this section, an 
amount is paid to improve F's building if it adapts the building 
structure or any of the building systems to a new or different use. 
Under paragraph (l)(1) of this section, the amount paid to convert a 
part of F's retail grocery into a sushi bar area does not adapt F's 
building structure, plumbing system, or electrical system to a new 
or different use, because the sale of sushi is consistent with F's 
intended, ordinary use of the building structure and these systems 
in its grocery sales business, which includes selling food to its 
customers at various specialized counters. Accordingly, the amount 
paid by F to replace the wall and floor finishes, add wiring, and 
add plumbing to create the sushi bar space does not improve the 
building unit of property under paragraph (l) of this section and is 
not required to be capitalized under paragraph (d)(3) of this 
section.
    Example 7. Not a new or different use; part of building. (i) G 
owns a hospital with various departments dedicated to the provision 
of clinical medical care. To better accommodate its patients' needs, 
G decides to modify the emergency room space to provide both 
emergency care and outpatient surgery. To modify the space, G pays 
amounts to move interior walls, add additional wiring and outlets, 
replace floor tiles and doors, and repaint the walls. To complete 
the outpatient surgery center, G also pays amounts to install 
miscellaneous medical equipment necessary for the provision of 
surgical services. Assume the medical equipment is section 1245 
property, and G treats the amounts paid for those units of property 
as costs of acquiring new units of property under Sec.  1.263(a)-2.
    (ii) Under paragraphs (l)(2) and (e)(2)(ii) of this section, an 
amount is paid to improve G's building if it adapts the building 
structure or any of the building systems to a new or different use. 
Under paragraph (l)(1) of this section, the amount paid to convert 
part of G's emergency room into an outpatient surgery center does 
not adapt G's building structure or electrical system to a new or 
different use, because the provision of outpatient surgery is 
consistent with G's intended, ordinary use of the building structure 
and these systems in its clinical medical care business. 
Accordingly, the amounts paid by G to relocate interior walls, add 
additional wiring and outlets, replace floor tiles and doors, and 
repaint the walls to create outpatient surgery space do not improve 
the building under paragraph (l) of this section and are not 
required to be capitalized under paragraph (d)(3) of this section.

    (m) Optional regulatory accounting method--(1) In general. This 
paragraph (m) provides an optional simplified method (the regulatory 
accounting method) for regulated taxpayers to determine whether amounts 
paid to repair, maintain, or improve tangible property are to be 
treated as deductible expenses or capital expenditures. A taxpayer that 
uses the regulatory accounting method described in paragraph (m)(3) of 
this section must use that method for property subject to regulatory 
accounting instead of determining whether amounts paid to repair, 
maintain, or improve property are capital expenditures or deductible 
expenses under the general principles of sections 162(a), 212, and 
263(a). Thus, the capitalization rules in paragraph (d) (and the 
routine maintenance safe harbor described in paragraph (i)) of this 
section do not apply to amounts paid to repair, maintain, or improve 
property subject to regulatory accounting by taxpayers that use the 
regulatory accounting method under this paragraph (m).
    (2) Eligibility for regulatory accounting method. A taxpayer that 
is engaged in a trade or business in a regulated industry is a 
regulated taxpayer and may use the regulatory accounting method under 
this paragraph (m). For purposes of this paragraph (m), a taxpayer is 
in a regulated industry only if the taxpayer is subject to the 
regulatory accounting rules of the Federal Energy Regulatory Commission 
(FERC), the Federal Communications Commission (FCC), or the Surface 
Transportation Board (STB).
    (3) Description of regulatory accounting method. Under the 
regulatory accounting method, a taxpayer must follow the method of 
accounting for regulatory accounting purposes that it is required to 
follow for FERC, FCC, or STB (whichever is applicable) in determining 
whether an amount paid repairs, maintains, or improves property under 
this section. Therefore, a taxpayer must capitalize for Federal income 
tax purposes an amount paid that is capitalized as an improvement for 
regulatory accounting purposes. A taxpayer may not capitalize for 
Federal income tax purposes under this section an amount paid that is 
not capitalized as an improvement for regulatory accounting purposes. A 
taxpayer that uses the regulatory accounting method must use that 
method for all of its tangible property that is subject to regulatory 
accounting rules. The method does not apply to tangible property that 
is not subject to regulatory accounting rules. The method also does not 
apply to property for the taxable years in which the taxpayer elected 
to apply the repair allowance under Sec.  1.167(a)-11(d)(2). The 
regulatory accounting method is a method of accounting under section 
446(a).
    (4) Examples. The following examples illustrate the application of 
this paragraph (m):

    Example 1. Taxpayer subject to regulatory accounting rules of 
FERC. W is an electric utility company that operates a power plant 
that generates electricity and that owns and operates network assets 
to transmit and distribute the electricity to its customers. W is 
subject to the regulatory accounting rules of FERC, and W uses the 
regulatory accounting method under paragraph (m) of this section. W 
does not capitalize on its books and records for regulatory 
accounting purposes the cost of repairs and maintenance performed on 
its turbines or its network assets. Under the regulatory accounting 
method, W may not capitalize for Federal income tax purposes amounts 
paid for repairs performed on its turbines or its network assets.
    Example 2. Taxpayer not subject to regulatory accounting rules 
of FERC. X is an electric utility company that operates a power 
plant to generate electricity. X previously was subject to the 
regulatory accounting rules of FERC, but currently X is not required 
to use FERC's regulatory accounting rules. X cannot use the 
regulatory accounting method provided in this paragraph (m).
    Example 3. Taxpayer subject to regulatory accounting rules of 
FCC. Y is a telecommunications company that is subject to the 
regulatory accounting rules of the FCC. Y uses the regulatory 
accounting method under this paragraph (m). Y's assets include a 
telephone central office switching center, which contains numerous 
switches and various switching equipment. Y capitalizes on its books 
and records for regulatory accounting purposes the cost of replacing 
each switch. Under the regulatory accounting method, Y is required 
to capitalize for Federal income tax purposes amounts paid to 
replace each switch.
    Example 4. Taxpayer subject to regulatory accounting rules of 
STB. Z is a Class I railroad that is subject to the regulatory 
accounting rules of the STB. Z uses the regulatory accounting method 
under this paragraph (m). Z capitalizes on its books and records for 
regulatory accounting purposes the cost of locomotive rebuilds. 
Under the regulatory accounting method, Z is required to capitalize 
for Federal income tax purposes amounts paid to rebuild its 
locomotives.

    (n) Election to capitalize repair and maintenance costs--(1) In 
general. A taxpayer may elect to treat amounts paid during the taxable 
year for repair and maintenance (as defined under Sec.  1.162-4) to 
tangible property as amounts paid to improve that property under this 
section and as an asset subject to the allowance for depreciation if 
the taxpayer incurs these amounts in carrying on the taxpayer's trade 
or business and if the taxpayer treats these amounts as capital 
expenditures on its books and records regularly used in

[[Page 57744]]

computing income (``books and records''). A taxpayer that elects to 
apply this paragraph (n) in a taxable year must apply this paragraph to 
all amounts paid for repair and maintenance to tangible property that 
it treats as capital expenditures on its books and records in that 
taxable year. Any amounts for which this election is made shall not be 
treated as amounts paid for repair or maintenance under Sec.  1.162-4.
    (2) Time and manner of election. A taxpayer makes this election 
under this paragraph (n) by attaching a statement to the taxpayer's 
timely filed original Federal tax return (including extensions) for the 
taxable year in which the taxpayer pays amounts described under 
paragraph (n)(1) of this paragraph. See Sec. Sec.  301.9100-1 through 
301.9100-3 of this chapter for the provisions governing extensions of 
time to make regulatory elections. The statement must be titled 
``Section 1.263(a)-3(n) Election'' and include the taxpayer's name, 
address, taxpayer identification number, and a statement that the 
taxpayer is making the election to capitalize repair and maintenance 
costs under Sec.  1.263(a)-3(n). In the case of a consolidated group 
filing a consolidated income tax return, the election is made for each 
member of the consolidated group by the common parent, and the 
statement must also include the names and taxpayer identification 
numbers of each member for which the election is made. In the case of 
an S corporation or a partnership, the election is made by the S 
corporation or partnership and not by the shareholders or partners. A 
taxpayer making this election for a taxable year must treat any amounts 
paid for repairs and maintenance during the taxable year that are 
capitalized on the taxpayer's books and records as improvements to 
tangible property. The taxpayer must begin to depreciate the cost of 
such improvements amounts when they are placed in service by the 
taxpayer under the applicable provisions of the Code and regulations. 
An election may not be made through the filing of an application for 
change in accounting method or, before obtaining the Commissioner's 
consent to make a late election, by filing an amended Federal tax 
return. The time and manner of electing to capitalize repair and 
maintenance costs under this paragraph (n) may be modified through 
guidance of general applicability (see Sec. Sec.  601.601(d)(2) and 
601.602 of this chapter).
    (3) Exception. This paragraph (n) does not apply to amounts paid 
for repairs or maintenance of rotable or temporary spare parts to which 
the taxpayer applies the optional method of accounting for rotable and 
temporary spare parts under Sec.  1.162-3(e).
    (4) Examples. The following examples illustrate the application of 
this paragraph (n):

    Example 1. Election to capitalize routine maintenance on non-
rotable part. (i) Q is a towboat operator that owns a fleet of 
towboats that it uses in its trade or business. Each towboat is 
equipped with two diesel-powered engines. Assume that each towboat, 
including its engines, is the unit of property and that a towboat 
has a class life of 18 years. Assume the towboat engines are not 
rotable spare parts under Sec.  1.162-3(c)(2). In Year 1, Q acquired 
a new towboat, including its two engines, and placed the towboat 
into service. In Year 4, Q pays amounts to perform scheduled 
maintenance on both engines in the towboat. Assume that none of the 
exceptions set out in paragraph (i)(3) of this section apply to the 
scheduled maintenance costs and that the scheduled maintenance on 
Q's towboat is within the routine maintenance safe harbor under 
paragraph (i)(1)(ii) of this section. Accordingly, the amounts paid 
for the scheduled maintenance to its towboat engines in Year 4 are 
deemed not to improve the towboat and are not required to be 
capitalized under paragraph (d) of this section.
    (ii) On its books and records, Q treats amounts paid for 
scheduled maintenance on its towboat engines as capital 
expenditures. For administrative convenience, Q decides to account 
for these costs in the same way for Federal income tax purposes. 
Under paragraph (n) of this section, in Year 4, Q may elect to 
capitalize the amounts paid for the scheduled maintenance on its 
towboat engines. If Q elects to capitalize such amounts, Q must 
capitalize all amounts paid for repair and maintenance to tangible 
property that Q treats as capital expenditures on its books and 
records in Year 4.
    Example 2. No election to capitalize routine maintenance. Assume 
the same facts as Example 1, except in Year 8, Q pays amounts to 
perform scheduled maintenance for a second time on the towboat 
engines. On its books and records, Q treats the amounts paid for 
this scheduled maintenance as capital expenditures. However, in Year 
8, Q decides not to make the election to capitalize the amounts paid 
for scheduled maintenance under paragraph (n) of this section. 
Because Q does not make the election under paragraph (n) for Year 8, 
Q may apply the routine maintenance safe harbor under paragraph 
(i)(1)(ii) of this section to the amounts paid in Year 8, and not 
treat these amounts as capital expenditures. Because the election is 
made for each taxable year, there is no effect on the scheduled 
maintenance costs capitalized by Q on its Federal tax return for 
Year 4.
    Example 3. Election to capitalize replacement of building 
component. (i) R owns an office building that it uses to provide 
services to customers. The building contains a HVAC system that 
incorporates ten roof-mounted units that provide heating and air 
conditioning for different parts of the building. In Year 1, R pays 
an amount to replace 2 of the 10 units to address climate control 
problems in various offices throughout the office building. Assume 
that the replacement of the two units does not constitute an 
improvement to the HVAC system, and, accordingly, to the building 
unit of property under paragraph (d) of this section, and that R may 
deduct these amounts as repairs and maintenance under Sec.  1.162-4.
    (ii) On its books and records, R treats amounts paid for the two 
HVAC components as capital expenditures. R determines that it would 
prefer to account for these amounts in the same way for Federal 
income tax purposes. Under this paragraph (n), in Year 1, R may 
elect to capitalize the amounts paid for the new HVAC components. If 
R elects to capitalize such amounts, R must capitalize all amounts 
paid for repair and maintenance to tangible property that R treats 
as capital expenditures on its books and records in Year 1.

    (o) Treatment of capital expenditures. Amounts required to be 
capitalized under this section are capital expenditures and must be 
taken into account through a charge to capital account or basis, or in 
the case of property that is inventory in the hands of a taxpayer, 
through inclusion in inventory costs.
    (p) Recovery of capitalized amounts. Amounts that are capitalized 
under this section are recovered through depreciation, cost of goods 
sold, or by an adjustment to basis at the time the property is placed 
in service, sold, used, or otherwise disposed of by the taxpayer. Cost 
recovery is determined by the applicable Code and regulation provisions 
relating to the use, sale, or disposition of property.
    (q) Accounting method changes. Except as otherwise provided in this 
section, a change to comply with this section is a change in method of 
accounting to which the provisions of sections 446 and 481 and the 
accompanying regulations apply. A taxpayer seeking to change to a 
method of accounting permitted in this section must secure the consent 
of the Commissioner in accordance with Sec.  1.446-1(e) and follow the 
administrative procedures issued under Sec.  1.446-1(e)(3)(ii) for 
obtaining the Commissioner's consent to change its accounting method.
    (r) Effective/applicability date--(1) In general. Except for 
paragraphs (h), (m), and (n) of this section, this section applies to 
taxable years beginning on or after January 1, 2014. Paragraphs (h), 
(m), and (n) of this section apply to amounts paid in taxable years 
beginning on or after January 1, 2014. Except as provided in paragraphs 
(r)(2) and (r)(3) of this section, Sec.  1.263(a)-3 as contained in 26 
CFR part 1 edition revised as of

[[Page 57745]]

April 1, 2011, applies to taxable years beginning before January 1, 
2014.
    (2) Early application of this section--(i) In general. Except for 
paragraphs (h), (m), and (n) of this section, a taxpayer may choose to 
apply this section to taxable years beginning on or after January 1, 
2012. A taxpayer may choose to apply paragraphs (h), (m), and (n) of 
this section to amounts paid in taxable years beginning on or after 
January 1, 2012.
    (ii) Transition rule for certain elections on 2012 or 2013 returns. 
If under paragraph (r)(2)(i) of this section, a taxpayer chooses to 
make the election to apply the safe harbor for small taxpayers under 
paragraph (h) of this section or the election to capitalize repair and 
maintenance costs under paragraph (n) of this section for amounts paid 
in its taxable year beginning on or after January 1, 2012, and ending 
on or before September 19, 2013 (applicable taxable year), and the 
taxpayer did not make the election specified in paragraph (h)(6) or 
paragraph (n)(2) of this section on its timely filed original Federal 
tax return for the applicable taxable year, the taxpayer must make the 
election specified in paragraph (h)(6) or paragraph (n)(2) of this 
section for the applicable taxable year by filing an amended Federal 
tax return (including the required statements) for the applicable 
taxable year on or before 180 days from the due date including 
extensions of the taxpayer's Federal tax return for the applicable 
taxable year, notwithstanding that the taxpayer may not have extended 
the due date.
    (3) Optional application of TD 9564. A taxpayer may choose to apply 
Sec.  1.263(a)-3T as contained in TD 9564 (76 FR 81060) December 27, 
2011, to taxable years beginning on or after January 1, 2012, and 
before January 1, 2014.


Sec.  1.263(a)-3T  [Removed]

0
Par. 25. Section 1.263(a)-3T is removed.

0
Par. 26. Section 1.263(a)-6 is added to read as follows:


Sec.  1.263(a)-6  Election to deduct or capitalize certain 
expenditures.

    (a) In general. Under certain provisions of the Internal Revenue 
Code (Code), taxpayers may elect to treat capital expenditures as 
deductible expenses or as deferred expenses, or to treat deductible 
expenses as capital expenditures.
    (b) Election provisions. The sections referred to in paragraph (a) 
of this section include:
    (1) Section 173 (circulation expenditures);
    (2) Section 174 (research and experimental expenditures);
    (3) Section 175 (soil and water conservation expenditures; 
endangered species recovery expenditures);
    (4) Section 179 (election to expense certain depreciable business 
assets);
    (5) Section 179A (deduction for clean-fuel vehicles and certain 
refueling property);
    (6) Section 179B (deduction for capital costs incurred in complying 
with environmental protection agency sulfur regulations);
    (7) Section 179C (election to expense certain refineries);
    (8) Section 179D (energy efficient commercial buildings deduction);
    (9) Section 179E (election to expense advanced mine safety 
equipment);
    (10) Section 180 (expenditures by farmers for fertilizer);
    (11) Section 181 (treatment of certain qualified film and 
television productions);
    (12) Section 190 (expenditures to remove architectural and 
transportation barriers to the handicapped and elderly);
    (13) Section 193 (tertiary injectants);
    (14) Section 194 (treatment of reforestation expenditures);
    (15) Section 195 (start-up expenditures);
    (16) Section 198 (expensing of environmental remediation costs);
    (17) Section 198A (expensing of qualified disaster expenses);
    (18) Section 248 (organization expenditures of a corporation);
    (19) Section 266 (carrying charges);
    (20) Section 616 (development expenditures); and
    (21) Section 709 (organization and syndication fees of a 
partnership).
    (c) Effective/applicability date--(1) In general. This section 
applies to taxable years beginning on or after January 1, 2014. Except 
as provided in paragraphs (c)(2) and (c)(3) of this section, Sec.  
1.263(a)-3 as contained in 26 CFR part 1 edition revised as of April 1, 
2011, applies to taxable years beginning before January 1, 2014. For 
the effective dates of the enumerated election provisions, see those 
Code sections and the regulations under those sections.
    (2) Early application of this section. A taxpayer may choose to 
apply this section to taxable years beginning on or after January 1, 
2012.
    (3) Optional application of TD 9564. A taxpayer may choose to apply 
Sec.  1.263(a)-6T as contained in TD 9564 (76 FR 81060) December 27, 
2011, to taxable years beginning on or after January 1, 2012, and 
before January 1, 2014.


Sec.  1.263(a)-6T  [Removed]

0
Par. 27. Section 1.263(a)-6T is removed.
0
Par. 28. Section 1.263A-0 is amended by adding new entries in the 
outline for Sec.  1.263A-1(k) and (l) to read as follows:


Sec.  1.263A-0  Outline of the Regulations under Section 263A.

* * * * *
Sec.  1.263A-1 Uniform Capitalization of Costs.
* * * * *
    (k) Change in method of accounting.
    (1) In general.
    (2) Scope limitations.
    (3) Audit protection.
    (4) Section 481(a) adjustment.
    (5) Time for requesting change.
    (l) Effective/applicability date.
    (1) In general.
    (2) Mixed service costs; self-constructed tangible personal 
property produced on a routine and repetitive basis.
    (3) Materials and supplies.
    (i) In general
    (ii) Early application of this section.
    (iii) Optional application of TD 9564.
* * * * *

0
Par. 29. Section 1.263A-1 is amended by:
0
1. Removing paragraphs (b)(14) and (m).
0
2. Revising paragraphs (c)(4), (e)(2)(i)(A), (e)(3)(ii)(E) and (l).
    The revisions read as follows:


Sec.  1.263A-1  Uniform capitalization of costs.

* * * * *
    (c) * * *
    (4) Recovery of capitalized costs. Costs that are capitalized under 
section 263A are recovered through depreciation, amortization, cost of 
goods sold, or by an adjustment to basis at the time the property is 
used, sold, placed in service, or otherwise disposed of by the 
taxpayer. Cost recovery is determined by the applicable Internal 
Revenue Code and regulation provisions relating to use, sale, or 
disposition of property.
* * * * *
    (e) * * *
    (2) * * *
    (i) * * *
    (A) Direct material costs. Direct materials costs include the cost 
of those materials that become an integral part of specific property 
produced and those materials that are consumed in the ordinary course 
of production and that can be identified or associated with particular 
units or groups of units of property produced. For example, a cost 
described in Sec.  1.162-3, relating to the cost of a material or 
supply, may be a direct material cost.
* * * * *
    (3) * * *
    (ii) * * *

[[Page 57746]]

    (E) Indirect material costs. Indirect material costs include the 
cost of materials that are not an integral part of specific property 
produced and the cost of materials that are consumed in the ordinary 
course of performing production or resale activities that cannot be 
identified or associated with particular units of property. Thus, for 
example, a cost described in Sec.  1.162-3, relating to the cost of a 
material or supply, may be an indirect cost.
* * * * *
    (l) Effective/applicability dates--(1) In general. Except as 
provided in paragraphs (l)(2) and (l)(3) of this section, the effective 
dates for this section are provided in paragraph (a)(2) of this 
section.
    (2) Mixed service costs; self-constructed tangible personal 
property produced on a routine and repetitive basis. Paragraphs 
(h)(2)(i)(D), (k), and (l)(2) of this section apply for taxable years 
ending on or after August 2, 2005.
    (3) Materials and supplies--(i) In general. The last sentence of 
paragraphs (e)(2)(i)(A) and (e)(2)(ii)(E) of this section, and 
paragraph (l)(3) of this section apply to amounts paid (to acquire or 
produce property) in taxable years beginning on or after January 1, 
2014. Except as provided in paragraph (l)(3)(ii) or paragraph 
(l)(3)(iii) of this section, section 1.263A-1 as contained in 26 CFR 
part 1 edition revised as of April 1, 2011, applies to taxable years 
beginning before January 1, 2014.
    (ii) Early application of this section. A taxpayer may choose to 
apply the last sentence of paragraphs (e)(2)(i)(A) and (e)(2)(ii)(E) of 
this section, and paragraph (l)(3) of this section to amounts paid (to 
acquire or produce property) in taxable years beginning on or after 
January 1, 2012.
    (iii) Optional application of TD 9564. A taxpayer may choose to 
apply Sec.  1.263A-1T(b)(14), the introductory phrase of Sec.  1.263A-
1T(c)(4), the last sentence of Sec.  1.263A-1T(e)(2)(i)(A), the last 
sentence of Sec.  1.263A-1T(e)(2)(ii)(E), Sec.  1.263A-1T(l), and Sec.  
1.263A-1T(m)(2), as these provisions are contained in TD 9564 (76 FR 
81060) December 27, 2011, to amounts paid (to acquire or produce 
property) in taxable years beginning on or after January 1, 2012, and 
before January 1, 2014.


Sec.  1.263A-1T  [Removed]

0
Par. 30. Section 1.263A-1T is removed.

0
Par. 31. Section 1.1016-3 is amended by revising paragraphs (a)(1)(ii), 
(j)(1), and (j)(3) to read as follows:


Sec.  1.1016-3  Exhaustion, wear and tear, obsolescence, amortization, 
and depletion for periods since February 13, 1913.

    (a) * * *
    (1) * * *
    (ii) The determination of the amount properly allowable for 
exhaustion, wear and tear, obsolescence, amortization, and depletion 
must be made on the basis of facts reasonably known to exist at the end 
of the taxable year. A taxpayer is not permitted to take advantage in a 
later year of the taxpayer's prior failure to take any such allowance 
or the taxpayer's taking an allowance plainly inadequate under the 
known facts in prior years. In the case of depreciation, if in prior 
years the taxpayer has consistently taken proper deductions under one 
method, the amount allowable for such prior years may not be increased, 
even though a greater amount would have been allowable under another 
proper method. For rules governing losses on retirement or disposition 
of depreciable property, including rules for determining basis, see 
Sec.  1.167(a)-8, Sec.  1.168(i)-1T(e), Sec.  1.168(i)-8T, Prop. Reg. 
Sec.  1.168(i)-1(e) (September 19, 2013), or Prop. Reg. Sec.  1.168(i)-
8 (September 19, 2013), as applicable. The application of this 
paragraph is illustrated by the following example (for purposes of this 
example, assume section 167(f)(1) as in effect on September 19, 2013, 
applies to taxable years beginning on or after January 1, 2014):

    Example. On July 1, 2014, A, a calendar-year taxpayer, purchased 
and placed in service ``off-the-shelf'' computer software at a cost 
of $36,000. This computer software is not an amortizable section 197 
intangible. Pursuant to section 167(f)(1), the useful life of the 
computer software is 36 months. It has no salvage value. Computer 
software placed in service in 2014 is not eligible for the 
additional first year depreciation deduction provided by section 
168(k). A did not deduct any depreciation for the computer software 
for 2014 and deducted depreciation of $12,000 for the computer 
software for 2015. As a result, the total amount of depreciation 
allowed for the computer software as of December 31, 2015, was 
$12,000. However, the total amount of depreciation allowable for the 
computer software as of December 31, 2015, is $18,000 ($6,000 for 
2014 + $12,000 for 2015). As a result, the unrecovered cost of the 
computer software as of December 31, 2015, is $18,000 (cost of 
$36,000 less the depreciation allowable of $18,000 as of December 
31, 2015). Accordingly, depreciation for 2016 for the computer 
software is $12,000 (unrecovered cost of $18,000 divided by the 
remaining useful life of 18 months as of January 1, 2016, multiplied 
by 12 full months in 2016).
* * * * *
    (j) Effective/applicability dates--(1) In general. Except as 
provided in paragraphs (j)(2) and (j)(3) of this section, this section 
applies on or after December 30, 2003. For the applicability of 
regulations before December 30, 2003, see Sec.  1.1016-3 in effect 
prior to December 30, 2003 (Sec.  1.1016-3 as contained in 26 CFR part 
1 edition revised as of April 1, 2003).
* * * * *
    (3) Application of Sec.  1.1016-3T(a)(1)(ii)--(i) In general. 
Paragraph (a)(1)(ii) of this section applies to taxable years beginning 
on or after January 1, 2014. Except as provided in paragraphs 
(j)(3)(ii) and (j)(3)(iii) of this section, Sec.  1.1016-3(a)(1)(ii) as 
contained in 26 CFR part 1 edition revised as of April 1, 2011, applies 
to taxable years beginning before January 1, 2014.
    (ii) Early application of Sec.  1.1016-3(a)(1)(ii). A taxpayer may 
choose to apply paragraph (a)(1)(ii) of this section to taxable years 
beginning on or after January 1, 2012.
    (iii) Optional application of TD 9564. A taxpayer may choose to 
apply Sec.  1.1016-3T(a)(1)(ii) as contained in TD 9564 (76 FR 81060) 
December 27, 2011, to taxable years beginning on or after January 1, 
2012, and before January 1, 2014.


Sec.  1.1016-3T  [Removed]

0
Par. 32. Section 1.1016-3T is removed.

PART 602--OMB CONTROL NUMBERS UNDER THE PAPERWORK REDUCTION ACT

0
Par. 33. The authority citation for part 602 continues to read as 
follows:

    Authority:  26 U.S.C. 7805.

0
Par. 34. In Sec.  602.101, paragraph (b) is amended by adding the 
following entries to the table in numerical order to read as follows:


Sec.  602.101  OMB Control numbers.

* * * * *
    (b) * * *

------------------------------------------------------------------------
                                                            Current OMB
   CFR part or section where Identified and described       control No.
------------------------------------------------------------------------
 
                                * * * * *
1.263(a)-1..............................................       1545-2248
1.263(a)-3..............................................       1545-2248
 
                                * * * * *
------------------------------------------------------------------------



[[Page 57747]]

Beth Tucker,
Deputy Commissioner for Operations Support.
    Approved: August 15, 2013.
Mark J. Mazur,
Assistant Secretary of the Treasury (Tax Policy).
[FR Doc. 2013-21756 Filed 9-13-13; 11:15 am]
BILLING CODE 4830-01-P