CPA-led 1031 exchange guide
1031 Exchange Deadlines
Two deadlines define every 1031 exchange. Miss either one and the transaction becomes a fully taxable sale. There are essentially no extensions outside of federally declared disaster relief.
The 45-day identification deadline
From the date the relinquished property closes, you have 45 calendar days to deliver a written, signed identification of replacement property to the Qualified Intermediary. The identification must be specific — typically full street address, legal description, or unambiguous property name.
The 180-day completion deadline
You must close on identified replacement property within 180 calendar days of the relinquished closing OR by the due date of your tax return for the year of the relinquished sale (including extensions) — whichever is earlier.
The return-due-date trap
If your relinquished property closes late in the year and you don't extend your return, you may lose part of the 180-day window. Filing an extension protects the full clock.
Frequently Asked Questions
Can the deadlines ever be extended?
Only through federally declared disaster relief notices issued by the IRS. The standard rule is no exceptions.
Does the 180-day clock pause if I switch identified properties?
No. The 180-day clock runs continuously from Day 0 regardless of what happens during the ID period.