There are two key deadlines in a §1031 exchange:

  • 45 Days—You have 45 days from the closing on your relinquished property to identify a replacement property, and
  • 180 Days—You have 180 days from the closing on your relinquished property to complete the entire exchange process (i.e., close on the replacement property) or, if earlier, until the date your tax return is due. If your tax return is due before the 180-day period is over, you can extend the exchange period by filing for an extension of your tax due date.

Note: In a reverse exchange, these time limits begin on the day after you close on your replacement property.
Start Date
(Day of the first closing)
Click on a date
 120 Day Ext. for Disaster Relief when applicable for certain Presidential declared disasters.
45 Day Identification
Period Ends
180 Day Exchange
Period Ends
45 Day Identification
Period Ends
180 Day Exchange
Period Ends
**Note that your exchange deadlines may terminate earlier then dates calculated above if your tax return filing date is due earlier. Please see Revue Procedure 20-56, section 17 and http://www.irs.gov/newsroom/
article/0,,id=108362,00.html. for further details and confirm the deadlines with your tax advisor.
PLEASE CONSULT WITH YOUR TAX ADISOR TO DERTERMINE HOW THESE RULES EFFECT YOUR EXCHANGE.