The 45- and 180-Day 1031 Deadlines

Put timing before control of proceeds

Exchange planning begins before closing. A potential exchanger should consult a qualified intermediary and independent tax counsel before receiving or controlling proceeds. The ledger records the parties, property, anticipated closing date, and adviser instructions without assuming eligibility.

Write deadlines as calendar dates

The identification and completion periods should appear as actual dates beside intermediary instructions, replacement-property research, financing, title, inspections, backup choices, and closing tasks.

Keep valuation and tax roles separate

The calculation can compare relinquished and replacement-property economics, but it does not determine tax eligibility, act as qualified intermediary, provide title advice, or direct closing funds.

Archive the evidence

The completed exchange file should retain contracts, assignments, identification notices, delivery evidence, settlement statements, intermediary statements, title records, financing, value support, adviser correspondence, and the final property schedule.

Confirm the taxpayer and vesting

The working file should identify the taxpayer, current vesting, relinquished interest, contract parties, proposed replacement property, debt, and expected proceeds. Entity changes, related parties, and state-specific property treatment belong with qualified legal and tax advisers.

Keep proceeds outside owner control

The plan should document when the qualified intermediary is engaged, where assignment notices will be delivered, how closing statements describe the transfer, and who may direct funds. The calculator does not act as intermediary or closing agent.

Build a replacement-property ledger

A replacement candidate needs more than a marketing summary. The file should include the legal interest, title path, lease burdens, producing wells, revenue history, operator records, development evidence, valuation support, financing conditions, closing constraints, and adviser review.

Track identification language

The identification record should preserve the property description, delivery time, recipient, selection rule, amendments, and backup candidates. Vague references to a basin, fund, acreage package, or future acquisition can create avoidable ambiguity.

Reconcile value and debt separately

Relinquished value, replacement value, debt paid, debt added, cash proceeds, transaction costs, and any retained amount should remain on separate lines. The scenario is a planning aid and should be reviewed by the qualified intermediary and tax adviser.

Close with adviser signoffs

Before the transaction closes, the ledger should show which questions were answered by tax counsel, the qualified intermediary, title, valuation, financing, and closing professionals. Unresolved timing, debt, title, related-party, or property-character issues remain visible.