Timeline Deadline Calculator

Both core 1031 exchange deadlines are calculated from a single fixed date, the day the relinquished property closes escrow, and both run on calendar days with no adjustment for weekends, holidays, or delays in recording. We build a written deadline calendar for every Los Angeles exchange the moment closing is scheduled, rather than treating the deadlines as an abstract future concern.

Day one is the calendar day immediately following the relinquished property's closing date, and the forty five day identification deadline falls on the forty fifth calendar day after that, counted continuously through weekends and holidays. We confirm this exact date in writing with the exchanger and the qualified intermediary as soon as a closing date is set.

The one hundred eighty day closing deadline is calculated from the same starting date as the identification period, not from the end of the forty five day window, and it is capped at the earlier of the full one hundred eighty calendar days or the exchanger's tax return due date including extensions for the year of the relinquished sale.

A Los Angeles relinquished property closing in October, November, or December can push the standard April tax filing deadline earlier than the full one hundred eighty day count would otherwise allow, so we confirm whether a tax return extension needs to be filed to preserve the exchanger's full closing window on any late-year transaction.

Rather than treating the forty fifth or one hundred eightieth day as a target to hit exactly, we build in buffer time on both ends, aiming to have identification finalized several days before the deadline and closing scheduled comfortably before day one hundred eighty, since unexpected delays in escrow or lender processing are common and there is no flexibility once these dates pass.

We share the calculated identification and closing dates directly with the exchanger's qualified intermediary, lender, and any transaction attorney or CPA involved, so every party working on the Los Angeles exchange is operating from the same confirmed dates rather than independently estimating them.

Because the identification deadline is a specific calendar date, we also confirm the required delivery method and any time zone considerations with the qualified intermediary, since a document delivered after business hours or through an unconfirmed channel on the deadline date itself can create unnecessary risk that is easily avoided with clear delivery instructions established in advance.