Inputs to organize
- Relinquished-property transfer date
- Tax-return due date if relevant
- Disaster-relief override when supported by current IRS guidance
What the worksheet shows
- Identification deadline
- Exchange completion deadline
- Earlier return-due-date warning
- Calendar export
How the model works
Treat the relinquished-property transfer date as day zero and add 45 calendar days for the standard identification deadline.
Add 180 calendar days for the standard exchange-completion deadline.
Compare the 180-day result with the due date, including extensions, for the federal return covering the transfer year; flag the earlier date for adviser review.
Do not move a standard deadline merely because it falls on a weekend or holiday.
Apply disaster or other IRS relief only from a current, transaction-specific authority entered by the reviewer.
Checks before relying on the output
- Require a valid transfer date.
- Reject an exchange completion date earlier than the transfer date.
- Label every result as a calendar date in the user's selected time zone.
- Keep relief overrides disabled until a source and revised date are entered.
Calendar-day logic, tax-return due dates, and officially announced disaster relief must be tested separately.
Common questions
Are the 45-day and 180-day periods calendar days?
Yes. The standard periods count calendar days, so weekends and federal holidays remain in the count unless specific relief applies.
Does the 180-day date always control?
Not necessarily. The applicable return due date, including a valid extension, can create an earlier completion deadline and should be reviewed with the tax adviser and qualified intermediary.
Can the calculator apply disaster relief automatically?
No. Relief depends on a specific IRS announcement and the affected taxpayer or transaction. The tool should accept a documented override rather than guessing.
What date starts the clock?
The standard calculation begins with the transfer of the relinquished property, not the contract date, identification date, or date funds reach the qualified intermediary.
Does a calculated date prove the exchange qualifies?
No. It only organizes two timing rules. Property use, ownership, intermediary structure, identification, receipt of funds, and the complete transaction still require review.
