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| THE DELAYED EXCHANGE |
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There is a common misconception that all tax deferred exchanges
are complicated and require all properties, relinquished and
replacement, to close concurrently. Fortunately, the most common
exchange variation, the delayed exchange (also referred to as a
deferred or “Starker” exchange, Starker v. U.S., 602 F.2d 1341),
provides Exchangers with more
flexibility and options in acquiring the
replacement property than the simultaneous exchange. The delayed
exchange begins when the Exchanger’s
first relinquished property is
sold and is completed when the last replacement property is acquired
within the prescribed exchange period. To provide the required notice
to the relinquished property buyer(s) and the replacement property
seller(s) the Purchase and Sale Contract for each property should
include an “exchange cooperation”.
The use of a Qualified Intermediary (also known as an “Accommodator”
or “Facilitator”) is the most common method used to complete a valid |
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delayed exchange quickly and easily. The Qualified Intermediary is an independent party to the exchange transaction, who
performs the function of creating the reciprocal trade of properties for the exchange, holds the exchange funds and supplies
the necessary exchange documents, such as the Exchange Agreement, Assignments and Closing Instructions. The Exchanger
assigns the rights in the Sale Contract for the relinquished property and in the Purchase Contract for the replacement
property to the Qualified Intermediary, who essentially becomes the “seller” of the relinquished property and the “buyer”
of the replacement property. To avoid actual or constructive receipt of the exchange funds by the Exchanger the proceeds
from the sale of the relinquished property are held by the Qualified Intermediary until they are needed for the acquisition of
the replacement property. In both simultaneous and delayed exchanges in which a Qualifi ed Intermediary is used to create
the reciprocal exchange of properties the IRS allows “direct deeding” of the relinquished property from the Exchanger to
the buyer and of the replacement property from the seller to the Exchanger, thereby avoiding the necessity of the Qualifi ed
Intermediary holding title to any property. Revenue Procedure 90-34, 1990-16 C.B. 552 Treas. Reg.§1.1031(k)-1(g)(4)(v).
Direct deeding avoids the assessment of double state, county, or local documentary transfer taxes and any liability on the part
of the
Qualified Intermediary for environmental hazards that may exist on the property. |
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The Treasury Department issued Regulations in 1991 that clarifi ed the acceptable methods to properly identify replacement
property. See Treas. Regs. §1.1031(k)-1(b)-(e). First, the Exchanger must receive all replacement property within the earlier
of 180 days after the date on which the Exchanger transferred the fi rst relinquished property, or the due date (including
extensions) for the Exchanger’s tax return for the tax year in which the transfer of the fi rst relinquished property occurs.
Second, the Exchanger must identify the replacement property to be acquired by the end of the Exchange Period within 45
days of the transfer of the fi rst relinquished property. These time periods are very strict and cannot be extended even if the
45th day or 180th day falls on a Saturday, Sunday or legal holiday. The proper identifi cation of replacement property is critical
and if not made in a timely manner the exchange fails and the entire transaction is taxable. The rules are as follows: (a) the
replacement property identifi cation must be in writing and signed by the Exchanger, (b) it must be delivered by mail, fax or
hand delivery to a party to the exchange transaction (usually the Qualifi ed Intermediary) by midnight of the 45th day, (c)
the replacement properties must be unambiguously described, such as by a street address, tax lot number, legal description
or the like, and (d) the Exchanger may list up to three properties of unlimited value, but if more than three properties are
listed, their total aggregate fair market value may not exceed 200% of the aggregate fair market value of the relinquished
property. It is essential in a delayed exchange to adhere to these rules and deadlines established for identifying and acquiring
the replacement property. Failure to comply with these rules may result in a failed exchange. |
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