Delayed Exchange Process

Delayed Exchange Identification Period

A delayed exchange is the most common exchange format, providing investors the flexibility of up to a maximum of 180 days to purchase a replacement property. The use of a qualified intermediary is required to complete a valid delayed exchange. The qualified intermediary prepares the necessary exchange documents to assist the taxpayer with meeting the many detailed requirements of the Code, as well as avoiding numerous destructive pitfalls.


Prior to closing the sale of the relinquished property, the taxpayer enters into the Exchange Agreement with API. Pursuant to the Exchange Agreement, an Assignment is executed prior to closing, and API assumes the exchanger’s Purchase and Sale agreement. API instructs the closing/escrow officer or closing attorney to directly deed the property from the exchanger to the buyer. Proceeds are transferred directly to the qualified intermediary, thereby protecting the exchanger from actual or constructive receipt of funds.


The taxpayer must properly identify potential replacement properties within 45 calendar days. API provides the taxpayer with the specific identification requirements, one of which is that the identification must be made in writing and the property must be unambiguously described. The three rules of identification are:

  1. Three Property Rule: A taxpayer may identify a maximum of three (3) replacement properties, without regard to the fair market value of the properties.
  2. Two-Hundred Percent Rule: The taxpayer may identify any number of properties as long as the aggregate fair market value does not exceed two-hundred percent (200%) of the aggregate fair market value of the relinquished property.
  3. Ninety-Five Percent Exception: The taxpayer may identify any number of properties without regard to the combined fair market value, as long as the properties acquired amount to at least ninety-five percent (95%) of the fair market value of all identified properties.


The taxpayer has a total of 180 calendar days from closing of the relinquished property, or their tax filing date, whichever is earlier, to acquire like-kind replacement properties. Prior to closing on the replacement property, the taxpayer assigns the Purchase and Sale Agreement to the qualified intermediary. After the Assignment is executed, the exchange is completed when the qualified intermediary purchases the replacement property with the exchange proceeds and transfers it back to the taxpayer by a direct deed from the seller.