Regent · Deadline tracking

Day 45 and day 180,on every file, every day.

The two dates in a 1031 exchange don't move for weekends, holidays or a busy week. Regent computes both the moment the sale closes, cuts the exchange period short when the tax return comes due first, and reminds the right people on the schedule your firm sets.

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The top of a Regent exchange file: day 20, identification deadline Dec 1, exchange ends Mar 15 2027 on the tax-return due date, with a timeline from closing to wrap-up — The top of every file: today's day number, both deadlines, and a timeline from closing to wrap-up. Here the exchange period ends on the return due date, flagged as assumed until staff confirm the filer.

Screens from Regent today, with a sample firm and sample exchanges. Your workspace and portal carry your firm’s name and logo.

The rule

Two periods, one start date.

Both periods start the day the relinquished property transfers. The exchanger has 45 calendar days to identify replacement property in writing, and must receive it by the end of the exchange period: 180 calendar days, or the due date of their tax return for the year of the transfer, including extensions, if that comes first.

That last clause is the one spreadsheets miss. A sale in late October or later can lose weeks of its exchange period to a March 15 or April 15 due date unless the exchanger files an extension. Regent works it out for every file.

How Regent computes it

The safe date first, then the confirmed one.

Who files the return	Assumed due date	What Regent does
Individual, or a one-owner LLC on its owner's return	April 15	Uses April 15 of the year after the transfer.
Trust or estate	April 15	Uses April 15.
C corporation	April 15	Uses April 15 once staff record the classification.
Partnership, multi-member LLC or S corporation	March 15	Uses March 15.
A company whose tax treatment isn't recorded	March 15	Assumes the earlier date until staff confirm. A customer's answer can never make the deadline later on its own.

Calendar-year filers. No weekend or holiday roll-forward is applied to the due date; when that question is unsettled, Regent uses the earlier date.

The exchanger can report “I’ve filed an extension” from the portal; staff settle it and the exchanger is told the result
With an extension on file, the full 180 days apply
Staff can record the actual due date, or override a deadline with a required note

“Today” is your firm’s time zone, so day 45 ends at midnight where your firm is
A notice delivered after day 45 is refused, in the same words everywhere it appears
Disaster postponements are recorded as an override with the reason

Reminders

Reminders on your schedule, to the right people.

Each firm sets its own reminder schedule for day 45, day 180 and an exchange period that ends early at the return due date. The default is 14, 7, 3, 1 and 0 days before. Reminders go to the exchanger by email or text, and to the file’s processor by email. If day 45 passes without a notice that counts, your firm’s admins hear about it once, by name and file.

Every message lands in the file’s message log with its delivery status, so “did they get the reminder?” has an answer. Reminders stop once the step is done.

Regent notification settings: reminder rows for the identification deadline and the exchange period end, by audience and channel, at 14, 7, 3, 1 and 0 days before — Reminder settings: who hears about each deadline, by which channel, and how many days ahead.

Across the firm

Every deadline in the next 14 days, on one list.

The workbench lists every file with a deadline in the next 14 days and anything already missed. The exchanges list sorts by next deadline and filters by phase, processor and “due within”. A missed day 45 or an exchange period that ended without a purchase marks the file as looking failed, for a staff member to confirm or dismiss.

Need the numbers for a single sale? The free 1031 deadline calculator runs the same rules.

Straight answers

Questions processors ask

Does day 45 move if it falls on a Saturday?: No. Both periods count calendar days and neither moves for a weekend or a holiday. Regent shows the real date.
What if a federally declared disaster postpones the deadlines?: Staff record the postponed date as an override with a note citing the relief. The original date stays in the history.
Can Regent sync deadlines to Outlook or Google Calendar?: Not today. Deadlines live on the file, the workbench and the exchanges list, and reminders go out by email and text.
Do reminders go to the exchanger's CPA or attorney?: Reminders go to the exchanger and to your staff. Outside advisors aren't users in Regent today.

Keep going

Never lose a day 45 again.

We'll show you a file from the closing through day 180, and what your team sees each morning.

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