Regent · Identification

An identification that counts,before day 45 ends.

The exchanger lists replacement property from their phone and sees the rule check as they type. They sign the notice, your staff review it, and the list locks when day 45 ends. A late notice is refused, not quietly filed.

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The rules

Three ways a list can qualify.

Rule	What it allows	How Regent checks it
Three-property rule	Up to three properties, of any value.	Passes automatically for one to three properties.
200% rule	Any number of properties, if their combined fair market value is no more than twice the value of the property sold.	Adds the estimated values and compares them with twice the sale price, in exact cents. It shows the limit before the first property is entered.
95% exception	A list that meets neither rule still qualifies if the exchanger acquires at least 95% of the total value identified.	Shown as a note. It can only be known once the purchases close, so Regent never claims it in advance.

Identification must be in writing, signed by the exchanger, describe the property unambiguously and reach the intermediary by the end of day 45.

The exchanger’s side

Identify, check and sign, from a phone.

Before the first entry, the portal tells the exchanger their limit in dollars: “up to 3 properties of any value, or more if their total is no more than twice the value of the property you sold.” Each property needs an address, with an APN or legal description when the address isn’t enough. The list can change freely until they sign the notice.

A live verdict under the list, in plain words
Sign the identification notice electronically, or upload one signed on paper
The due time shown in your firm’s time zone: 11:59 PM on day 45

Four replacement properties totaling $2,445,000, under a $2,480,000 limit under the 200% rule — Four properties, checked against the 200% limit.

Your staff's side

Reviewed, confirmed, and on the record.

A signed notice arrives as pending review. A processor confirms it, or rejects it with a reason. A later notice that revises the list supersedes the earlier one, and a revocation is its own signed form. The confirmed notice is the identification of record, the exchanger is told it was confirmed, and a receipt acknowledgment form is on the file.

When an exchanger sends a notice by email or on paper, staff can enter it for them. Where reading is switched on, Regent can read an uploaded notice, PDF or photo, and pre-fill the property list for a person to check before anything is saved.

Regent identification tab: 25 days left to identify, day 0 transfer Oct 17, day 45 Dec 1 at 11:59 PM, exchange ends Mar 15 2027, waiting for the exchanger's identification — The identification tab: days left, both deadlines and the waiting notice.

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

Statuses

Every notice has a state.

Awaiting signature

The exchanger saved a list and hasn't signed the notice yet.

Pending review

Signed and delivered. Timely if it arrived before day 45 ended.

Confirmed

Accepted by staff. This is the identification of record.

Rejected

Returned with a reason, so the exchanger can fix it before day 45.

Revoked or withdrawn

Replaced by a later notice, or taken back by a signed revocation.

Locked

After day 45 no new list starts, and a late notice doesn't count.

Straight answers

Questions processors ask

What value does the 200% rule use for the property sold?: Its fair market value. Regent uses the recorded sale price as the estimate and says so, and it can't evaluate the rule until that price is recorded.
Does Regent decide whether a property is like-kind?: No. Regent checks the count and value rules and the timing. Whether a property qualifies is for the exchanger and their advisors.
Can the exchanger change the list after signing?: Yes, before day 45: they sign a new notice, which supersedes the old one once confirmed. After day 45 the list is locked.
Can I test a list without signing in?: Use the free identification rule checker, which runs the same evaluation.

Keep going

Watch an identification go from phone to confirmed.

We'll run an exchanger's list through the rule check, the signed notice and staff review.

Your team has a direct line to ours.