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Federally Declared Disaster Extensions for 1031 Exchanges

If you are in the unfortunate situation of being affected by a federally declared natural disaster, please contact your 1031 CORP. Exchange Officer immediately. Under Revenue Procedure 2018-58, you may qualify for an extension to your 45-Day Identification and 180-Day Exchange Period deadlines. Extensions are not automatic and they do not apply to state or local states of emergency or all federally declared disasters. IRS issues a Notice or News Release listing the affected areas. A list of affected areas can be found on Tax Relief in Disaster Situation page on the IRS website

Extensions apply to reverse and delayed exchanges and provide the greater of either a 120 day extension or until the specific deadline date provided in the extension.

Taxpayers that may qualify for an extension are defined as follows: (a) An “affected taxpayer” as defined in IRC section 301.7508A-1(d)(1) of the Procedure and Administration Regulations; OR (b) Has difficulty meeting the 45-day identification or 180-day exchange deadlines for the following or similar reasons:

  1. The relinquished property or the replacement property is located in a covered disaster area;
  2. The principal place of business of any party to the transaction (for example, the qualified intermediary, exchange accommodation titleholder, transferee, settlement attorney, lender, financial institution, or a title insurance company) is located in the covered disaster area;
  3. Any party to the transaction (or an employee of such a party who is involved in the 1031 exchange transaction) is killed, injured, or missing as a result of the federally declared natural disaster;
  4. A document prepared in connection with the exchange (for example, the agreement between the transferor and the qualified intermediary or the deed to the relinquished property or replacement property) or a relevant land record is destroyed, damaged, or lost as a result of the federally declared disaster;
  5. A lender decides not to fund either permanently or temporarily a real estate closing due to the federally declared disaster or declared disaster or refuses to fund a loan to the taxpayer because flood, disaster, or other hazard insurance is not available due to the federally declared disaster; or
  6. A title insurance company is not able to provide the required title insurance policy necessary to settle or close a real estate transaction due to the federally declared disaster.

The extension also applies to relief workers affiliated with recognized charities and government agencies assisting in the affected area.

Note it is imperative that you notify your 1031 CORP. Exchange Officer if you are affected by a federally declared disaster because it is impossible for us know, especially if the disaster area is not where your exchange properties are located.

The IRS disaster help line is 1-866-562-5227.

Below is a list of the most recent disaster extensions. 

Georgia: September 12, 2023

All 46 counties in South Carolina qualify.

Disaster date that began on August 29, 2023.

The general postponement date is February 15, 2024.

IRS Notice IR-2023-163

South Carolina: September 6, 2023

All 46 counties in South Carolina qualify.

Disaster date that began on August 29, 2023.

The general postponement date is February 15, 2024.

IRS Notice IR-2023-163

Florida: August 30, 2023

Alachua, Baker, Bay, Bradford, Brevard, Calhoun, Charlotte, Citrus, Clay, Collier, Columbia, DeSoto, Dixie, Duval, Flagler, Franklin, Gadsden, Gilchrist, Gulf, Hamilton, Hardee, Hernando, Hillsborough, Jefferson, Lafayette, Lake, Lee, Leon, Levy, Liberty, Madison, Manatee, Marion, Nassau, Orange, Osceola, Pasco, Pinellas, Polk, Putnam, Sarasota, Seminole, St. Johns, Sumter, Suwannee, Taylor, Union, Volusia and Wakulla counties in Florida.

Disaster date that began on August 27, 2023.

The general postponement date is February 15, 2024.

IRS Notice FL-2023-06

Alaska: August 29, 2023

Bering Strait, Copper River, Kuspuk, Lower Kuskokwim, Lower Yukon and Yukon Flats in Alaska.

Disaster date that began on May 12, 2023.

The general postponement date is October 31, 2023.

IRS Notice AK-2023-10

Hawaii: August 21, 2023

Maui and Hawaii Counties.

Disaster date that began on August 8, 2023.

The general postponement date is October 15, 2024.

IRS Notice HI-2023-05

Illinois: August 16, 2023

Cook County

Disaster date that began on June 29, 2023.

The general postponement date is October 31, 2023.

IRS Notice IL-2023-06

Mississippi: August 15, 2023

Claiborne, Copiah, Covington, Jackson, Jasper, Jefferson, Jefferson Davis, Lawrence, Leake, Neshoba, Newton, Rankin, Scott, Simpson, Smith and Wayne Counties.

Disaster date from June 14, 2023, to June 19, 2023.

The general postponement date is October 16, 2023.

IRS Notice MS-2023-03

Vermont: July 17, 2023

Addison, Bennington, Caledonia, Chittenden, Essex, Franklin, Grand Isle, Lamoille, Orange, Orleans, Rutland, Washington, Windham and Windsor Counties.

Disaster date beginning July 7, 2023.

General postponement date is November 15, 2023.

IRS Notice VT-2023-01

California: May 4, 2023

Modoc County

Disaster date beginning February 21, 2023.

General postponement date is August 15, 2023.

IRS Notice CA-2023-04

Florida: May 1, 2023

Broward County

Disaster date beginning April 12 to April 14, 2023.

General postponement date is August 15, 2023.

IRS Notice FL-2023-04

Oklahoma: April 18, 2023

McClain and Pottawatomie counties.

Disaster date beginning April 19 to April 20, 2023.

General postponement date is August 31, 2023.

IRS Notice OK-2023-01

Indiana: April 17, 2023

Allen, Benton, Clinton, Grant, Howard, Johnson, Lake, Monroe, Morgan, Owen, Sullivan, and White counties.

Disaster date beginning March 31 to April 1, 2023.

General postponement date is July 31, 2023.

IRS Notice IN-2023-02

Tennessee: April 10, 2023

Cannon, Hardeman, Hardin, Haywood, Lewis, Macon, McNairy, Rutherford, Tipton, and Wayne counties.

Disaster date beginning March 31 to April 1, 2023.

General postponement date is July 31, 2023.

IRS Notice TN-2023-02

Arkansas: April 3, 2023

Cross, Lonoke, and Pulaski counties.

Disaster date beginning March 31, 2023.

General postponement date is July 31, 2023.

IRS Notice AR-2023-01

Mississippi: March 27, 2023

Carroll, Humphreys, Monroe, and Sharkey counties.

Disaster date beginning March 24, 2023.

General postponement date is July 31, 2023.

IRS Notice MS-2023-02

California: March 17, 2023

Alpine, Amador, Butte, Calaveras, Del Norte, El Dorado, Fresno, Glenn, Humboldt, Imperial, Inyo, Kern, Kings, Lake, Los Angeles, Madera, Mariposa, Mendocino, Merced, Mono, Monterey, Napa, Nevada, Orange, Placer, Plumas, Sacramento, San Benito, San Bernardino, San Francisco, San Joaquin, San Mateo, San Luis Obispo, Santa Barbara, Santa Clara, Santa Cruz, Sierra, Sonoma, Stanislaus, Trinity, Tulare, Tuolumne, and Yuba counties.

Disaster date began March 9, 2023.

General postponement date is October 16, 2023.

IRS Notice CA-2023-03