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How to Find a Qualified Intermediary for 1031 Exchange

December 15, 2023

From keeping exchange funds in escrow to documentation and support, the roles of a QI are critical to the success of your 1031 exchange.

To have a successful and compliant tax-deferred exchange, you need to choose an experienced Qualified Intermediary (QI) with a deep knowledge of IRS regulations and a proven track record, who can handle funds securely, maintain a neutral third-party status, communicate clearly, and guide you through the process.

If you’re in California, finding a reputable QI does not have to be a hassle. With over 30 years of experience, our licensed CPA professionals at Universal Pacific 1031 Exchange are experts at facilitating smooth and compliant 1031 exchange transactions.

Schedule a free consultation with us to discuss your extension request and guide you through the process.

In the following article, we will guide you through the key steps and considerations on how to find a qualified intermediary for your 1031 exchange needs.

Who is a Qualified Intermediary?

Who is a Qualified Intermediary?

A Qualified Intermediary (QI) is an independent party that facilitates the process of a 1031 exchange and makes sure the transactions comply with the Internal Revenue Service (IRS) regulations. Their primary role involves overseeing the transfer of funds from the sale of a relinquished property to help the exchanger acquire the replacement property.

Qualified intermediaries hold the money in safe escrow accounts, safeguarding the exchange’s integrity while guiding you through the intricate process of like-kind exchanges.

What is the Role of a Qualified Intermediary?

The key responsibilities of a Qualified Intermediary include:

Facilitating Transactions

Qualified intermediaries guide the exchange by securely managing funds from the sale of the relinquished property to the purchase of the replacement property involved in the 1031 exchange.

IRS Compliance

They ensure strict adherence to IRS rules governing 1031 exchanges, keeping track of timelines and requirements that are required to maintain tax-deferral benefits.

Escrow Account Services

Acting as a custodian, a qualified intermediary safeguards funds, preventing direct access by the investor, and thereby upholding compliance with the Internal Revenue Code.

Documentation Support

QIs assist in preparing necessary paperwork, written exchange agreement, and documentation, ensuring accuracy and completeness for legal compliance.

Guidance and Neutrality

Providing expert guidance, qualified intermediaries maintain impartiality as a neutral third party, offering advice and risk mitigation strategies while promoting fairness and transparency throughout the exchange process.

Legal Requirements For a Qualified Intermediary

Legal Requirements For a Qualified Intermediary

To qualify as a QI for a 1031 exchange, an entity must adhere to certain legal requirements stipulated by the IRS. These requirements are designed to ensure that the QI functions as a neutral third party and facilitates a legitimate like-kind exchange. Here are some of the key legal requirements for a QI:

1. Independence

The QI must be an independent third party. It cannot be the taxpayer or a disqualified person. As per the IRS, a disqualified person typically includes close relatives, business partners, or anyone with a pre-existing relationship with the taxpayer.

2. Qualified Intermediary Agreement

The QI must enter into a written exchange agreement with the taxpayer, known as the Qualified Intermediary Agreement. The agreement outlines the rights and responsibilities of both parties during the 1031 exchange period.

3. Safe Harbor Regulations

The QI must comply with the safe harbor regulations outlined in Treasury Regulations Section 1.1031(k)-1(g)(4). These regulations provide specific guidelines for the actions and responsibilities of the QI in facilitating the exchange.

4. No Actual or Constructive Receipt

The QI must ensure that the taxpayer does not have actual or constructive receipt of the exchange proceeds from the relinquished property. The funds must be held in a qualified escrow or trust account controlled by the QI.

5. Notification to Transferee

Qualified Intermediaries must provide written notice to the transferee – the party buying the relinquished property – that the QI is holding the exchange funds and that the transferee’s rights under the purchase agreement are being assigned to the QI.

6. Timely Identification and Acquisition

The QI must adhere to the strict timelines for identifying and acquiring the replacement property. The identification of potential investment properties for the replacement property must typically occur within 45 days of the sale of the relinquished property, and the acquisition must be completed within 180 days.

Preparing to Search for a Qualified Intermediary

Preparing to Search for a Qualified Intermediary

Choosing the right QI from a list of potential qualified intermediaries involves a careful assessment of your specific needs and preferences. Evaluating these aspects will help identify the most suitable QI aligned with your unique 1031 exchange objectives.

  • Start by evaluating the details of your 1031 exchange process, whether it involves multiple properties, complex timelines, or specific transaction requirements. 
  • Consider the level of guidance you may need. Some investors prefer hands-on support, while others seek more independent mentorship with occasional advice.  Also, more complex exchanges such as improvement exchanges and reverse exchanges may require more guidance.
  • Communication plays a crucial role in any business relationship. So you’ll need to determine your preferred frequency and mode of communication with the qualified intermediary.
  • Do you require a QI well-versed in handling similar exchanges or are you open to working with someone newer but possibly more attentive? It’s recommended to choose a QI experienced in handling similar cases.Our licensed professionals at Universal Pacific 1031 Exchange posses the expertise and experience you require for a stress-free, compliant exchange, with over 30 years of proven experience on the job. Book a free consultation with us to discuss your extension request and start an exchange.
  • Consider the extent of ongoing support you expect throughout the transaction right from the initial consultation to post-exchange assistance.

How to Finding The Right Qualified Intermediary: Step-by-Step Guide

How to Finding The Right Qualified Intermediary: Step-by-Step Guide

1. Research Potential Candidates

Not all qualified intermediaries might be suitable for your exchange needs. When searching for a QI, consider these tips to conduct effective research:

  • Online Presence: Explore their website, and look for comprehensive information about their services, experience, and testimonials. At Universal Pacific, we provide a free resource on everything you need to know about 1031 exchange and our services.
  • Industry Presence: Assess their presence in industry-related forums, associations, or directories. A QI actively involved in such networks might be committed to staying updated with industry standards.
  • Transparent Fee Structure: Look for transparency in their fee structure. A qualified intermediary should clearly outline their fees, avoiding hidden charges or ambiguous pricing.

2. Evaluate Their Experience

Consider the following when assessing the qualifications and experience of a QI for your 1031 exchange.

  • Depth of Experience: Look for a QI with a substantial track record in handling exchanges similar to the complexity and scale of your transaction. Experience in diverse scenarios often indicates the ability to navigate various complex transactions effectively.
  • Certifications and Memberships: Verify if the QI holds relevant certifications or memberships in professional associations dedicated to 1031 exchanges. Memberships or certifications from organizations like the Federation of Exchange Accommodators (FEA) or the National Association of Realtors (NAR) can signify a commitment to industry standards.
  • Case Studies or Success Stories: In addition to client references, review any case studies or success stories shared by the qualified intermediary. These materials can offer insights into their problem-solving abilities and successful transaction management.

3. Examine References and Reviews

  • Independent Reviews: Look beyond the QI’s website for independent reviews on platforms like Google, Yelp, or industry-specific forums. These platforms provide unbiased perspectives, shedding light on both positive and negative experiences.
  • Client References: Request references from the QI and make direct contact with these past clients if possible. Inquire about their specific experience with the intermediary, focusing on aspects such as communication, support, adherence to timelines, and overall satisfaction with the exchange.

Key Factors To Consider When Choosing a Qualified Intermediary

Key Factors To Consider When Choosing a Qualified Intermediary

As you search for the right QI, it’s important to know what to look out for to make an informed decision. Some of the key factors include:

Reputation and Reliability

You can gauge a QI’s reputation by reviewing client testimonials and independent reviews on platforms like Google or industry-specific forums while seeking recommendations from trusted sources within the real estate or financial industry.

Also look for indicators of reliability, such as the QI’s history of successful exchanges, prompt and transparent communication, adherence to deadlines, and commitment to resolving client concerns.

Fees and Other Charges

To understand the fee structure, request a detailed breakdown of the service fee, including any upfront charges, transaction fees, or additional costs, and the scope of services covered within their fees.

Do your due diligence by comparing fee structures among multiple QIs. Beware of unusually low fees, as they might signal hidden charges or compromised service quality.

Insurance and Safeguarding Funds

Inquire about the QI’s insurance policies. Adequate coverage safeguards against potential mishaps or errors during the exchange, and provides a layer of protection for your funds.

Endeavor to understand how the QI safeguards funds during the exchange. Make sure they utilize secure and regulated mechanisms to prevent any mishandling or misplacement of your exchange funds.

Red Flags and Common Mistakes to Avoid When Choosing a Qualified Intermediary

Recognizing warning signs and avoiding certain typical mistakes can secure your 1031 exchange transaction. Here are some red flags to look out for:

  • Lack of Transparency: Beware of Qualified Intermediaries with vague or unclear communication regarding their services, fee structures, or compliance processes. A lack of transparency might signal potential issues.
  •  Unusually Low Fees: Unrealistically low fees could mean hidden charges or compromised service quality. So, be cautious of QIs offering significantly lower fees than industry standards
  •  Limited Experience: Choosing a QI with limited experience in handling exchanges similar to yours might pose challenges. Lack of expertise in complex transactions could lead to errors or delays.

Common Risks to Avoid

By avoiding these common errors, you can scale through this crucial decision-making phase with confidence.

  • Rushing the Decision: Hastily selecting a QI without thorough research or comparing multiple candidates might lead to regrets later. Take the time to evaluate various options diligently.
  • Ignoring Client Feedback: Disregarding past client experiences or failing to check references and reviews might result in overlooking critical insights into the QI’s performance and reliability.
  •  Focusing Solely on Fees: While fees are essential, solely basing the decision on low costs without considering the QI’s reputation, experience, or insurance coverage could be a mistake.

Final Steps in Engaging a Qualified Intermediary

The final steps in finding and engaging a Qualified Intermediary involve drafting agreements and establishing effective communication channels. Some of the key points to consider when drafting an agreement with a QI include:

  • Ascertain that the agreement clearly outlines the services the Qualified Intermediary will provide, including fund handling, compliance support, and exchange facilitation.
  • Detail the QI’s fees comprehensively, including any upfront charges or additional costs. Clarify services covered within these fees to prevent misunderstandings.
  • List the compliance obligations very clearly and make sure the QI adheres strictly to IRS regulations and industry standards throughout the exchange.
  • Consider involving legal expertise to review the agreement so that it aligns with your interests and protects your rights during the exchange.
  • Discuss alternative plans in case of unforeseen circumstances. Also, outline the procedures for addressing potential issues or delays.

Consider the following when setting up effective communication channels:

  • Establish your preferred communication modes and frequency of updates with the QI, to ensure clear and consistent information flow.
  • Define key milestones and timelines in the exchange process, aligning your expectations as they relate to critical deadlines to prevent delays.
  • Confirm documentation requirements, ensuring clarity on responsibilities for preparing, submitting, and maintaining necessary paperwork.
  • Assign roles and responsibilities to all involved parties, this will help you avoid any form of confusion and will also guarantee accountability during the exchange.
  • Establish a feedback mechanism to address concerns or suggest improvements, to help foster open communication and enhance your exchange process.


When choosing a Qualified Intermediary for your 1031 exchange, prioritize reputation and reliability. Finding a QI with a good reputation, clear fee structures, proper insurance coverage, and a commitment to protecting your funds assures you of a trustworthy partner. Pay attention to warning signs like lack of transparency, unusually low fees, or limited experience to avoid potential pitfalls in selecting a Qualified Intermediary (QI) for your 1031 exchange.

At Universal Pacific Exchange, we’re committed to helping you facilitate a successful exchange so you can enjoy the tax benefits. Take the right first step by booking a free consultation call with us today!

About The Author

Michael Bergman, CPA
Michael Bergman is a California licensed CPA and Real Estate Broker with over 32 years of experience in commercial real estate. Specializing in 1031 tax-deferred exchanges and financial oversight, his expertise is invaluable for complex real estate transactions. Michael’s unique blend of financial acumen and real estate knowledge positions him as a trusted advisor in the industry, offering sound advice and strategic insights for successful property management and investment.

Don’t let taxes hinder your property investment decisions. Connect with us today for a free, no-obligation 1031 exchange consultation. Let us help you navigate the process with ease.