Identification
Forty-five calendar days from the relinquished closing to identify replacement property in writing. The rules are unforgiving and the letter has to be right the first time.
Beta
For Qualified Intermediaries
Your fee is under pressure. Your process doesn't have to be.
Investors increasingly pick an intermediary on the experience, not the fee schedule. 1031brain gives your firm a deadline engine that never forgets, your own process templated into every new file, and a client portal carrying your name — without building any of it.
We are not a Qualified Intermediary and never will be. We don't hold funds and we don't compete with you for deals.
Why now
The work is the same. The expectations aren't.
Funded, technology-first entrants are competing for exchanges on service and transparency — and in some cases on fee alone. Meanwhile the underlying obligation hasn't moved an inch: two federal deadlines, no extensions, and a client who will remember exactly who was holding their file.
Closing
One hundred and eighty days from that same date to acquire what was identified. Only property on the locked list is eligible — which is why day 45 decides day 180.
It becomes your problem
A failed exchange isn't a delay — it's a taxable sale on a transaction structured to defer entirely. The client's first question is what your process did to prevent it.
The platform
Your whole book, and every step inside it.
Built for the firm running dozens or hundreds of exchanges at once — not for a spreadsheet with three rows on it.
Every deal on one screen
Your book of business ordered by what is closest to a deadline, with at-risk files surfaced before they become phone calls.
A clock that doesn't rely on memory
Day 45 and day 180 are computed the moment you record the relinquished closing, and reminders go to your team and your client on their own schedule.
Your process, templated
Build your firm's checklist once. It drops into every new exchange automatically, and you can adjust it on any individual file without breaking the template.
Identification, enforced
The three-property and 200% rules checked as the client enters them, a generated identification letter, and your timestamped acknowledgement on the record.
Documents where the deal lives
Encrypted storage for what you file and what the client uploads, plus internal notes your client never sees.
Fewer status calls
Your client can see their own deadlines, documents and next step — so they stop calling to ask, and start noticing that you're organised.
How a file runs
Four steps, and the system carries the dates.
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1
You open the file
Enter your client's name and email. They get an invitation; your checklist is already waiting inside.
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2
They fill in the detail
A guided intake collects the property and the numbers — anything you already know is pre-filled, so they confirm rather than start from nothing.
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3
The sale closes
You record the actual closing date and both clocks start for real. Until then the dates are clearly marked as projected.
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4
You work the checklist
Identification, documents, acknowledgements and the replacement close — each step tracked, dated and attributable.
Your brand
Your client should see your firm, not ours.
White-labelling puts your logo, your name and your firm's identity across the entire client experience — the portal they log into, the emails they receive, the documents they keep. The platform disappears and the service is yours.
Ask about white-labelling-
We are not a Qualified Intermediary. We hold no funds and take no exchanges. You are never licensing software from a competitor.
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Your client relationship stays yours. We never contact your exchangers outside the workflow you control.
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Nothing to build or maintain. No engineering team, no security review of your own code, no roadmap to fund.
For exchangers
Your intermediary gave you access.
If you're doing a 1031 exchange, you'll reach 1031brain through the Qualified Intermediary handling your transaction. Inside, you'll see both deadlines counting down, what's due from you next, your documents in one place, and a direct line to the firm holding your proceeds.
Log in to your exchangeWorking with an intermediary already?
Ask whether they use 1031brain. If they don't, we're happy to talk to them — most firms are evaluating exactly this right now.
Introduce usWorth a conversation?
We're onboarding a small number of Qualified Intermediary firms and building alongside them. If your process still lives in Outlook reminders and a shared drive, we should talk.
Talk to usOr email us directly at hello@1031brain.com.