Navigating a 1031 Exchange in real estate can be a complex process, but one of the crucial steps is selecting the right Qualified Intermediary (QI). A Qualified Intermediary plays a pivotal role in ensuring that your 1031 Exchange is conducted smoothly and in compliance with the IRS rules. In this guide, we’ll explore how to find and select a QI that meets your needs.

What is a Qualified Intermediary?

A Qualified Intermediary, also known as an Accommodator or Facilitator, is an independent party who facilitates the 1031 Exchange process. The QI holds the sale proceeds from the relinquished property and later uses them to acquire the replacement property, ensuring that the investor does not take constructive receipt of the funds, which is a requirement for a valid 1031 Exchange.

Finding a Qualified Intermediary

Start with referrals by asking your real estate agent, attorney, or accountant. These professionals often have contacts with reputable QIs. Next, check for QIs who are members of professional associations like the Federation of Exchange Accommodators (FEA), as this indicates a level of professionalism and adherence to ethical standards. Lastly, do your own online research to find QIs with good reviews and ratings, focusing on testimonials and case studies on their websites.

Selecting a Qualified Intermediary

When selecting a QI, ensure they have significant experience in handling 1031 Exchanges by asking about their track record and the types of exchanges they have facilitated. Investigate the financial stability of the QI, which is crucial as they will be holding your funds; make sure they have fidelity bond insurance and Errors and Omissions (E&O) insurance for security. Opt for a QI who is responsive, communicates clearly, and is willing to guide you through the process.

Understand the QI’s fee structure to ensure it is transparent and reasonable, and avoid QIs with hidden fees or charges based on the interest earned on your funds. Carefully review the Exchange Agreement to ensure it clearly outlines the responsibilities of the QI and is in compliance with IRS regulations. Inquire how they handle escrow and safeguard your funds; it is advisable to choose a QI who uses a segregated account for your funds. The QI should also have a thorough understanding of IRS rules and regulations regarding 1031 Exchanges to ensure compliance and provide guidance on complex issues.

Diligence Checklist in Selecting a Qualified Intermediary

  1. Check for Experience and Expertise: Confirm the QI’s experience in handling 1031 Exchanges specifically.
  2. Assess Financial Stability: Investigate their financial health and insurance coverages like fidelity bond and E&O insurance.
  3. Evaluate Service and Communication: Ensure they are responsive and able to clearly communicate the nuances of 1031 Exchanges.
  4. Review Fees and Charges: Analyze their fee structure for transparency and reasonableness, avoiding hidden costs.
  5. Scrutinize the Exchange Agreement: Examine the agreement for clarity on QI responsibilities and compliance with IRS rules.
  6. Inquire about Escrow and Fund Security: Confirm how they manage escrow and the security measures for your funds.
  7. Verify IRS Compliance Knowledge: Ensure the QI is well-versed in IRS regulations pertaining to 1031 Exchanges.
  8. Seek Referrals and Testimonials: Look for referrals from trusted professionals and read testimonials from previous clients.
  9. Research Professional Association Memberships: Check if they are members of recognized associations like the Federation of Exchange Accommodators.
  10. Conduct Online Research: Investigate their online presence, reviews, and ratings.

By following this diligence checklist, you can be confident in your choice of a Qualified Intermediary for your 1031 Exchange.


Choosing the right Qualified Intermediary is critical for the success of your 1031 Exchange. Take the time to research and select a QI who is experienced, trustworthy, and knowledgeable. With the right QI, your 1031 Exchange process will be smooth, secure, and compliant with IRS regulations.

Final Tips

Start the search for a QI early in the process and never underestimate the importance of due diligence. Remember, the right QI is a partner in your investment strategy.

*Need more information on how to find a good QI? Contact our team today for a list of experienced 1031 QIs or to request additional information.