|
Flow Maps
|
Flow Maps
Build-to-suit variant of reverse parking — an EAT (SPE-LLC) holds title while improvements are constructed with exchange funds. Value must be in place before the 180-day deadline, not merely title transferred. Deadline anchor: EAT deed recorded (eat-parking-arrangement-setup).
reverse-qeaa-5day-watcher must use a business-day schedule, not a simple 5-day interval.
identify-relinquished is required, or the Identification Notice document names the wrong property and fails IRS requirements.
cumulative-completed-value
predicate alongside the calendar check — "improvements complete" AND "by Day 180."
section-card--accent-purchase modifier.
Every step is executed by a named Vectr workflow triggered by an event, never by manual staff action. Synthetic exchange data: Matt Belcher · 456 Sunset Blvd, Los Angeles CA · $850,000 relinquished · $1,100,000 replacement + $200,000 improvements.
Your QI forms (or arranges) the single-purpose EAT, an SPE-LLC acting as Exchange Accommodation Titleholder. The EAT has its own bank account and deed capacity. Exchanger cannot be the EAT — structural firewall against constructive receipt. The formation request is opened automatically on exchange creation of type improvement/reverse.
EAT (SPE-LLC) closes on the replacement property. Title records in the EAT's name. This deed-recorded event
fires eat-parking-arrangement-setup,
which arms all three statutory clocks simultaneously: 5-biz-day QEAA, 45-day relinquished ID, and 180-day parking max.
Exchange: 456 Sunset Blvd → 812 Pacific Coast Hwy (to be improved) · $1,100,000 acquisition.
Qualified Exchange Accommodation Agreement signed within 5 business days of EAT deed recording. Both exchanger and QI must sign via DocuSign. This is the only business-day clock in the system — naive calendar timers fire early over weekends.
reverse-qeaa-5day-watcher
uses a business-day schedule to skip Saturday/Sunday, not a raw 5-day interval.
Exchange funds are disbursed from QI escrow to contractors via a draw schedule. Each draw is a multi-party-gated
escrow-wire-release workflow step.
The EAT holds title to the property-under-improvement while draws occur.
Reuses purchase purple — no new hub color.
one-eighty-day-deadline-guard
tracks cumulative_completed_value
alongside the calendar date — improvements must be substantially completed and value in place, not merely contracted.
deadline_date < NOW AND cumulative_completed_value < exchange_value
→ block transfer-out and alert QI.
Day 150 warning · Day 170 warning · Day 179 hard block if value not certified.
Exchanger must identify the relinquished property within 45 calendar days.
This is the inverse of a forward exchange — the ID hub uses
bodyVariant identify-relinquished.
The property being sold is 456 Sunset Blvd, Los Angeles CA (the exchanger's existing property).
Generates a Relinquished Property Identification Notice, not a Replacement Property Notice.
identify-relinquished
— if the forward bodyVariant is used, the system generates a Replacement Property Identification Notice
naming the property already held by the EAT. That document fails IRS requirements because it identifies the wrong
property direction for a reverse exchange.
Exchanger sells 456 Sunset Blvd ($850,000). Proceeds wire to QI escrow via
escrow-wire-routing.
QI officer authorizes receipt via multi-party approval.
Reuses forward exchange Sales Hub workflows (no new workflows needed for this step).
Atomic, multi-party-gated step: EAT deed transfers to exchanger, EAT loan repayment confirmed, any remaining QI escrow wired to exchanger or closing. Requires two authorized officers, proposer distinct from approver; the bank executes the wire. Value-in-place predicate must be satisfied before this step can initiate.
cumulative_completed_value ≥ exchange_value
AND deadline not expired. If value is not in place by Day 179, QI receives a hard-block alert and
must manually clear before transfer-out proceeds.
Form 8824 (Like-Kind Exchanges) pre-filled from exchange data. Includes adjusted basis calculation reflecting the construction improvements — the basis in the replacement property includes both the acquisition cost and qualified improvement costs. Exchanger + CPA review; QI counter-signs.
| # | Workflow | Trigger | Human Gate | Documents | Type |
|---|---|---|---|---|---|
| 1 | eat-entity-formation |
Exchange created (improvement type) | None (automated) | SPE-LLC articles · EAT escrow · Operating agreement | Det |
| 2 | eat-parking-arrangement-setup |
EAT deed-recorded webhook | None — starts 3 timers | Parking arrangement record | Watch |
| 3 | eat-agreement-generate |
Parking setup complete | Exchanger + QI e-sign | QEAA Agreement · EAT loan docs | Doc |
| 4 | reverse-qeaa-5day-watcher |
Day 0 (deed recorded) | QI escalation Day 5 if unsigned | Day 3 reminder · Day 5 escalation | Biz-days |
| 5 | reverse-45day-relinquished-id-watcher |
Day 0 (deed recorded) | QI alerted Day 44 | Relinquished Property ID Notice | Watch |
| 6 | escrow-wire-release |
Draw approved (multi-party) | Two authorized officers per draw | Draw wire confirmation | Appr |
| 7 | one-eighty-day-deadline-guard |
Day 0 (deed recorded) | Day 179 hard-block if value not certified | Day 150/170 warnings · Day 179 block | Value |
| 8 | eat-transfer-out |
Exchanger requests; an authorized officer proposes | Two authorized officers — NEVER single-person | Deed transfer · Loan repayment · Wire auth | Appr |
| 9 | form-8824-generate |
EAT transfer-out completion | Exchanger + CPA + QI | IRS Form 8824 (PDF) | Doc |
cumulative_completed_value predicate
Your replacement property is already parked in the EAT. Every contractor draw is a multi-party-gated disbursement — I can show you which draws are approved and how much exchange value has been placed so far. The critical thing: all improvements must be substantially completed with value in place before Day 180. Money you spend after Day 180 doesn't count toward your exchange value, even if the work is done. I'll alert you at Day 150, Day 170, and hard-block at Day 179 if we're not on track.