Open1031 is the AI-native software platform that Qualified Intermediaries run their 1031 exchange practice on. Durable workflows run every exchange around the clock — your clients never miss a deadline, and you stay the QI of record.
Starting an exchange yourself? You'll be set up with a licensed Qualified Intermediary on the platform.
Purpose-built for Qualified Intermediaries — not software bolted onto a manual workflow. Here's what the platform changes for your practice.
Open1031 is software built for Qualified Intermediaries to run their practice — not a replacement for the QI. The licensed QI remains the fiduciary of record.
Durable 45-day identification watcher and 180-day close guard run 24/7. They escalate early — your clients never miss a deadline.
Forward, reverse (QEAA), improvement/build-to-suit, and simultaneous — plus DST interests as a passive replacement-property option. Offer the types most firms refuse or surcharge.
Exchange proceeds sit in segregated, bonded qualified escrow under the QI of record. No single actor can move them without multi-party workflow approval.
Neela guides your clients through every step with live exchange context. Every action, every state change is logged to an immutable audit record.
When your Qualified Intermediary runs on Open1031, you get real-time visibility, 24/7 deadline monitoring, and Neela as your exchange guide — while the licensed QI remains your fiduciary of record.
The 45-day identification window and 180-day close guard run 24/7 as durable workflows. You get escalating alerts before any deadline approaches — no relying on a phone call.
Your exchange proceeds sit in a segregated qualified escrow account held by the licensed QI — visible in real time, never commingled, and never movable without multi-party approval.
Neela answers with your actual exchange context loaded — basis, boot, deadlines, properties. Educational guidance, not individualized tax advice. Your QI remains the fiduciary.
Starting an exchange through this site sets you up with a licensed Qualified Intermediary operating on the platform.
One platform for every 1031 scenario, with the legal anchor and automation story for each.
The classic Starker exchange. Our durable 45-day identification watcher and 180-day close guard run continuously — escalating early rather than waiting for a phone call that might not come.
Most QIs refuse or surcharge reverse exchanges because running the EAT/SPE LLC parking structure, 5-business-day window, and 180-day clock across attorneys and title is operationally hard. We automated it.
Exchange funds construct improvements while the EAT holds title. Draw schedules, the 180-day clock, and multi-party fund-release approvals are all durable workflows — not contractor email chains.
Concurrent closings, escrow instructions, and e-signatures sequenced as a single deterministic workflow. If a handoff slips in a phone-and-email exchange, the whole thing can fail taxably. Not here.
A DST interest is a passive replacement-property option you can identify inside any of the four exchanges above — not a separate exchange type. Open1031 coordinates DST identification and the optional 721 UPREIT exit inside the same platform, with your exchange clock already running. The securities transaction is facilitated through licensed third-party broker-dealers/advisors. No defer-then-get-referred-elsewhere handoff.
We don't offer testimonials about time saved. We show you how the machine is built.
Client proceeds never enter a commingled pool. They sit in bonded qualified escrow under the QI of record — visible in real time to the QI and the exchanger, exactly as IRC §1031 and state QI bonding statutes (CA SB 1007 et al) require.
The IRS constructive-receipt doctrine disqualifies exchanges where the taxpayer controls the funds. Platform workflows structurally prevent this: fund movement requires multi-party workflow approval, never a single actor — at the QI or at Open1031.
Every state change — from document upload to escrow funding to e-signature to IRS Form 8824 generation — is forwarded to an immutable audit log. SOC 2 controls mapped, GLBA Safeguards compliant, eSign Act / UETA compliant.
A structural contrast between running a QI practice manually and running it on Open1031. The QI remains the fiduciary either way — the question is how the work gets done.
The answer isn't a policy. It's structural. Here's the architecture.
Exchange proceeds never enter a commingled pool. They sit in a bonded qualified escrow account under the licensed QI of record — exactly as IRC §1031 and Treas. Reg. §1.1031(k)-1 require for a valid exchange. The QI and the exchanger both have real-time visibility into the balance.
The IRS constructive-receipt doctrine disqualifies an exchange the moment the taxpayer controls the proceeds. Workflows make unilateral fund movement structurally impossible: no single actor — at the QI or at Open1031 — has the authority to move escrow. Only multi-party workflow approval does.
Neela guides, explains, and extracts — she doesn't hold funds, override the QI, or sign. The licensed QI holds the funds and the regulatory responsibility. AI makes the exchange faster and more transparent; it doesn't replace the regulatory structure that protects everyone.
Every compliance regime is shown with an honest status label. SOC 2 Type II: controls mapped, undergoing audit. We don't claim certifications we haven't completed. See all regimes
The exchange lifecycle is divided into seven color-coded hubs. Durable workflows connect them — your client moves forward by confirming each stage, and your team steps in only where judgment is needed.
Identity verification (KYC), W-9 generation, and QI agreement e-sign — orchestrated for your client. Automated OFAC/SDN screening on open.
Automated: KYC workflow · OFAC screenSale details entered; escrow instructions issued to title; the 45-day identification window starts the moment the relinquished property transfers.
Automated: 45-day watcher · escrow instructionsProceeds land in segregated qualified escrow held by the QI — visible in real time, never commingled. Bank instructions verified before any transfer.
Automated: escrow confirmation · audit logUp to 3 properties (three-property rule), or more via the 200%/95% rules. Neela runs the math. The 180-day guard watches the close.
Automated: 180-day guard · ID deadline escalationEscrow funds release only when the multi-party approval workflow completes — purchase docs signed, conditions met, no single actor can move money alone.
Automated: fund-release workflow · constructive-receipt guardExchange data flows directly into IRS Form 8824. Realized gain, recognized gain, deferred gain, and boot calculated automatically — provided to the client's CPA for filing.
Automated: Form 8824 prefill · audit record exportOpen1031 charges the QI a flat platform fee per exchange — published before you commit, never a percentage of client proceeds. Firms on the platform can offer their clients flat, transparent pricing for all four exchange types.
Displayed figure is illustrative, not a quote. Platform pricing is confirmed in your partner agreement before any commitment. Not tax or legal advice — consult your CPA or attorney.
Run forward, reverse, improvement, and simultaneous exchanges on Open1031 — with DST interests coordinated in-platform. Book a partner demo to see how the platform fits your practice, or start an exchange and be set up with a QI on the platform.
Not tax or legal advice. Exchanges run on Open1031 are designed to qualify for deferral under IRC §1031 when requirements are met. Results depend on the specific transaction — consult your CPA or attorney.
