The Complete North Orange County Ownership & Tax Strategy Guide: Prop 19, 1031 Exchanges & HOAs Explained

The Complete North Orange County Ownership & Tax Strategy Guide: Prop 19, 1031 Exchanges & HOAs Explained

Your Essential Resource for Smart Property Tax Moves & HOA Decisions in 2025

Everything you need to know about keeping your low tax base when you move, swapping investment properties without taxes, and navigating HOAs in Anaheim, Brea, Fullerton, La Habra, Orange, Placentia, and Yorba Linda.

By Wendy Rawley, REALTOR® | DRE #01898824
Published: November 2, 2025 | Updated for Current Market

🏠 Introduction: Three Topics That Impact Your Bottom Line

Look, after 15 years of helping people buy and sell homes across North Orange County, I can tell you that three conversations come up more than almost anything else. People want to know how to keep their Prop 13 tax base when they move (that’s where Prop 19 comes in), how to swap investment properties without getting destroyed by taxes (hello, 1031 exchanges), and what the heck they’re actually paying for with those HOA fees that seem to be everywhere around here.

Here’s the thing. Orange County isn’t just expensive because of home prices. We also lead the entire state in HOA prevalence. Nearly half of all owned homes here have HOA dues on top of everything else you’re paying¹. That’s a lot higher than most people realize when they start house hunting.

And if you’re thinking about moving? The tax implications can be massive. I had a client last month who was paying $3,200 a year in property taxes on her Placentia home that she bought in 1998. She was terrified to move to Yorba Linda because a comparable home would normally come with an $11,000 annual tax bill. Prop 19 let her transfer that low tax base and keep her payment reasonable. That’s the kind of money that completely changes whether a move makes sense or not.

For investors, the math gets even more interesting. North Orange County has some exceptional investment properties (I’m talking fourplexes in Fullerton near Cal State, triplexes in Placentia, multi-family buildings in Anaheim). But when you sell one, you’re looking at capital gains taxes that could eat 30-40% of your profit between federal and state taxes. Unless you do a 1031 exchange, which is basically an IRS-approved way to defer those taxes indefinitely if you play your cards right.

So in this guide, I’m going to break down all three topics in detail. I’ll show you exactly how Prop 19 portability works (including the 2025 inflation adjustments you need to know about), walk through 1031 exchange rules and timelines specific to California, and give you the real story on HOAs across all eight cities we serve. No fluff, no generic advice. Just the practical information you need to make smart decisions about your property in 2025.

📋 Prop 19 Portability for Orange County: Keep Your Low Tax Base When You Move

Okay, let’s talk about Prop 19, because this thing changed the game when it took effect in April 2021. If you’re 55 or older, severely disabled, or your home was damaged by wildfire or natural disaster, you can now move anywhere in California and take your current property tax base with you. Not once. Not twice. Up to three times in your lifetime².

This is huge for Orange County residents looking to move within the area. Let me show you why with real numbers.

How Prop 19 Actually Works (With Real OC Examples)

Your property tax in California is based on your purchase price, not current market value. That’s Prop 13, and it’s been around since 1978. So if you bought a home in Brea for $400,000 in 2005, you’re paying roughly 1.1% of $400,000 annually (plus any assessments), even though that home might be worth $1.1 million today. That’s around $4,400 in annual property taxes.

Before Prop 19, if you wanted to move to a nicer home in Yorba Linda for $1.4 million, your new tax bill would be based on that $1.4 million purchase price. You’d be looking at about $15,400 a year. That $11,000 annual increase stops a lot of people from upgrading or downsizing, even when it would improve their quality of life.

Under Prop 19, here’s what happens instead. You sell your Brea home for its current market value (let’s say $1.1 million). You can transfer your old tax base to the new property, but you’ll pay taxes on the difference if you’re upsizing. The formula is: your old tax base plus the difference between what you sold for and what you bought for⁴.

That math completely changes the equation on whether you can afford to move. I’ve had multiple clients who literally cried when I showed them these numbers because they thought they were stuck in their current homes forever.

The Rules You Need to Know

There are some important requirements for Prop 19 portability. First, you must be at least 55 years old, severely disabled, or a victim of wildfire or natural disaster⁵. The property you’re selling has to be your primary residence. The replacement property also needs to become your primary residence within two years of selling the original home.

You get up to three transfers in your lifetime under the age-55 provision². Wildfire and disaster victims have no limit per disaster event. The two transactions (selling and buying) need to happen within two years of each other, but it doesn’t matter which happens first. You can buy your replacement home before you sell, or sell first and then buy. This gives you flexibility I didn’t see under the old Prop 60 and 90 rules.

Here’s something most people don’t realize: you have three years from the date you purchase or complete construction on your replacement home to file the claim with the county assessor⁵. But don’t wait. File as soon as you can because your savings start from the date of transfer, not the date you file.

Downsizing vs. Upsizing Under Prop 19

Prop 19 works differently depending on whether you’re moving to a more expensive or less expensive home. If you’re downsizing (buying a home equal to or less than what you sold for), you get to keep your entire tax base with zero adjustment⁴. That’s the easiest scenario.

Let’s say you’re selling a home in Anaheim Hills for $1.2 million and buying a smaller place in downtown Fullerton for $950,000. Your current tax base is $550,000 (you bought the Anaheim Hills house in 2010). Under Prop 19, your new tax base stays at $550,000, period. Your annual property taxes actually go down because some cities have slightly different assessment rates, but your base number doesn’t increase at all.

This is perfect for retirees who want to stop maintaining a big house and move somewhere more manageable. You get to pocket the difference in home prices while keeping your low property tax payment.

Now, if you’re upsizing, you pay the difference. Using my earlier example, if you’re moving from a $1.1 million sale to a $1.4 million purchase, you add $300,000 to your old tax base. It’s still a massive savings compared to being taxed on the full $1.4 million purchase price, but it’s not free.

Filing the Paperwork (It’s Easier Than You Think)

When you’re ready to claim your Prop 19 portability benefit, you need to file with the Orange County Assessor’s Office. The forms are BOE-19-V if you qualify based on disability or disaster, or BOE-19-B if you’re 55 or older⁵. You can download these from the California State Board of Equalization website or get them directly from the county.

You’ll need proof of age (driver’s license works fine), information about both properties including the assessor’s parcel numbers, sale dates, and purchase prices. If you’re claiming based on disability, you’ll also need to submit form BOE-19-DC, which is a certificate of disability from a licensed physician.

The critical deadline is three years from when you purchase or complete construction on your replacement home⁵. Miss that window and you’re out of luck. The good news is that even if you file late (but within the three years), your benefit is retroactive to the date of transfer. The county will refund any excess taxes you paid.

Common Mistakes People Make

I see clients mess this up in a few predictable ways. The biggest mistake is not filing at all because they think it happens automatically. It doesn’t. You have to submit the forms. The assessor’s office isn’t going to hunt you down and offer you a tax break.

Another common issue is waiting too long to establish the replacement home as your primary residence. You have two years from the sale of the original property², but I’ve seen people buy a second home, rent it out for a while, and then try to claim Prop 19 benefits two years later when they finally move in. That doesn’t work. The intent has to be there from the beginning.

Also, some people don’t realize that Prop 19 only applies to primary residences. If you’re selling a rental property or vacation home, this doesn’t help you. Those properties don’t qualify for the portability benefit at all.

💼 1031 Exchange into North OC: Timing, Rules & Local Options

Now let’s talk about 1031 exchanges, because if you’re an investor in North Orange County, this is probably the most powerful tax tool you have access to. A 1031 exchange (named after Section 1031 of the Internal Revenue Code) lets you sell an investment property and buy another one while deferring all capital gains taxes⁷.

I’m going to be straight with you. The tax savings on a 1031 exchange can be enormous, but the timeline is brutal and there’s zero flexibility. Miss a deadline by even one day and the entire exchange fails. You’ll owe all the taxes you were trying to defer. So this is serious business.

The Basic Rules (No Investment Property Left Behind)

Here’s the foundation of a 1031 exchange. You can only exchange “like-kind” properties, which for real estate means investment or business property for other investment or business property⁷. Your primary residence doesn’t qualify. Vacation homes generally don’t qualify unless you can prove they were held for investment purposes. The IRS is strict about this.

You have to use a Qualified Intermediary (QI) to facilitate the exchange⁸. This is a neutral third party who holds the proceeds from your sale until you’re ready to buy the replacement property. You cannot touch that money, not even for a second. If the funds go into your bank account, even accidentally, the exchange is blown and you owe taxes on everything.

To defer 100% of the taxes, you need to reinvest all of your equity and match or exceed your debt level⁷. If you sell a property for $1.2 million with $300,000 in equity, you need to buy a property for at least $1.2 million and put down at least $300,000. Any cash you take out (called “boot”) gets taxed immediately.

The 45-Day and 180-Day Deadlines (Seriously, Don’t Miss These)

When you sell your relinquished property (that’s what we call the one you’re selling), the clock starts ticking immediately. From the closing date, you have exactly 45 calendar days to identify potential replacement properties in writing⁹. Not business days. Calendar days. Weekends and holidays count.

You have three ways to identify properties. The Three Property Rule lets you identify up to three properties of any value⁹. This is what most people use because it’s simple. The 200% Rule lets you identify unlimited properties as long as their combined value doesn’t exceed 200% of what you sold⁹. And the 95% Rule lets you identify unlimited properties but you must actually close on at least 95% of their total value⁹.

Let’s say you sell a fourplex in Fullerton for $1.5 million. Under the Three Property Rule, you could identify a duplex in Placentia for $800K, a triplex in Brea for $1.1M, and a small apartment building in Anaheim for $2M. You only have to close on one of them, but all three must be identified within 45 days.

That second timeline point trips people up constantly. The 180 days to close starts from the same day as the 45 days for identification. So if you wait until day 44 to identify properties, you only have 136 days left to actually close on one of them. This is why you need to start looking for replacement properties before you even sell, if possible.

California’s Claw-Back Provision (The Surprise Tax Bill)

Here’s something critical that a lot of investors don’t know until it’s too late. California has what’s called a claw-back provision for 1031 exchanges³. If you sell a California property through a 1031 exchange and buy a replacement property in another state, California will still come after you for state taxes when you eventually sell that out-of-state property.

Let me give you a real example. You sell a rental property in Orange for $900,000 with a $400,000 capital gain. You do a 1031 exchange into a rental property in Texas. Great, you deferred the federal taxes. But California requires you to file Form 3840 every year to track that deferred gain³. When you eventually sell the Texas property, even years later, California will send you a tax bill for their share of that original $400,000 gain.

This doesn’t mean you shouldn’t do a 1031 exchange out of state. It just means you need to understand that you’re not escaping California taxes, you’re deferring them. The federal taxes are still deferred, which is valuable. But plan for that eventual California tax bill.

Investment Property Options in North Orange County

One of the questions I get all the time is what kind of investment properties are actually available in our area for 1031 exchanges. The good news is that North OC has a really strong rental market with diverse property types.

Multi-family properties (duplexes, triplexes, and fourplexes) are probably the most common 1031 candidates around here¹⁰. Fullerton has a ton of these near Cal State Fullerton, where you get consistent rental demand from students, faculty, and young professionals. I’ve seen fourplexes in Fullerton trading in the $1.5M to $2.5M range depending on condition and location¹¹.

Anaheim has probably the most investment property inventory in our area¹⁰. You’ll find everything from small apartment buildings to individual rental houses. The areas near Disneyland have particularly strong rental demand for obvious reasons. Prices vary widely, from under $1M for smaller multi-family properties up to $10M+ for larger apartment complexes.

Placentia and Brea have fewer investment properties available overall, but what comes up tends to be well-maintained and in solid neighborhoods¹⁰. I’m talking about properties that have been held by the same families for decades. When these hit the market, they often get multiple offers from investors who know the area.

Orange, La Habra, and Yorba Linda also have investment opportunities, though they’re less common than in Anaheim or Fullerton. Yorba Linda in particular tends to be more owner-occupied, but you do see the occasional rental property or small multi-family building come up.

Reverse Exchanges and Other Strategies

Most 1031 exchanges are what’s called delayed exchanges, where you sell first and then buy. But there are other structures you should know about. A reverse exchange lets you buy the replacement property before you sell your relinquished property⁸. This is useful in hot markets when you find the perfect replacement property but haven’t sold your current one yet.

The catch with reverse exchanges is you need to have the cash or financing in place to purchase the new property without the proceeds from your sale. Your QI actually takes title to the property temporarily while you complete the sale of your relinquished property within 180 days⁸. It’s more complex and expensive, but sometimes it’s the only way to secure a great property.

Construction or improvement exchanges let you use some of your exchange funds to improve the replacement property during the 180-day exchange period⁸. This can be a smart way to add value immediately, though you need to complete all improvements within that 180-day window.

DSTs (Delaware Statutory Trusts) are another option that’s become more popular⁸. These are institutional-quality properties that have been set up so investors can buy fractional interests. You might exchange into a piece of a large apartment complex or office building. DSTs provide completely passive income (no management responsibilities), but you give up control over property decisions. Some investors use these when they’re tired of active management but still want to defer taxes.

When a 1031 Exchange Doesn’t Make Sense

Look, 1031 exchanges aren’t right for every situation. If you’re planning to sell within a few years anyway, the hassle and cost of doing an exchange might not be worth it. If you need cash from your investment property for other purposes, taking the tax hit and moving on with your life might be the smarter play.

Also, if you’re older and thinking about estate planning, remember that your heirs get a stepped-up basis when they inherit. That means all those deferred capital gains disappear at your death⁷. So if you’re in your 70s or 80s and you’re doing 1031 exchanges primarily to defer taxes, you might be going through a lot of trouble for no real benefit. Your kids will inherit the property at its current market value and won’t owe taxes on any of those gains you were deferring.

🏘️ HOA 101 for North Orange County: Fees, Rules & Resale Impact

Let me tell you about HOAs in Orange County, because unless you’re specifically looking for a property without one, you’re going to encounter them everywhere. We have 287,171 HOA units in this county (second only to Los Angeles County)¹, and 46% of all owned homes here have HOA dues¹. That’s the highest percentage in the entire state.

The question I get isn’t whether you’ll deal with an HOA. It’s whether the HOA fees and rules are reasonable for what you’re getting. And that varies dramatically depending on where you’re looking and what type of property you’re buying.

HOA Fee Ranges Across Our Cities

California homeowners pay a median HOA fee of $278 per month statewide¹², which is 106% above the national median. In Orange County, we’re typically seeing fees in that range or higher depending on the property type and amenities.

For single-family homes in planned communities, HOA fees usually run $100 to $300 monthly across North OC¹³. You’re paying for common area landscaping, community pools, parks, and sometimes neighborhood security or gated access. Properties in Fullerton with HOAs tend to be on the lower end of that range unless you’re in a newer master-planned community with extensive amenities.

Townhomes and attached homes typically have higher HOA fees, usually $200 to $400 per month¹⁴. You’re paying for more shared maintenance, including exterior building maintenance, roofs, and sometimes even your individual HVAC systems depending on how the community is structured.

Condominiums have the highest HOA fees, usually $300 to $500+ per month in our area¹⁴. High-rise buildings or luxury developments can be significantly higher. I’ve seen condo fees in some Newport Beach and Irvine buildings exceed $1,000 monthly. In North OC, most condo fees are more reasonable, but you’re still looking at several hundred dollars a month minimum.

What Your HOA Fees Actually Cover

This is the part where I see a lot of confusion. People look at a $250 monthly HOA fee and think it’s wasted money. But you need to understand what you’re getting for that fee, because some of it replaces costs you’d have anyway as a homeowner.

For single-family homes in HOA communities, your fees typically cover common area landscaping and maintenance, community pools and recreational facilities, sometimes parks and playgrounds, exterior painting and maintenance of community walls or fences, and contributions to reserve funds for major future repairs¹⁴.

For townhomes, you usually get all of the above plus exterior building maintenance, roof repairs and replacement, sometimes insurance for the structure (you still need your own HO6 policy for contents and liability), and common area utilities.

For condos, the HOA typically covers even more: the structure, common utilities, elevators and hallways, parking structures, fitness centers and amenities, sometimes even water and trash for individual units¹⁴.

The key is to look at what you’d be paying for these services anyway. If you owned a non-HOA home, you’d be paying for your own landscaping, pool maintenance if you have one, exterior painting every few years, and self-funding all future major repairs. Sometimes the HOA fee is actually a better deal than handling all of that yourself.

Master-Planned Communities in Our Area

North Orange County has some really well-done master-planned communities where the HOA fees support substantial amenities. In Anaheim Hills, you’ll find established communities from the 1970s and 1980s with mature landscaping, multiple pools, tennis courts, and parks. Different areas of Anaheim have very different HOA structures, with Anaheim Hills typically having the most comprehensive community amenities.

Yorba Linda has several planned communities, particularly in the newer developments on the north and west sides. Bryant Ranch and The Villages are two examples where HOA fees support extensive recreational facilities and well-maintained common areas. These communities tend to hold their value really well specifically because the HOA maintains high standards.

Orange neighborhoods are more mixed. Some areas like Orange Park Acres have no HOAs at all, while newer developments on the edges of the city have full amenity packages with corresponding HOA fees.

Placentia and Brea both have communities with and without HOAs. The choice really depends on whether you value the amenities and maintained common areas enough to pay the monthly fee.

Common HOA Rules and Restrictions

HOA rules are where people either love or hate their association. Some restrictions are pretty universal across most HOAs. You’ll typically see rules about exterior paint colors (usually requiring board approval for changes), parking regulations (no RVs or boats visible from the street, sometimes limits on guest parking), landscaping standards (keeping your yard maintained, no dead lawns), and architectural modifications (requiring approval before adding room additions, solar panels, or changing exterior features).

Some HOAs have rental restrictions, which is critical if you’re buying an investment property. They might limit the percentage of units that can be rented at any given time, require minimum lease terms (like 6 or 12 months), or require tenant approval through the HOA. Always check these rules before buying if you’re planning to rent the property out.

Pet restrictions are another common area. Many HOAs limit the number of pets, restrict certain breeds, or require pets to be kept on leashes in common areas. If you have multiple dogs or a restricted breed, you need to verify the rules before you buy.

HOA Impact on Resale Value

Here’s the truth about HOAs and resale value. Well-run HOAs with reasonable fees and well-maintained common areas typically help property values¹⁵. Buyers are willing to pay a premium for communities that look great and have amenities they’ll use. Studies show homes in HOA communities can be worth 5-6% more than similar non-HOA homes¹⁵.

But poorly run HOAs with deferred maintenance, excessive fees, or reputation problems absolutely hurt values. If I’m representing a buyer looking at a condo building where the HOA hasn’t funded reserves properly and there’s visible deferred maintenance, I’m going to tell my client to run the other direction. Those special assessments are coming, and they can be huge.

The key is to evaluate the HOA’s financial health before you buy. Request copies of the budget, reserve study, and meeting minutes for the past year. Look at the reserve funding ratio. A healthy HOA should have reserves equal to at least 70% of their fully funded level. Anything below 50% is a red flag.

Red Flags to Watch For

Speaking of red flags, let me tell you what to watch out for when you’re evaluating an HOA. Underfunded reserves are the biggest warning sign. If the HOA hasn’t been setting aside money for major repairs like roof replacements or pool renovations, there will eventually be a special assessment where every owner gets hit with a big one-time bill.

Recent or pending special assessments are another concern. Ask if there have been any special assessments in the past five years, and whether any are being discussed for the future. If the HOA just levied a $15,000 per unit special assessment last year, that tells you something about how they’ve been managing money.

High turnover on the HOA board can indicate problems. A functional HOA should have some continuity on the board. If board members are constantly resigning or refusing to serve again, there might be underlying issues with how the community is managed or disputes among residents.

Pending or recent litigation is a serious red flag. HOA lawsuits can drag on for years and be enormously expensive. Even if you’re not directly involved, you’re paying for it through your HOA fees.

Extremely low or extremely high fees compared to similar communities are both worth investigating. Very low fees might mean they’re not adequately funding reserves. Very high fees might indicate mismanagement or excessive amenities that most residents don’t actually use.

🤔 Common Questions About Ownership, Taxes & HOAs

Can I use Prop 19 to move multiple times between Orange County cities?

Yes, absolutely. One of the best features of Prop 19 is you get up to three transfers in your lifetime², and they can all be within Orange County if you want. You could move from Placentia to Brea, then later from Brea to Yorba Linda, and then eventually from Yorba Linda to Fullerton, transferring your tax base each time. As long as you meet the age or other eligibility requirements and it’s your primary residence, you can keep your low property tax base moving with you around the county.

What happens if I miss the 45-day deadline on a 1031 exchange?

The exchange fails completely. There are no extensions, no exceptions, and no do-overs⁹. If you don’t submit your written identification of replacement properties to your Qualified Intermediary by midnight of the 45th day after your sale closes, you’re immediately liable for all capital gains taxes on the sale. This is why I always tell investors to start identifying potential replacement properties before they even list their current property for sale. Don’t wait until after you close to start looking.

Are HOA fees tax deductible?

For your primary residence, no. HOA fees on your main home are not tax deductible. However, if you own a rental property or investment property with HOA fees, those fees are fully deductible as a rental expense against your rental income. Same goes if you have a home office and use part of your primary residence for business. You might be able to deduct a portion of the HOA fees proportional to your business use, but talk to your tax advisor about that because the rules are specific.

Can I do a 1031 exchange from one property into multiple properties?

Yes, this is called a diversification exchange and it’s completely allowed⁷. You could sell a large apartment building and exchange into three smaller fourplexes, for example. The key is that your combined purchase prices and equity in all the replacement properties must equal or exceed what you sold for. You still have to identify all the replacement properties within 45 days and close on all of them within 180 days.

What if the HOA is proposing a special assessment when I’m buying?

This needs to be addressed in your purchase contract. Special assessments can range from a few thousand dollars to $50,000 or more per unit depending on the scope of work needed. You need to know the exact amount and when it will be due. In most cases, you’ll want the seller to either pay the assessment before close or credit you the amount at closing. If it’s a really large assessment, it might make sense to walk away from the property entirely. Always have your agent request HOA financial documents and meeting minutes as part of your due diligence period.

If I downsize under Prop 19, do I have to apply it to a less expensive home?

The term “downsize” refers to buying a home of equal or lower value than what you sold⁴. It doesn’t have to be physically smaller. You could sell a 2,000 square foot home in Yorba Linda for $1.4 million and buy a 2,500 square foot home in La Habra for $950,000, and that would qualify as downsizing under Prop 19 because the purchase price is lower. You’d keep your full tax base from the Yorba Linda home with no adjustment, even though you’re moving into a larger house.

💭 Final Thoughts on Smart Ownership in Orange County

Look, here’s what I want you to take away from all of this. Whether you’re thinking about moving and want to preserve your property tax base, you’re an investor looking to grow your portfolio tax-efficiently, or you’re just trying to understand if those HOA fees are reasonable, knowledge is power in this market.

Prop 19 has opened up opportunities for people to move that simply weren’t there under the old rules. I’ve helped numerous clients who were stuck in homes that no longer fit their needs because they couldn’t afford the property tax increase that would come with moving. Now they have options, and that’s genuinely life-changing for many families.

For investors, 1031 exchanges remain one of the best wealth-building tools available. Yes, the timelines are tight and the rules are strict, but the tax savings are so significant that it’s worth the extra effort and expense of doing them right. Just make sure you have a solid Qualified Intermediary and you start looking for replacement properties early in the process.

And as for HOAs, they’re not inherently good or bad. It depends entirely on how well they’re run, whether the fees are reasonable for what you’re getting, and whether the community standards align with your lifestyle. Do your homework on the HOA before you buy. Request the financial documents, read the CC&Rs (that’s the governing documents), and drive through the community at different times of day to see how well it’s maintained.

The North Orange County real estate market is complex, expensive, and constantly changing. But with the right information and the right team helping you, you can make smart decisions that save you tens of thousands of dollars over the years. Whether that’s through tax strategies, choosing the right property type, or simply understanding what you’re paying for with your HOA, every decision matters when you’re dealing with homes worth $1 million or more.

If you have questions about any of this as it applies to your specific situation, I’m here to help. These topics are too important to wing it or make assumptions. Get the facts, run the numbers, and make informed decisions.

About Wendy Rawley

With over 15 years of experience serving North Orange County, Wendy Rawley has helped hundreds of families navigate complex real estate decisions involving property taxes, investment strategies, and finding the perfect home in the right community. As a REALTOR® specializing in Anaheim, Anaheim Hills, Brea, Fullerton, La Habra, Orange, Placentia, and Yorba Linda, Wendy provides expert guidance on everything from Prop 19 portability to 1031 exchanges to evaluating HOAs.

The Wendy Rawley Team | Circa Properties
📍 18206 Imperial Hwy. Ste 101, Yorba Linda, CA 92886
📞 (714) 746-6355
✉️ wendy@go2wendy.com
🌐 www.go2wendy.com
DRE License #01898824