What is the FHA 90-day flip rule?
FHA generally won't insure a loan if the seller has owned the property less than 90 days. Between 91 and 180 days, additional appraisal and documentation requirements may apply when the resale price is significantly above the seller's purchase price.
What this actually means.
The rule exists to limit predatory flips. There are exceptions — HUD REO sales, employer relocations, inherited property, government agencies, certain nonprofit sales — but the default 90-day clock applies to a typical purchase. If you're writing FHA on a recently flipped property, confirm the seller's deed date before going under contract.
Where this can move.
Property classification (single-family, condo, manufactured, 2–4 unit), occupancy, FHA program flavor (standard FHA vs 203k), and lender capability can change the answer.
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Educational only. FHA guidelines, lender overlays, rates, fees, and underwriting requirements can change. Final eligibility depends on full underwriting review. Mortgage Expert, Inc. is not affiliated with HUD, FHA, or any government agency.