How long does an FHA pre-approval last?
An FHA pre-approval is only as current as the documents behind it — roughly 90 days in practice, since credit reports expire at 120 days and pay stubs and bank statements at 90–120 days. What is FHA-specific is the case number: your file is tied to a HUD-assigned case number, and the FHA appraisal attaches to the property rather than to you.
What this actually means.
If your search drags on, expect a refresh — credit re-pull, updated pay stubs, refreshed bank statements. The FHA-specific wrinkle is the case number. The lender pulls it from FHA Connection for a specific property, and the FHA appraisal attaches to that property and case number rather than to the borrower, so switching properties late in a search can mean a new case number and a new appraisal rather than simply re-dating a letter. Case-number cancellation, re-pull, and appraisal-validity rules are case-specific — verify against the current HUD Handbook 4000.1 before relying on a particular outcome. And the pre-approval letter's date and amount are not promises: if rates move or your file changes, the working number changes too.
Where this can move.
Florida insurance premiums, property tax millage and exemptions, HOA dues, CDD fees, county loan limits, and condo approval status 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.