Skip to Content

Why is there a 90 day flip rule for FHA?

When it comes to purchasing a home, many individuals rely on loans to finance their purchase. One popular loan option is provided by the Federal Housing Administration (FHA), a government agency that aims to increase homeownership and make it more accessible for individuals with lower credit scores. However, the FHA has certain guidelines and regulations in place to protect both borrowers and lenders. One such regulation is the 90 day flip rule, which prohibits lenders from approving FHA loans for properties that have been owned by the seller for less than 90 days. In this article, we will explore the reasons behind this rule and its impact on the real estate market.

Overview of the FHA and its role in the housing market

Before delving into the specifics of the 90 day flip rule, it is important to understand the role of the FHA in the housing market. The FHA provides mortgage insurance on loans made by approved lenders, enabling borrowers to qualify for home loans with lower down payments and less stringent credit requirements. This has made homeownership more accessible to individuals who may not meet the criteria for conventional loans. The FHA’s guidelines and regulations play a vital role in ensuring the stability and integrity of the housing market.

Explanation of the 90 day flip rule

The 90 day flip rule is a regulation implemented by the FHA to prevent fraudulent practices in the real estate market, particularly property flipping. Property flipping refers to the practice of purchasing a property and quickly reselling it for a higher price, often after making minor or cosmetic repairs. While legitimate property flipping can contribute to neighborhood revitalization and economic growth, it can also pose risks in terms of inflated property values and predatory practices.

The 90 day flip rule stipulates that a lender cannot approve an FHA loan for a property that the seller has owned for less than 90 days. This rule aims to mitigate the risks associated with property flipping by ensuring that the property has been held by the seller for a sufficient amount of time before it can be eligible for FHA financing.

Reasons for implementing the 90 day flip rule

There are several reasons why the FHA implemented the 90 day flip rule. Let’s explore some of the key motivations behind this regulation:

Preventing inflated property values

One of the primary concerns with property flipping is the potential for inflated property values. Some flippers may engage in price manipulation, artificially driving up the value of a property to generate higher profits. This can have adverse effects on the housing market, leading to unrealistic appraisals and potential loan default.

The 90 day flip rule helps combat this issue by ensuring that the property’s value is based on more accurate and reliable market data. With a longer period of ownership required before FHA financing can be obtained, there is a reduced risk of exaggerated appraisals and subsequent financial instability.

Protecting borrowers from predatory practices

Another reason for implementing the 90 day flip rule is to protect borrowers from predatory practices by sellers. In some cases, sellers who have recently acquired a property may take advantage of unsuspecting buyers by selling a property at an inflated price. By requiring a minimum ownership period of 90 days, the FHA aims to mitigate the risk of sellers taking advantage of buyers who may not have the resources or knowledge to assess the property’s true value.

Additionally, the rule helps ensure that the property’s condition and value are accurately reflected in the appraisal and that buyers are not burdened with potential hidden costs or subpar construction.

Maintaining stability in FHA-backed mortgages

The 90 day flip rule also serves to maintain stability in FHA-backed mortgages. By discouraging short-term property ownership, the FHA reduces the risk for lenders and itself. Properties that have been rapidly acquired and resold may not have undergone thorough inspections or renovations, increasing the likelihood of defects or maintenance issues. These issues can lead to increased foreclosure rates and financial losses for lenders and the FHA.

By implementing the 90 day flip rule, the FHA aims to ensure that properties financed through FHA loans are more likely to be in good condition, reducing the risk of default and protecting the interests of both borrowers and lenders.

Exemptions and exceptions to the 90 day flip rule

While the 90 day flip rule applies to most cases, there are certain situations where it does not apply. The FHA has established exemptions and exceptions to provide flexibility in specific scenarios. Here are some examples:

Financial distress or foreclosure implications

In cases where the seller is experiencing financial distress or foreclosure, exceptions to the 90 day flip rule may be granted. These exceptions allow for a more expedited sale of the property to avoid further financial hardships for the seller. However, proper documentation and evidence of the financial distress are required for these exceptions to be granted.

Proof of substantial rehabilitation or renovations

If a property has undergone substantial renovations or rehabilitation, it may be exempt from the 90 day flip rule. This exception recognizes that certain properties may require extensive work to increase their value or improve their condition. However, the renovations must be clearly documented and proven to significantly enhance the property’s value and livability.

It is important to note that exemptions and exceptions to the 90 day flip rule are evaluated on a case-by-case basis, and the decision ultimately lies with the FHA or the lender.

Criticisms and controversies surrounding the 90 day flip rule

Like any regulation, the 90 day flip rule has its fair share of criticisms and controversies. Some argue that the rule is overly restrictive and unnecessary, limiting market opportunities for investors and potential homeowners. Critics contend that property values should be determined by market forces rather than government regulations.

However, proponents of the 90 day flip rule argue that it serves an important purpose in protecting borrowers and maintaining stability in the housing market. They emphasize the need to balance market opportunities with responsible lending practices and the prevention of fraudulent activities.


In summary, the 90 day flip rule for FHA loans serves as a safeguard against fraudulent property flipping practices and aims to maintain stability in the housing market. By requiring a seller to own a property for at least 90 days before it is eligible for FHA financing, the rule helps prevent inflated property values, protects borrowers from predatory practices, and reduces the risk of financial instability for both lenders and the FHA. While debates surrounding the rule’s restrictions and market impact continue, it is evident that the 90 day flip rule plays a significant role in maintaining the integrity of the FHA-backed mortgage system.


  1. FHA Flipping Rules: Guidelines For 2023
  2. FHA Flipping Rule
  3. FHA Flipping Rule: What Should Home Buyers Know?
  4. The FHA 90 Day Flip Rule – Here’s What to Know
  5. What is the FHA 90-Day Flip Rule?