FHA flip rules: 90 days matters, but the internet usually leaves out the rest.
FHA looks at the seller's acquisition date, resale contract date, owner of record, resale price and applicable exemptions. Related-party transactions have a separate FHA analysis.
90 days or fewer
Under current FHA policy, a property being resold 90 days or fewer after the seller acquired title is generally not eligible for FHA-insured financing unless an FHA regulatory exemption applies.
91–180 days
When the resale occurs between 91 and 180 days after seller acquisition and the resale price is 100% or more above the seller's acquisition price, FHA requires a second appraisal by a different appraiser under the Handbook rule. The borrower may not be charged for that second appraisal.
Owner of record
FHA requires the seller to be the owner of record, and the lender must document the seller's ownership and acquisition date. Contract assignments and transactions where the seller does not hold proper title need careful review.
Exemptions
HUD REO and certain other transactions identified in federal regulation/Handbook policy can be exempt from the normal time restriction. New construction that has never been occupied is also treated differently in FHA Connection's current flipping guidance.
Identity-of-interest
An identity-of-interest transaction exists when the buyer and seller have a business or family relationship. FHA can restrict maximum financing in these transactions, but the Handbook also contains exceptions. Do not assume every parent-to-child or tenant-to-landlord sale automatically requires 15% down without checking the applicable exception.
Official FHA sources
Primary policy baseline: HUD/FHA Single Family Housing Policy Handbook 4000.1, current update published August 12, 2026. Property, appraisal and program rules can change through Handbook updates, Mortgagee Letters and FHA INFO.
Handbook 4000.1 · Handbook supplemental references · FHA Condominiums