3 min read fha

Can I use an FHA mortgage for a recently flipped house?

Can I use an FHA mortgage for a recently flipped house?

Short Answer:

Maybe. Depends upon how long the current owner "flipper" has owned the home.

Longer Answer:

Thinking about buying a recently renovated home with an FHA loan? You’re not alone—flipped homes are super popular right now. But before you fall in love with that shiny new kitchen and open-concept layout, there’s one important thing to understand: the FHA flip rule.

In this post, we’ll break down exactly what the FHA flip rule is in 2025, why it exists, and how to buy a flipped house with an FHA loan—without hitting any roadblocks.

First Off, What Is a Flipped Home?

A flipped home is a property that someone (usually an investor) buys, renovates quickly, and then resells—ideally for a profit. They’re common in fast-moving real estate markets or areas with fixer-uppers that are getting revitalized.

These homes can look amazing, but if you're using an FHA loan, there's a specific set of rules you must follow.

Does FHA Have a Flip Rule?

Yes—FHA absolutely has a flip rule, and it’s very much still in effect in 2025. It’s designed to protect buyers from overpriced or poorly renovated homes that were flipped too fast.

Let’s dive into what that rule looks like.

The FHA 90-Day Flip Rule (Still Applies in 2025)

If a seller has owned the property for less than 90 days, you can’t buy it using an FHA loan.

This 90-day restriction applies from the date the seller closed on the home to the date the buyer signs a purchase contract.

So, if you’re asking “Can I buy a house that was flipped recently with an FHA loan?” the answer is: only if it’s been at least 91 days since the last sale.

Why? Because FHA wants to avoid fraud and protect buyers from inflated prices or low-quality flips.

What Happens Between 91–180 Days with FHA flipped purchase?

Alright, so you waited out the 90-day rule—are you in the clear? Sort of.

If the seller is flipping the home and tries to sell it within 91 to 180 days, and if the resale price is more than double what they paid for it, then:

  • You may need a second appraisal
  • The seller might be required to provide documentation showing what improvements were made

This extra step helps make sure the price increase is justified.

So when it comes to buying a flipped house with an FHA loan, the 91–180 day window is like a “gray area” where extra checks kick in.

Why the FHA Flip Rule Exists (and Why It’s Still Here in 2025)

The FHA flip rule wasn’t created to make your life harder—it’s meant to:

  • Prevent mortgage fraud
  • Protect buyers from overpaying
  • Make sure homes meet FHA’s minimum property standards

Back in the day, some shady investors were flipping homes too fast and cutting corners. The flip rule helps keep things fair and safe for first-time and low-income buyers—many of whom use FHA loans.

How to Buy a Flipped House With an FHA Loan (The Right Way)

Here’s what to do if you want to buy a flipped home using an FHA loan in 2025:

  1. Ask when the seller bought the property.
    1. If it’s less than 90 days, you’ll need to wait.
  2. Check the resale price.
    1. If it’s double (or more) the original purchase price and it’s between 91–180 days, expect extra paperwork and possibly a second appraisal.
  3. Work closely with your real estate agent and lender.
    1. They can help you time everything properly and avoid delays.
  4. Make sure the home passes FHA inspection.
    1. Even flipped homes need to meet FHA’s property condition guidelines.

Does Conventional and VA financing have a flip rule?

No, as of middle of 2025, flipped homes can be purchased using Conventional or VA financing with no wait period.

FHA Flip Rule 2025 Recap

  • If the home was bought by the seller less than 90 days ago, FHA loans can’t be used.
  • From 91–180 days, the flip is allowed, but a second appraisal might be required if the price has doubled.
  • After 180 days, no flip restrictions apply.

Final Thoughts

The FHA flip rule in 2025 is something every FHA buyer should understand—especially if you’re eyeing a recently renovated home. But don’t stress—if you plan ahead and work with the right professionals, you can absolutely buy a flipped house with an FHA loan.

Just remember: timing is everything.

Still have questions about buying a flipped house with an FHA loan? Drop them in the comments or connect with a trusted FHA-approved lender. They’ll help you figure out your next best steps.