{"id":3658,"date":"2024-01-10T10:20:15","date_gmt":"2024-01-10T15:20:15","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=3658"},"modified":"2024-04-25T23:17:01","modified_gmt":"2024-04-26T03:17:01","slug":"buy-a-flipped-home-get-an-fha-loan-like-oil-and-water-or-do-they-mix","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/buy-a-flipped-home-get-an-fha-loan-like-oil-and-water-or-do-they-mix\/","title":{"rendered":"Buy a Flipped Home, Get an FHA Loan. Like Oil and Water\u2014Or Do They Mix?"},"content":{"rendered":"\n<figure class=\"wp-block-image aligncenter size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"1024\" height=\"601\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2024\/01\/buy-a-flipped-home-get-an-fha-loan-maybe-not-1024x601.jpg\" alt=\"\" class=\"wp-image-3659\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2024\/01\/buy-a-flipped-home-get-an-fha-loan-maybe-not-1024x601.jpg 1024w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2024\/01\/buy-a-flipped-home-get-an-fha-loan-maybe-not-300x176.jpg 300w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2024\/01\/buy-a-flipped-home-get-an-fha-loan-maybe-not-768x451.jpg 768w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2024\/01\/buy-a-flipped-home-get-an-fha-loan-maybe-not.jpg 1316w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<p>Once upon a time, way back in 2003, the Federal Housing Administration instituted a 90-day wait for sales of homes by flippers. And to this day, only those who\u2019ve owned for more than three months may sell to buyers who get FHA loans.<\/p>\n\n\n\n<p>Clearly, flippers need to keep this in mind. FHA-backed <a href=\"https:\/\/www.deeds.com\/articles\/before-applying-for-your-mortgage-get-familiar-with-the-official-consumer-toolkit\/\">mortgages<\/a>, of course, are popular options for all kinds of buyers. Quite a few are first-timers striving to establish their credit profiles. People with credit scores of 580 can be eligible to put as little as 3.5% down, if they meet all other criteria. So that\u2019s a wide pool of potential buyers. And these buyers sometimes do find homes listed by sellers aiming to make quick resales.<\/p>\n\n\n\n<!--more-->\n\n\n\n<h2 class=\"wp-block-heading\">Why Does the Rule Exist?<\/h2>\n\n\n\n<p>A flipped home is one that\u2019s bought and sold in a short time. But how short is too short? According to the FHA, too short is 90 days or fewer. The FHA won\u2019t lend to a buyer before the home has belonged to the seller for 91 days.<\/p>\n\n\n\n<p>This timing rule has the following effects:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>By slowing down super-quick flips, the rule leaves adequate time for quality repairs to be done.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>The rule sets aside time for completion of <a href=\"https:\/\/www.deeds.com\/articles\/fair-appraisals-matter-to-the-white-house-and-to-us\/\">fair appraisals<\/a> and accurate inspection reports, and overall due diligence in a home purchase.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>The rule gives a renovated home time to be re-evaluated according to a new appraisal and recent sales within the surrounding market. &nbsp;<\/li>\n<\/ul>\n\n\n\n<p>In short, it\u2019s meant to limit risk \u2014 for individual buyers, and maybe even for whole neighborhoods. Wild swings in valuations signify risks in the housing market, just as they do in the stock market. Indeed, the FHA doesn\u2019t want the seller earning more than a 10% markup after the renovations. If a flip fetches 10% or less, the FHA loan could be approved without a waiting period.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Reasonable Enough, Right?<\/h2>\n\n\n\n<p>Depends who you ask. Some say it\u2019s a bad thing to slow flips down in any circumstances, when so many people need homes. They might believe the government is overstepping its boundaries by imposing restrictions on flippers.<\/p>\n\n\n\n<p>Others support the FHA\u2019s take on this. The 90-day rule is fair, safe, and not overly burdensome, they believe.<\/p>\n\n\n\n<p>And maybe it\u2019s not such a big deal. Flippers can still advertise the property during the 90-day period, and a buyer can, at least, make a preliminary commitment. The rule is simply not to sell the home in that first 90 days.<\/p>\n\n\n\n<p>Most flips take more than three months in any case. Purchasing, restoring, repairing, reappraising, advertising, and finally selling a home? You\u2019d have to be pretty amazing to get all that done in under three months. Don\u2019t forget: An appraisal and an inspection are both needed for an FHA loan. These services aren\u2019t always possible to fast-track.<\/p>\n\n\n\n<p>How does the FHA keep the rule working? With a related rule, of course! Financial institutions must contact the county recorder of deeds as they prepare to approve a borrower. Was the home\u2019s last recorded deed <em>at least 91 days<\/em> before the borrower\u2019s closing day? Then OK. The lender can go ahead and make an approval decision. &nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">When Can Exceptions Be Made for Quick Sales?<\/h2>\n\n\n\n<figure class=\"wp-block-image alignright size-full\"><img loading=\"lazy\" decoding=\"async\" width=\"511\" height=\"340\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2024\/01\/when-can-exceptions-be-made-for-quick-sales.png\" alt=\"\" class=\"wp-image-3660\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2024\/01\/when-can-exceptions-be-made-for-quick-sales.png 511w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2024\/01\/when-can-exceptions-be-made-for-quick-sales-300x200.png 300w\" sizes=\"auto, (max-width: 511px) 100vw, 511px\" \/><\/figure>\n\n\n\n<p>Typically, a flipped house has been renovated, and then resold. But there are other reasons people might record their new deed and then quickly offload that same home. Some of them won\u2019t trigger the 90-day minimum holding time.<\/p>\n\n\n\n<p>The FHA allows for these exceptions to its 90-day rule:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>New construction is fine to sell to an FHA-backed buyer. From the FHA\u2019s perspective, new construction can be straightforwardly appraised and valued.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Inherited property is fine to pass along to an FHA-backed buyer before 90 days is up. It\u2019s normal for estates to promptly offload their properties and satisfy the estate\u2019s debts.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>People moved by their employers may use FHA loans to buy homes without worrying about the 90-day rule \u2014 <em>if<\/em> their companies are paying for the homes. (Nice work if you can get it!)<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Government-owned homes resold on the market have no 90-day waiting period. The 90-day rule does not apply where a federal, state, or local government is reselling homes.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Same for home purchases allowed through the Department of Housing and Urban Development, where the president declares a major disaster. In these situations, FHA-backed financing is OK, even for homes resold within 90 days.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Non-profits that buy homes can sell them without adhering to the FHA\u2019s normal 90-day waiting time, too. &nbsp;&nbsp;&nbsp;<\/li>\n<\/ul>\n\n\n\n<p>Note that some lenders are willing to help clients skip the 90-day waiting period under certain circumstances, when a second, separate appraiser\u2019s report has been submitted.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">What Other Timelines Affect FHA-Backed Purchases?<\/h2>\n\n\n\n<p>Maybe the seller has owned the home for more than 90 days. But any time a deed changes hands more than once in a 180-day span, the FHA asks for a second, FHA-approved inspection and appraisal. By now, readers can probably guess why. As we\u2019ve noted, it\u2019s considered risky for buyers and local markets if homes are revamped too quickly. And once a flipped home is back on the market, its price should appropriately reflect both the local market conditions, and the condition of the home itself.<\/p>\n\n\n\n<p>An additional timeline involves mandatory primary residence use. FHA mortgage borrowers are expected to live primarily in the homes they buy for one year or longer.&nbsp;<\/p>\n\n\n\n<p>That said, an FHA borrower can still work from home \u2014 remotely, or independently. An FHA borrower can also rent out part of the property. The property can contain up to 4 units, and up to 3 of those 4 units can be rented out while the borrower lives on the property for at least a year.<\/p>\n\n\n\n<p>Curious about how these setups work? Speak with a mortgage consultant about FHA rules and local <a href=\"https:\/\/www.deeds.com\/articles\/zoning-it-up-downtowns-have-to-evolve\/\">zoning<\/a>.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">The Simple Takeaway? \u201cIt Is What It Is\u201d<\/h2>\n\n\n\n<p>Those who use FHA loans must be comfortable with the FHA\u2019s rules. Anyone who sells to an FHA borrower needs to be OK with them, too.<\/p>\n\n\n\n<p>One of those rules is the 90-day waiting period. Another is the 180-day rule requiring re-appraisal. Yet another important FHA rule? The FHA mortgage borrower must live in the home for one year or more.<\/p>\n\n\n\n<p>What if no exceptions apply, but the parties need to do things faster? It would be helpful to speak to a mortgage consultant about alternative loans.<\/p>\n\n\n\n<p>All things considered, does the FHA limit the returns investor-owners can make for the time and effort they put into renovating homes? To some extent, yes. And yet for most people, the FHA limits shouldn\u2019t be off-putting. They just form a timeline for buying a home with FHA-backed financing.<\/p>\n\n\n\n<p><strong>Supporting References\u00a0<\/strong><\/p>\n\n\n\n<p class=\"has-small-font-size\">Troy Reichert for Reichert Mortgage LLC (Colorado), via <em>ReichertMortgage.com<\/em>: <a href=\"https:\/\/reichertmortgage.com\/buying-a-flipped-house-with-an-fha-loan-what-you-should-know\/\" target=\"_blank\" rel=\"noreferrer noopener\">FHA Flipping Rule for 2023: A Guide for Buyers<\/a> (Dec. 7, 2022; updated October 20, 2023).<\/p>\n\n\n\n<p class=\"has-small-font-size\">Ryan G. Wright for <em>TheInvestorsEdge.com<\/em>: <a href=\"https:\/\/www.theinvestorsedge.com\/blog\/what-is-the-90-day-flip-rule-in-real-estate\" target=\"_blank\" rel=\"noreferrer noopener\">What Is the 90-Day Flip Rule in Real Estate<\/a>? (Nov. 11, 2020).<\/p>\n\n\n\n<p class=\"has-small-font-size\">New Silver Lending LLC, via <em>NewSilver.com<\/em>: <a href=\"https:\/\/newsilver.com\/the-lender\/what-is-the-fha-90-day-flip-rule\/\" target=\"_blank\" rel=\"noreferrer noopener\">What is the FHA 90-Day Flip Rule<\/a>? (Nov. 28, 2023).<\/p>\n\n\n\n<p class=\"has-small-font-size\">And as linked.<\/p>\n\n\n\n<h3 class=\"wp-block-heading has-small-font-size\">More on topics: <a href=\"https:\/\/www.deeds.com\/articles\/can-home-renovations-affect-my-real-estate-title\/\">Renovations: impact on home title<\/a>, <a href=\"https:\/\/www.deeds.com\/articles\/?s=FHA+mortgage\">FHA mortgages<\/a>, <a href=\"https:\/\/www.deeds.com\/articles\/fair-appraisals-matter-to-the-white-house-and-to-us\/\">appraisal bias<\/a><\/h3>\n\n\n\n<p class=\"has-small-font-size\">Photo credits: <a href=\"https:\/\/www.pexels.com\/photo\/purple-paint-roller-2065971\/\" target=\"_blank\" rel=\"noreferrer noopener\">Cassidy Muir<\/a> and <a href=\"https:\/\/www.pexels.com\/photo\/person-in-long-sleeve-shirt-holding-a-calculator-8297031\/\" target=\"_blank\" rel=\"noreferrer noopener\">Mikhail Nilov<\/a>, via Pexels.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Once upon a time, way back in 2003, the Federal Housing Administration instituted a 90-day wait for sales of homes by flippers. And to this day, only those who\u2019ve owned for more than three months may sell to buyers who get FHA loans. Clearly, flippers need to keep this in mind. FHA-backed mortgages, of course, [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":3659,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[131],"tags":[924,137,324,922,445,329,920,923,921,388],"class_list":["post-3658","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-real-estate","tag-credit-score-requirements","tag-fha-loans","tag-home-buying","tag-home-renovation","tag-home-selling","tag-housing-market","tag-mortgage-guidelines","tag-property-appraisal","tag-real-estate-flipping","tag-real-estate-investment"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.5 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Buy a Flipped Home, Get an FHA Loan. 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