90-Day Flip Rules Investors Need to Know

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The 90-day flip rule is simply a property regulation that was developed in June 2015, and many believe it made selling properties a much more difficult procedure. Simply put, this rule states that property owners who want to procure a flipped property can only proceed after 90 days have passed. This 90-day gap should be in between the date that the property was bought and when it was resold. There are various guidelines that outline the key process involved in any transaction of property procurement within a given amount of time.

Since less than 15% of loans are classified under FHA, the complication arises with the longstanding regulation relating to the insurance limitations that accompany the Fannie Mae laws of conventional loans. This law focuses primarily on the seller, and it stipulates that if there is a greater than 20% difference between the purchase price and the resale price, then the 90-day rule should be implemented.

For those who are not aware, Fannie Mae is an organization that is in the business of borrowing funds at low rates and then investing the funds into various types of mortgage securities. Fannie Mae borrows in the debt markets through the sale of bonds, and it promotes liquidity for mortgage producers by buying whole loans. It is a government-sponsored organization, and is therefore inclined to provide mortgage producers with the required liquidity in any economic conditions. In some senses, this organization must be able to ignore any negative characteristics that make a particular market an unreasonable investment.

The Standard 90-Day Deed Limitations:

The important factor here is the recording date of the deed, which refers to when the buyer`s deed was recorded. Furthermore, this particular date signifies the initialization of the 90-day timeline. During this time, the buyer can sell the property for less than 100% of what the buyers had purchased it for, which means it is often not affected by renovations or repairs. After passing the 90-day mark, the property can be sold at any price.

FHA’s 90-Day Flip Limitation:

This limitation also has the same timeline as the standard 90-day deed. Having said that, the 90-day clock will be initiated with the transfer of relevant documents such as the title deed record date of when the property was initially purchased. Following the transfer of the title deed, it is imperative that 90 days must pass before the buyer can gain access to FHA loans.
If you plan to resell the property within 180 days, you might need to expedite sufficient upgrades to the property to justify the increased resale amount. Also, if the property has an unusual trend in flipping, such as if the property has changed owners more than twice in a year, then the lender is likely to reject the loan application.

What is an FHA loan?

The FHA mortgage is a specific type of home loan by the government, and it provides more dynamic lending structures than conventional loans. As a result, FHA mortgages often have relatively higher interest rates, and property buyers may be inclined to pay for monthly mortgage insurance plans together with monthly loan payments. The FHA loans are often accompanied with adjustable mortgage rates and fixed rates as well.
The FHA loan is a specific type of mortgage that lets borrowers pay for premium insurance plans which protect the lender from any loss should the borrower fail to make up their payments. This type of loan is insured and may often have a simpler qualification procedure due to the less stringent payment regulations.


While the interest rates on FHA loans might be higher than those of standard mortgages, the FHA mortgages may only necessitate a down payment level as low as 4 percent, which is manageable for most investors. One key advantage of FHA loans is that they make it easier for prospective homebuyers with outstanding credit or those without good credit to qualify for a loan. Many borrowers with ARMs seek to refinance solutions in FHA loans that come with fixed rates, which make it a perfect option for investors.

Eric Lawrence Frazier, MBA
President and CEO
NMLS #461807  CalBRE #01143484




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