Buying a Flipped Home in Idaho? The FHA 90-Day Flip Rule (2026) You found a beautiful, newly renovated home in Boise. New floors, quartz countertops, fresh paint - it's perfect. You are ready to make an offer. Stop. Check the date. If the investor who flipped that house bought it less than 90 days ago, your FHA loan will be automatically denied. This is known as the FHA 90-Day Flip Rule, and it kills more deals in Idaho than almost anything else. Here is exactly how the timeline works in 2026, and how Veterans (VA Loans) can skip the line. 💡 Jerry’s Insider Tip: The clock starts ticking on the day the seller’s deed was recorded, not the day they moved in. Ask your Realtor to pull the “Tax Records” to see the exact recording date before you write an offer. The FHA “Danger Zones” FHA guidelines are very strict about preventing “property churning.” They break the timeline down into three zones: 🚫 0 to 90 Days: The “Dead Zone” You CANNOT buy this home with an FHA loan. No exceptions. You must wait until day 91 to sign the contract. ⚠️ 91 to 180 Days: The “Caution Zone” You can buy the home, BUT if the price has increased by 100% or more, FHA requires a Second Appraisal (at the lender’s cost). ✅ 181+ Days: The “Safe Zone” Business as usual. No restrictions. FHA vs. VA: The Veteran Advantage This is where Veterans have a massive advantage in the Idaho market. While FHA buyers are stuck waiting 90 days, VA buyers can often move forward immediately. Rule FHA Loan VA Loan 0-90 Day Restriction STRICTLY PROHIBITED ALLOWED Price Increases Requires 2nd Appraisal if price doubles. Requires justification, but no strict 2nd appraisal rule. Inspections Standard FHA safety checks. Standard VA Minimum Property Requirements (MPRs). For Realtors: How to Save the Deal If you are an agent showing flipped homes, do this before you write the offer: Check the Owner’s Deed: If the recording date is Jan 1st, you cannot write an FHA contract until April 2nd (91 days). Sign on Day 91: Even if you negotiate early, the Purchase and Sale Agreement must be dated Day 91 or later. Switch Loan Types: If the timeline is tight, ask us if your buyer qualifies for Conventional financing. Conventional loans generally do not have the 90-day restriction. Summary: Timing is Everything Buying a flipped home is a great way to get a move-in-ready property, but financing it requires strategy. Don’t let a calendar error cost you your dream home. Need even more information, we have a web page here. Looking at a flipped home? Call us to check the eligibility dates for you. Check Property Eligibility Frequently Asked Questions Does the 90-day rule apply to Conventional loans? Generally, no. Fannie Mae and Freddie Mac do not have a specific “90-day seasoning” rule, although individual lenders may have their own overlays. Can we sign the contract early and close later? No. For FHA loans, the actual Sales Contract cannot be signed or dated until the 91st day. If you sign early, the lender will reject it. What if the house was inherited? Inherited properties are usually exempt from the flip rule. The rule targets investors buying and reselling for profit, not families handling estates. About the Author: Jerry Robinson Broker/CEO, NMLS #4475 Jerry has over 30 years of experience navigating complex FHA and VA guidelines. He helps Idaho buyers close on homes that other lenders turn away. 1st Choice Mortgage best mortgage lender Boise Home Flipping Buying a Flipped Home Idaho FHA 90-Day Flip Rule FHA Flip Rule Idaho FHA Seasoning Requirements FHA vs VA Flipping Rules Idaho mortgage broker Idaho Real Estate Investing Jerry Robinson local mortgage lender Property Flipping Rules 2026 VA Loan Flip Rule 1st Choice Mortgage Company, LLC Click to Call or Text: (208) 375-5626 This entry has 0 replies Comments are closed.
