FHA 90-Day Flip Inspection

(aka: “Yes, they really are checking”)

If you’re buying a recently flipped home with an FHA loan, there’s one extra hoop you’re going to hear about pretty quickly: the FHA 90-Day Flip Inspection. And yes—despite how it sounds—it’s not a myth, a scare tactic, or a lender being dramatic. It’s very real, very specific, and very “FHA doing FHA things.”

Let’s talk about what it is, why it exists, and why it doesn’t have to be a big deal.

First: what does “90-day flip” even mean?

In FHA-speak, a flip is when a property is resold within 90 days of the seller buying it. If that’s the case and you’re using an FHA loan, the lender is required to get an additional inspection on top of the standard appraisal.

This rule exists because—historically—some very shady “lipstick-on-a-pig” flips happened, and FHA decided, “Absolutely not on our watch.”

Fair enough.

So what is the FHA 90-Day Flip Inspection?

It’s a visual, non-invasive inspection performed by a qualified inspector to confirm that:

  • The property is safe
  • The work appears complete
  • There are no obvious health or safety issues
  • The flip wasn’t rushed, sloppy, or purely cosmetic

Think of it as a second set of eyes saying, “Yep, this place looks like someone cared.”

What inspectors focus on (spoiler: not the paint color)

They’re not there to judge the backsplash or debate open shelving. They’re looking at things that matter:

  • Structural components (foundation, framing, signs of movement)
  • Roofing (missing shingles, obvious defects)
  • Electrical (exposed wiring, unsafe conditions)
  • Plumbing (visible leaks, improper installs)
  • HVAC (basic operation and visible issues)
  • Health & safety items (handrails, trip hazards, missing smoke detectors)

If walls were moved, systems were altered, or major work was done, the inspector is making sure it looks legitimate—not like it was finished at 2 a.m. the night before closing.

What this inspection is not

Let’s clear up some confusion, because this is where people spiral.

An FHA 90-Day Flip Inspection is not:

  • A full home inspection replacement
  • A code compliance inspection
  • A warranty on the renovation
  • A guarantee that nothing will ever break

It’s a snapshot in time. If something is hidden behind walls or underground, it’s outside the scope.

Why lenders care so much (and why you should too)

From the lender’s point of view, this inspection protects them from lending on a house that’s about to unravel.

From your point of view?

  • It protects you from buying a beautifully staged disaster.
  • If something major shows up now, it’s way better to find out before you sign your name 47 times at closing.

Does it delay closing?

Usually? No.

Occasionally? A little.

Most inspections are completed quickly, and reports come back fast. Delays usually happen only if:

  • A serious safety issue is found
  • Repairs are required
  • Documentation is missing

In those cases, the inspection isn’t the problem—the problem is the problem.

The good news

Most flips pass just fine—especially the ones done by reputable investors who know FHA rules and don’t cut corners.

And if it passes? You move forward with a lot more confidence knowing someone double-checked the work.

Bottom line

The FHA 90-Day Flip Inspection isn’t there to ruin your deal. It’s there to make sure your “newly renovated dream home” isn’t secretly held together by hope and fresh paint.

It’s one extra step, one extra report, and a whole lot of extra peace of mind.