MIP Guide

How Long Does FHA Mortgage Insurance Last?

For most FHA purchases with less than 10% down, annual MIP lasts for the life of the loan. If you put 10% or more down, MIP is typically required for 11 years. Knowing which rule applies changes the long-term cost math.

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FHA MIP Duration Rules

Your original down payment usually decides how long monthly MIP sticks around.

What This Means for Buyers

Life-of-loan MIP is not a deal-breaker — but it should be intentional.

If you will refinance or sell in a few years, temporary MIP may still beat draining cash for a larger down payment
If you plan to keep the loan 10+ years, model conventional carefully once your credit supports it
Putting 10% down can shorten MIP to about 11 years — weigh that against cash needs
Always include MIP in the payment you use to shop homes
Ask us for a side-by-side FHA vs. conventional cost sheet

Quick Duration Reference

Typical rules for current FHA purchase loans.

3.5% down → MIP usually life of loan
10%+ down → MIP usually 11 years
Upfront MIP is separate from annual MIP
Servicer cancels annual MIP only when HUD rules are met
Confirm your Closing Disclosure for the schedule

How We Plan Around MIP Length

Your hold period should drive the program — not the other way around.

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Keep Exploring

Related guides to help you compare options and move toward pre-approval.

What Is FHA Mortgage Insurance?

Upfront and annual MIP basics.

Can FHA MIP Be Removed?

When refinance removes MIP.

Can I Buy With 3.5% Down?

Why down payment affects MIP length.

Conventional Rates vs FHA

Total cost comparison when MIP lasts.

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Recent articles from our blog on FHA MIP timelines and refinancing.

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Frequently Asked Questions

Map Your MIP Timeline

We will show whether your file falls under life-of-loan or 11-year MIP — and when a refinance might make sense.

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