Most FHA loans made since 2013 with less than 10% down keep mortgage insurance until they're paid off or refinanced. Many borrowers don't know.
Lender play · FHA MIP removal
FHA MIP removal mailers for borrowers ready to drop it.
Most recent FHA borrowers pay mortgage insurance for the life of the loan unless they refinance. Many have since built 20% equity. Spur finds homes with an FHA loan and strong appreciation, and mails a clear, compliance-reviewed letter about whether refinancing could remove that insurance.
Free forever plan · No card · 20 property searches a month
Tasha G. booked an MIP review · 2 hrs ago
AI-written for this owner · Mailed in 2 days
FHAloan-type filters from recorded mortgages
20%+estimated equity after appreciation
Brandedletters that never mimic a government notice
The problem
FHA borrowers don't know they can drop mortgage insurance.
Mailers designed to look like government or servicer notices draw complaints and regulatory attention.
Whether refinancing helps depends on equity, credit, rates, and costs. Blanket promises backfire.
How it works
From list to mailbox in one workflow.
Five steps from FHA loan data to mortgage insurance reviews.
app.usespur.com
See it in Spur
An FHA MIP removal list in Spur
Sample Fort Worth homeowners with FHA loans and estimated equity near 20%. Names are partly masked.
Fort Worth, TXOwner-occupiedFHA loan 2019–2023Est. equity 18%+
- Tasha G.6214 Brookhaven DrFHA loan 2021Est. 24% equity
- Eric & Lana M.3907 Hulen Park DrFHA loan 2020Est. 29% equity
- Jose R.5521 Wedgworth RdFHA loan 2022Est. 19% equity
- Kim P.8012 Crowley RdFHA loan 2019Est. 33% equity
- Darius & Fay W.4426 Selkirk DrFHA loan 2021Est. 22% equity
AI draft for Tasha G. · 6214 Brookhaven Dr
Hi Tasha,
I'm Luis Moreno, a loan officer with Pinecrest Mortgage, a private lender in Fort Worth. I'm not your loan servicer, and this isn't a notice about your loan.
Homes on Brookhaven Drive have gained value since you bought in 2021. Many FHA loans from recent years carry mortgage insurance for the life of the loan, and the main way to remove it is to refinance into a different loan once you have enough equity, often about 20%. Whether that would lower your payment depends on your equity, credit, current rates, and the costs of refinancing.
If you'd like a free, no-obligation review, scan the code to pick a time. I'll tell you honestly whether it makes sense.
Luis Moreno · Pinecrest Mortgage · NMLS #000000 · Equal Housing Lender
Sample data for illustration. Your results depend on your market and filters.
Playbook
How FHA mortgage insurance removal works
FHA loans charge an annual mortgage insurance premium (MIP), paid monthly. For FHA loans with case numbers assigned on or after June 3, 2013, borrowers who put down less than 10% pay MIP for the life of the loan, and those who put down 10% or more pay it for 11 years. Because most FHA borrowers put down less than 10%, the usual way to remove MIP is to refinance into a conventional loan once the home has enough equity.
Rising home values have pushed many recent FHA borrowers to or past 20% equity, the point at which a conventional loan typically doesn't require private mortgage insurance. For some, refinancing could remove a meaningful monthly cost. For others, a higher rate on the new loan or closing costs could outweigh the savings, so an honest review matters.
Build your list from recorded mortgages. Filter owner-occupied homes with an FHA loan from recent years, in neighborhoods with strong appreciation, and estimated equity around 20% or more. Re-run the search periodically; as values rise, new owners cross the threshold.
Brand your mail clearly. FHA-related mail is a common source of complaints when it looks like it comes from the government, HUD, FHA, or the borrower's servicer. The Mortgage Acts and Practices Advertising Rule prohibits misrepresenting a government affiliation. Use your company name and logo prominently, avoid official-looking seals and "notice" language, and say plainly that you're not their servicer.
Follow standard mortgage advertising rules: include your NMLS ID and Equal Housing language, avoid rates or payments without required disclosures, and have compliance approve templates.
Lead with education. Many FHA borrowers don't know their MIP is permanent. Explaining how it works, and checking whether refinancing helps, earns trust even when the answer is "not yet".
Past borrowers are a strong starting point. If your company originated FHA loans in recent years, those customers already know you, and you can check their equity first.
5×return on a year of Spur Team from one $300,000 loan
One FHA-to-conventional refinance covers the year.
- Spur Team: $588/yr billed annually
- 500 FHA homeowners × 2 postcards = 1,000 at $1.09 = $1,090
- One $300,000 refinance at 100 bps compensation = $3,000, about 5× your subscription
Example math. Compensation structures vary by lender and channel. Run your own numbers →
One tool, not four
Spur vs. the usual FHA refinance mailers
What you needThe usual waySpur
FHA loan and equity filtersBroad homeowner lists✓ Built in
Clearly branded, approved lettersLook-alike government notices✓ Built in
Contact info for follow-upList brokers✓ Built in
QR booking with instant alertsInbound calls only✓ Built in
Quarterly re-checks as equity growsOne-off campaigns✓ Built in
FAQ
FHA MIP removal questions
Can FHA mortgage insurance be removed?
For most FHA loans made since June 2013 with less than 10% down, MIP lasts for the life of the loan. The main way to remove it is to refinance, usually into a conventional loan once the home has about 20% equity.
How do I find FHA borrowers?
Filter for owner-occupied homes with a recorded FHA mortgage from recent years, in neighborhoods with strong appreciation and estimated equity near 20%.
What should an FHA MIP mailer avoid?
Anything that looks like a government, HUD, FHA, or servicer notice. Brand it clearly, state that you're not their servicer, and include your NMLS ID.
Does refinancing out of FHA always save money?
No. It depends on the new rate, closing costs, credit, and how long the owner plans to stay. Offer an honest review.
How often should I re-run my FHA list?
Quarterly. As home values rise, more FHA borrowers reach 20% equity.
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