The lower premium follows your FHA case number date, not your closing date. FHA assigns a case number when your loan starts, and that case number carries the MIP rules in effect on the day it was pulled. So the real question is when your case number was issued relative to the change's effective date, not when you sign closing papers. - Case number pulled before the effective date: you are generally not in the new premium automatically. Premium changes are not retroactive. - The fix: before closing, your lender can typically cancel the existing case number and request a new one on or after the effective date to capture the lower premium. One practical wrinkle: the appraisal is tied to the case number, and the appraisal runs with the property, not the borrower, so for the same home the case number can generally be reissued if needed. Timing a cancel-and-reissue right up against a hard close is tight and often needs the seller's cooperation on the date. A lender who catches this early can usually structure it cleanly, and that is exactly the kind of detail we watch for on the free Roadmap conversation (about 20 minutes) where we run your real numbers.