Reverse Mortgage Counseling. Information, Contact Phone Numbers, State Lists, and Pricing for Seniors.

Home Equity Conversion Mortgages (HECM) aka reverse mortgages, enables the value of your house (the equity) to be turned into cash today without adding a new payment to your monthly expenses. Nevertheless, a reverse mortgage can be a costly loan that removes or reduces your home equity as time passes potentially (if home values don’t increase) leaving less to your heirs. It is not for everyone.

Why Counseling?

The federal government requires candidates to get a Home Equity Conversion Mortgage (HECM) (which will make up about 95PERCENT of the reverse mortgages underwritten) to accomplish a program having a reverse mortgage consultant before the loan can close.

Could be completed within experience or the telephone -to-face having a local agency. Upon completion of the therapy program, the therapist can send an HECM Counseling Certification towards the homeowner for inclusion using the reverse mortgage application.

Guidance could be completed within the phone or face to face having a local therapist.
What reverses mortgage counselors do?

Reverse mortgage counselor is HUD-approved professionals who can:

Assess the advantages and disadvantages of whether a reverse mortgage is appropriate for your scenario
Review programs for private and public benefits that can enable you to pay for needs like home energy, meals, and drugs
Connect you to other services that can enable you to balance your budget and remain independent more
Reverse mortgage counselor will describe how reverse mortgages work, including tax consequences, prices, payment options, advantages, and drawbacks. You’ll receive a certificate that lenders require as part of the loan application after finishing the mortgage counseling session.

The aim is for you to understand your choices to make an educated choice on whether a reverse mortgage is appropriate for you.

The difference between financing and reverse mortgage counseling?

Counselors aren’t lenders and aren’t involved in the lending transaction. Counseling is an unbiased educational resource, and their relatives make an educated choice about reverse mortgages.

No payment is received by reverse mortgage counselor from reverse mortgage lenders. Non-Profit housing counseling services aren’t allowed to get direct or cash referrals from reverse mortgage lenders.

If you need to meet with someone face to face, you’ll locate a local counselor using HUD’s authorized housing counselor roll.

HUD-approved HECM counselor have fulfilled with several conditions, including completing an approved training class; passing a 100-question, timed HECM examination covering reverse options, prices, advantages and mortgage basics; and working for an HUD-approved agency. Every two years, also, they must take one approved training class.

HUD urges that borrowers get face to face counseling whenever possible: It’s a better method for borrowers to be participated in the session and for the counselor to ensure homeowners understand the reverse mortgage product.

If you’re comfortable finishing the counseling by telephone or if there aren’t any reverse mortgage counselor near you, use one of HUD’s authorized counseling bureaus that were national. Take note that some states require face to face counseling so it is not impossible that some authorized national counseling bureaus can not supply reverse mortgage counseling in some states.

One place you should not seek guidance: your lender. They are forbidden by hUD from directing, guiding, urging or otherwise encouraging borrowers to work with a particular reverse mortgage counselor.

The goal of this separation would be to make sure borrowers get unbiased counseling.

Now that you’ve got a list of national or local counseling bureaus, it’s time to narrow your choices. It’s possible for you to check the common on-line sources, like Yelp and the Better Business Bureau, to make an effort to vet bureaus you’re contemplating, but don’t be surprised if you discover little to nothing in the way of customer reviews, great or bad. Furthermore, several agencies provide an extensive variety of consumer credit counseling services, so they mightn’t pertain to reverse mortgage guidance even should you locate reviews. However, they can give you a sense of the business’s competence and total professionalism.

Display Your Choices
Ask them a series of screening questions and the next step would be to contact the bureaus on your short list.

You’ll read in many areas that counseling will cost around $125, but there isn’t any set amount that counselor must bill, nor is there a maximum or minimum sum that counselor must abide by. The fee just must be “ usual and fair ” for the amount of counseling supplied and for your place. The counselor should have the ability to describe how the agency must tell you, and established the fees size.

You might be able to learn a counseling bureau’s costs from its website. When an agency publishes its fees, so long as the information fits what the Bureau lets you know verbally it’s a great indication. Use common sense: If $125 looks a valid standard that is local, an agency billing $175 is not out of line; one billing $400, on the other hand….

You can’t be billed for counseling so long as you’re willing to record your income and expenses, to demonstrate your need to have the counseling fee if your income is below 200% of the national poverty level. Counseling bureaus aren’t permitted to turn away customers who can’t manage the fees.

You may not incur any fees or on your behalf, before end of required counseling, with the exception of a small fee for a credit report.

2. How long will my reverse mortgage counseling session take?

That said, among the suppliers that are nationwide authorized says on its web site that counseling will take about an hour. If the counselor says the session will take 15 to half an hour, that’s not an excellent indication that you’ll get the focus you’ll need. Also, ask the length of time it’s going to take to get an appointment; you’re on a deadline, and if there’s a long delay, you’ll need to search elsewhere.


It should describe how getting a reverse mortgage will impact your eligibility for Medicaid and Supplemental Security Income, if you rely on either of these plans. The counselor should also assist you to understand the various ways that you can receive reverse mortgage net income and the conditions under which the reverse mortgage becomes due and payable.


The counselor should also discuss the option of downsizing by purchasing a less expensive one or leasing instead and selling your house.
The home counselor is certified by hUD around the state to supply unbiased instruction about reverse mortgages to homeowners.

A reverse mortgage counseling session must be attended by all individuals on the action. HUD requires partners of borrowers to be advised, even if they’re going not to be borrowers.

Also, we support attendance by and other relatives professional advisers who may be helping the borrower. Lenders are firmly prohibited by hUD from attending the counseling session.

A Reverse Mortgage was formerly taken out by me but am having trouble remaining present with my property taxes.
Yes. A complete fiscal evaluation will be conducted by us with you and direct you through your choices. To prevent foreclosure lenders in many cases are willing to work with homeowners.
What you may learn:

You’ll receive an information packet from the counseling agency, or the bank, depending on who you contact before being advised. This information packet includes these substances:
An informational file called “Preparing for Your Counseling Session.”
A printout of loan comparisons, thus the counselor may review what you’re possibly eligible for from the reverse mortgage
This form exemplifies the expense of the loan when it is excellent for different durations of time.
During your reverse mortgage session, you’ll discover about reverse mortgages, tax/fiscal consequences, payment options, prices/fees; you discuss with a counselor to finish the session, send us your info and tell us about yourself.

Your counselor’s aim will be to assist you to understand your choices to make an educated choice.

A counselor will:

Describe you a reverse mortgage;
Describe the various reverse mortgage product alternatives;
Describe the prices;
Use a Financial Interview Tool (FIT) to assist you to discover if you’re able to manage a reverse mortgage and fulfill your financial obligations, for example paying your taxes and insurance;
Bring your focus to choice choices which may be accessible to you, like property tax deferral plans;
Describe the effects influencing the future borrower’s qualification under national or state systems and the impact on the estate or your heirs;
Review the loan comparisons supplied to you by the Total Annual Loan Cost disclosure along with the lender;
A counselor isn’t going to advocate that you just get a special merchandise from any particular lender. Her or his job will be to supply clarity and advice but not to counselor;
Advise prices typically in the area of $125-250 per session. Some counseling services are given various grants that occasionally empower them to offer the service free of charge.
When you finish the session, you and the counselor will sign a counseling certification confirming you’ve met this condition.

In case you are prepared to finish the mandatory counseling session and contemplating applying for a reverse mortgage, you’ve come to the correct location!

Counseling is needed for all HECMs. Reverse mortgages are the only financial product (maybe the only merchandise, interval) that need this. Why? Warning. Because reverse mortgages are made for an older audience who are often on fixed incomes and calls for what’s everyone’s most precious strength—their house—authorities and the reverse mortgage business need to be sure to have all the info you should make the correct choice.

A counseling session can take place either face to face or by phone. The counselor is trained to deliver the necessary advice either way. The session should usually last 90 minutes but can take more as needed.

Loan originators aren’t allowed to direct you to counsel bureau or a particular counselor. Instead, HUD requires them to supply a list of counselor, including national intermediaries who are chosen by HUD to provide counseling by phone across the country and local agencies.

Reverse mortgage counseling” that is “ isn’t emotional or healing counseling. It’s comparable to tutoring, additional help in comprehending something that can appear complicated due to every detail. The counselor will go over much of the same advice supplied to you by a lender.


Make sure your reverse mortgage counselor is approved by the U.S. Department of Urban Development (HUD). You can find HUD-approved housing counselor by visiting HUD’s counselor search page or calling HUD’s housing counselor referral line (1-800-569-4287).

National Foundation for Credit Counseling (NFCC) 1-866-698-6322

Consumer Credit Counseling Service of Atlanta (CCCS) 1-800-251-2227

AARP – available to members only 1-800-209-8085
National Council on Aging (NCOA) 1-800-510-0301

CredAbility: 1-888-395-2664
Money Management International: 1-866-765-3328

National Council on the Aging: 1-800-510-0301

National Foundation for Credit Counseling: 1-866-363-2227

NeighborWorks America: 1-888-990-4326
If and when you eventually meet, HUD also urges that other advisors and your kids participate in the session if possible.

A great reverse mortgage counselor will allow you to figure out whether a reverse mortgage suits your demands and understand reverse mortgages. The reverse mortgage counselor you choose must be HUD-approved and issue a counseling certification after you finish the session. Good luck in your search for an HECM counselor and we are always available to answer any questions you may have.