So, what is a reverse mortgage?
Many ask, "is a reverse mortgage or as we like to call it, a home equity loan a good idea?" While there can be speculation, our hope is that you become fully informed of this unique mortgage loan and ultimately make the best decision for you and your family given your own individual situation.
It can be scary making a major decision about one of your biggest investments, the place that means the most to you. Deciding whether a reverse mortgage loan is right for you often requires education and expert advice. We hope the following information is beneficial as you explore whether a reverse mortgage is right for you.
This unique loan allows homeowner(s) 62 years of age and older to draw on the equity of their home, which is paid to the homeowner(s) in a variety of payout options of their choice or used as a line of credit.
One of it’s amazing features is that it does not require repayment until the homeowner(s) no longer reside in the residence or the last surviving borrower passes away.
There are different types of reverse mortgage solutions. The two most popular are the HECM loan (Home Equity Conversion Mortgage, insured by the FHA and regulated by HUD) and jumbo or proprietary reverse loan for high value homes.
As certified equity access advisors, we are here to assist you as you explore your options and discover whether a reverse mortgage solution is right for you. Our goal is to provide any relevant information, answer any questions and address any of your concerns so you can make the best decision for you and your family. We aim to provide world class service from start to finish.
Here are some basic requirements:
- One borrower must be at least 62 years old that will be on title.
- It must be your primary residence.
- While there isn’t a specific amount of equity required - as a general rule of thumb - you'd want at least 50% equity in your home. The more equity you have, the more loan proceeds you will have access to.
- Currently having a home mortgage Does Not disqualify you.
- Applicants are subject to a financial assessment to determine their capacity and willingness to pay the loan obligations, such as property taxes, home insurance and basic house maintenance.
- A strong consumer protection requirement that is Government mandated prior to applying, is a mandatory counseling session with an independent HUD certified counselor, of your choosing, where the loan’s terms, conditions and how the loan works is discussed in detail. If you are applying for a HECM loan, you can contact the Housing Counseling Clearinghouse at 1-800-569-4287 to obtain the name and telephone number of a HUD-approved counseling agency. You may also contact our office and we will gladly provide you with the list of HUD-approved reverse mortgage counseling agencies.
Other qualifications evaluating the amount of funds available to you are based on other factors like the age of the youngest borrower, the current expected interest rate, the mortgage option selected, and the appraised value of the home. For instance, an older individual typically will be eligible for more than a younger person with the same home value at the same expected interest rate. Also as additional consumer protection how much money you can take in the first year is limited. For more information on distribution limits visit our equity mortgage FAQs page.
Contact us today for your free and no obligation reverse mortgage evaluation.
Some of the key features are:
- You will continue to hold title to your home.
- No monthly mortgage payments are required.
- Multiple financial options such as, receiving monthly payments to you, receiving a lump sum, or a growing a line of credit over time.
- With a HECM, if the borrower/s choose to access their equity via a line of credit, interest only accrues on funds used. Funds that are not used will increase over time at the same rate of your loan. This feature allows for growing the amount of cash you have access to should you need or want to access it later in retirement!
- If a non-borrowing spouse under the age of 62 loses their borrowing spouse or their spouse permanently leaves the home, they will be allowed to remain in the home.
- It is a non-recourse loan. If your home sells for less then the loan balance, once you have moved or passed, neither you or your heirs are liable for the remaining debt. Only the funds received from the sale of the home can be used to repay the loan.
- At the time of application, your home mortgage balance does not have to be paid off to qualify. However, the loan proceeds you receive must be used to pay off the existing mortgage or liens (if there is a mortgage balance owing).
- Borrower protection is in place to help reduce the risk of foreclosure, such as a guideline that limits the amount of equity the borrower can access during the first year of the loan. In addition, the borrower/s must demonstrate with a financial assessment that they're able to pay property taxes, home insurance and maintain the home during the loan period.
Homes that are eligible include single-family homes, detached homes, townhouses, and two-to-four unit properties that are owner-occupied. Condominiums must be FHA-approved for the HECM loan and some manufactured homes are also eligible. Contact your home Equity Access Advisor for more details on manufactured home eligibility.
Will You Have To Repay The Lender if You Outlive The Loan?
As long as one of the borrowers on the loan note (or original non-borrowing spouse) lives in the home, they will not at that time have to repay the lender, if you have a HECM loan. They will have to continue to pay the taxes and insurance and maintain the home in good condition. Once the last surviving borrower passes away (and any non-borrowing spouse), the loan must be repaid.
How Will This Loan Affect My Estate And How Much Will Be Left To My Heirs?
Once the last surviving borrower dies, sells your home, or no longer resides there as the primary residence, you or your estate is responsible for the repayment of the money you received from the reverse mortgage, plus interest and other fees. Any remaining equity belongs to either you or your heirs. A “non-recourse” clause prevents either you or your estate from being responsible for more than the value of your home when the loan is repaid. If the ending loan balance exceeds the home's value, the estate (heirs) can sign a deed in lieu of foreclosure releasing the property or, pay 95% of the home's appraised value, less customary closing costs & real estate commissions.
Should I Use An Estate Planning Service To Find A Reverse Mortgage?
HUD advises against using any service that charges a fee (except required HECM counseling) or any service that requests a lender referral fee to obtain a reverse mortgage. HUD provides this information free of charge and can direct you to HUD-approved housing agencies that offer approved reverse mortgage counseling or additional services that are free or have a minimal cost.
There is typically a reverse mortgage (HECM) counseling fee that ranges from $125 - $150. If the borrower cannot afford this fee, some counseling agencies will waive the fee for qualified applicants. You can find a HUD-approved housing counseling agency near you by calling 1-800-569-4287 toll free.
Options For Receiving Loan Proceeds
Adjustable interest rate payments can be received in one of five ways:
- Tenure: equal monthly payments
- Term: equal monthly payments for a fixed period of months as decided by the borrower
- Line of Credit: payments made in installments or at various times and in amounts dictated by the borrower(s)
- Modified Tenure: monthly payments with a line of credit
- Modified Term: monthly payments for a fixed period of months with a line of credit
For fixed interest rate mortgages, you will receive the Single Disbursement Lump Sum payment plan.
HELOC vs Reverse Mortgage - What Are The Differences Between A Home Equity Line of Credit And A Reverse Mortgage?
Reverse mortgages have become more popular because they allow the borrower to receive loan proceeds that do not require immediate repayment as long as you remain in your home as your primary residence, do not sell your home, at least one borrower lives in the home, you meet the basic income and credit standards, and follow loan guidelines.
On the other hand, obtaining a home equity loan (or home equity line of credit or second mortgage) requires that you have sufficient income to cover the debt- plus, you must continue to make monthly principal and interest mortgage payments.
With a reverse mortgage, you must meet basic income and credit guidelines but you do not make monthly principal and interest payments. Keep in mind you must continue to pay all property related fees, taxes and homeowner’s insurance and maintain the property in good condition.
What’s in a name? Reverse Mortgages and Home Equity Conversion Mortgages
Necessity is the mother of invention and the first reverse mortgage is no exception. Today many use the terms reverse mortgage and HECM or Home Equity Conversion Mortgage interchangeably. But are they the same? Not necessarily.
The first reverse mortgage was originated in 1961 by Deering Savings & Loan. Nelson Haynes who worked for the lender learned his former high school football coach had passed away and his widow was struggling to find a way to keep the home. The widow, Nellie Young, took the very first equity access mortgage and became part of mortgage history in the process.
In the ensuing years, interest grew in the concept of a ‘reverse mortgage’ which allowed the homeowner to defer payments until a later time -usually upon their death. Private lenders stepped into this niche market, however some of these loans relied upon ‘equity-sharing’ schemes in addition to accrued interest on the money borrowed.
Recognizing the increasing need for older homeowners to secure their retirement with home equity Congress began exploring the concept of reverse mortgages. In 1969 the first hearing was held in the Senate Committee on Aging to discuss the government’s possible role in such a program.
It wasn’t until nearly two decades later that the Home Equity Conversion Mortgage was formalized by Congress in 1987 as part of an insurance bill. It began as a pilot program for the nation’s first federally-insured reverse mortgage then later became a permanent fixture in mortgage lending. In formalizing a government-insured and supervised loan numerous consumer protections were included.
Today many refer to the Home Equity Conversion Mortgage or HECM as a reverse mortgage - a name that stuck since payments are ‘reversed’ with the borrower not being required to make payments but instead the lender pays the homeowner.* However, not all reverse mortgages are created equal. HECMs are federally-insured and have unique eligibility requirements and guarantees. Private reverse mortgages offer access to one’s home equity with no required monthly payments as well, albeit with different terms and conditions.
The good news is that while only the HECM is insured by the Federal Housing Administration (FHA) and supervised by the Department of Housing and Urban Development (HUD), private reverse mortgages are closely monitored by regulators. It is recommended that homeowners thoroughly research their options on which loan may best suit their needs. Costs, features, eligibility rules, insurance, and interest rates should be considered.
Whether it’s a HECM or a reverse mortgage, both reverse the typical mortgage and provide eligible homeowners a flexible means to tap into their home’s value.
History of Reverse Mortgages
The origins and history of reverse mortgages reveals a loan product that has evolved dramatically over the last 40 years.
The first reverse mortgage loan was written in 1961 by Nelson Haynes of Deering Savings & Loan (Portland, Maine) to Nellie Young, the widow of his high school football coach helping her to stay in her home despite the loss of her husband’s income.
The need for reverse mortgages was further developed in the 1970’s with several private banks offering reverse-mortgage-style loans. These programs gave seniors money from their home but did not afford the protections of today since no FHA insurance had been put in place. Since 1989 reverse mortgages have grown in popularity.
In the early 1980’s the U.S. Senate Special Committee on Aging issued a report stating the need for a standardized reverse mortgage program. Other committees throughout the mid 80’s cited the need for FHA insurance and uniform lending practices. In late 1987 Congress passed the FHA insurance bill that would insure reverse mortgages. On February 5, 1988, President Ronald Reagan signed the FHA Reverse Mortgage bill into law. In 1989 the first FHA-insured HECM was made to Marjorie Mason of Fairway, Kansas by the James B Nutter Co.
Reverse mortgages have continued to grow as a safe, government-insured loan allowing seniors to access a portion of the value of their homes while not having to make a monthly mortgage payment.*
*This advertisement does not constitute financial advice. Please consult a financial advisor regarding your specific situation.There are some circumstances that will cause the loan to mature and the balance to become due and payable. Borrowers are still responsible for paying property taxes, homeowner’s insurance and maintaining the property to HUD standards. Failure to do so could make the loan due and payable. Credit is subject to age, income standards, credit history, and property qualifications. Program rates, fees, terms, and conditions are not available in all states and subject to change. Borrowers should seek professional tax advice regarding reverse mortgage proceeds.
Contact me today for your no-obligation reverse mortgage evaluation and quote.