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Reverse mortgages have become an increasingly popular option for seniors who need to supplement their retirement income, pay for unexpected medical expenses, or make needed repairs to their homes. Before entering into a reverse mortgage, however, you should understand what a reverse mortgage is, understand the types of reverse mortgages that are available, know the costs and fees associated with reverse mortgages, and understand the repayment obligations for these mortgages.
Reverse mortgages allow homeowners to convert equity in their home into cash, while retaining ownership. Equity is the difference between the market value of your property and the amount you owe on your mortgage. The reverse mortgage gets its name because instead of making monthly loan payments to your lender, you receive payments from your lender. As your lender makes payments to you, the amount you owe on the loan increases and your equity decreases.
Although you are not responsible for making monthly payments on the loan, because you remain the owner of the home, you continue to be responsible for paying property taxes, maintaining homeowners insurance, and making necessary repairs.
The HECM is the most popular reverse mortgage. HECMs are insured by the Federal Housing Administration (FHA), which is part U.S. Department of Housing and Urban Development (HUD). The FHA guarantees that lenders will meet their obligations. HECMs are only offered by federally-approved lenders, who are required to follow strict rules imposed by the federal government. The FHA tells HECM lenders how much they can lend you, based on your age and your home's value. Further, you must undergo reverse mortgage counseling as a condition to obtaining this type of loan.
For more information regarding the HECM, visit the U.S. Department of Housing and Urban Development's website.
Payments received through these reverse mortgages can only be used for certain purposes, such as home repairs, home improvements, or paying property taxes. These types of reverse mortgages are offered by state and local governments, or nonprofit lenders, and are usually the least expensive reverse mortgages. They are often only available to low-to-moderate-income homeowners.
Some banks and financial institutions offer their own reverse mortgages. These loans are backed by the private companies that provide them; they are NOT insured by the federal government.
In order to qualify for most reverse mortgages:
The asset, income, and credit requirements for a reverse mortgage are easier to satisfy than a conventional mortgage because a reverse mortgage pays the borrower from the equity in their home while a conventional mortgage requires the borrower to make monthly mortgage payments.
However, all HECM reverse mortgages insured by the FHA impose a residual income or asset requirement to ensure that the borrower applying for a reverse mortgage will have enough income and resources to cover recurring costs such as property taxes and homeowner's insurance during the reverse mortgage’s term. Similarly, most single-purpose and propriety reverse mortgages require the borrower to have a certain level of income or assets for the payment of property taxes and insurance while their reverse mortgage is in effect.
As with all mortgages, there are costs and fees connected to securing a reverse mortgage. Fees include those associated with loan origination, mortgage insurance premiums, closing costs, and monthly servicing fees. These fees are often higher than the fees associated with traditional mortgages and home equity loans. Make sure you understand all the costs and fees associated with the reverse mortgage.
Be aware that if you choose to finance the costs associated with a reverse mortgage, they will increase your loan balance and accrue interest during the life of the loan.
You generally do not have to repay the reverse mortgage as long as you and any other borrowers continue to live in the home, pay property taxes, maintain homeowners insurance, and keep the property in good repair. Your reverse mortgage lender may include other conditions that will make your reverse mortgage payable, so you should read the loan documents carefully to ensure you understand all the conditions that can cause your loan to become due.
The amount you will owe on your reverse mortgage will equal all the loan advances you received (including advances used to finance the loan or to pay off prior debt), plus all the interest that accrued on your loan balance. If this amount is less than your home is worth when you pay back the loan, then you (or your estate) keep whatever amount is left over.
With most reverse mortgages, you can never owe more than your home is worth. The technical term for this cap on your debt is a "non-recourse limit." It means that the lender, when seeking repayment of your loan, generally does not have legal recourse to anything other than your home's value and cannot seek repayment from your heirs.
Be aware that since the home will likely need to be sold to pay back the reverse mortgage, these types of loans may not be a good option if you want to leave your home to your children.
Consumers may contact the Attorney General's Consumer Protection Team at:
Consumer Protection Team
P.O. Box 30213
Lansing, MI 48909
517-335-7599
Fax: 517-241-3771
Toll-free: 877-765-8388
Online complaint form
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