Can retirees use a reverse mortgage to buy a home?
For many older Americans, retirement isn’t about staying put in their homes. It’s a time for making a meaningful change instead. Some retirees want to downsize their home into a more manageable space, for example, while others dream of relocating closer to family or settling into a sunny retirement community. But with mortgage rates still hovering above 6% despite recent rate drops, and retirement income typically fixed, buying a new home later in life can feel like an uphill climb. The challenge of qualifying for a new loan in your 60s or 70s can make buying a home in retirement feel complicated, or even out of reach. So, while the desire to move during retirement may be clear for some retirees, the logistics often aren’t. Today’s homeowners hold record levels of home equity, though, with the average homeowner holding over $300,000 in home equity currently — and some senior homeowners, especially those who’ve been in their homes for decades, may have access to a lot more. And, seniors have one unique home equity option available to them: a reverse mortgage, which allows retirees to borrow against their home equity without the burden of monthly payments. A reverse mortgage typically requires you to stay in your home over the long term, though, so can retirees use this borrowing option to buy a new property? Below, we’ll detail what to know. Can retirees use a reverse mortgage to buy a home? In general, yes, retirees can use a reverse mortgage to buy a home, but they can’t use just any reverse mortgage to do so. There’s a specific type of reverse mortgage, called a HECM for Purchase loan, that can be used to buy a primary residence. Instead of taking out a traditional mortgage and making monthly payments, borrowers simply use the proceeds from a reverse mortgage (combined with a sizable down payment) to purchase the home. This option can be particularly appealing in today’s rate environment, where conventional mortgage payments can stretch retirement budgets. But while a HECM for Purchase loan can offer the financial flexibility that senior homebuyers are looking for, it also comes with its own eligibility rules, upfront costs and ongoing responsibilities — meaning it’s not for everyone. Here’s how it works: For example, say you’re 72 and want to buy a $400,000 home. You might need to put down about $180,000 to $248,000. The reverse mortgage would finance the remainder, and you wouldn’t owe monthly payments, freeing up retirement income for other expenses. This approach can be particularly useful for retirees who are “house rich but cash limited.” By selling their current home, they can use some of the sale proceeds as the down payment on a new property, while preserving more liquid assets for living expenses. Who qualifies for a HECM for purchase loan? Not every retiree will qualify for this type of loan. The Federal Housing Administration (FHA) sets strict rules to protect both borrowers and lenders. To be eligible, you generally must: The bottom line Retirees can use a reverse mortgage to buy a home, but they typically have to use a specific type of reverse mortgage to do so. For some, a HECM for Purchase loan can be a powerful financial tool. It’s not a one-size-fits-all solution, though. The required down payment, upfront mortgage insurance premiums and long-term responsibilities mean it’s generally best suited for retirees who plan to stay in the home for the long haul and can keep up with property costs. So, before moving forward, it’s important to consult with a HUD-approved housing counselor to make sure this strategy aligns with your retirement goals. With careful planning, though, a reverse mortgage for purchase can offer both housing stability and financial flexibility in your later years. By Angelica Leicht
How much equity do you need for a reverse mortgage?
For many older homeowners, their home is their largest asset — and in many cases, it’s also their most reliable source of financial stability in retirement. Housing prices have increased dramatically over the past decade, after all, with home values ticking up swiftly over the past few years in particular. As a result, the average homeowner is sitting on over $300,000 in equity right now, and senior homeowners may have even more equity than the average after decades of paying down their mortgage loans. As a result, tapping into home equity through a reverse mortgage has become an increasingly attractive way for seniors to boost their retirement income without having to sell or downsize their homes. Interest in reverse mortgages has also surged as ongoing inflation pressures have stretched retiree budgets and traditional savings tools have struggled to keep up. And with other types of borrowing rates still elevated, it can make sense for retirees to turn to reverse mortgages instead of traditional loans or home equity lines of credit (HELOCs), which require monthly payments. But not every senior homeowner will automatically qualify for a reverse mortgage loan. Lenders have specific rules about how much equity you must have before you can borrow, after all, and these requirements can also impact how much money you can tap into. So how much equity is required for a reverse mortgage, and what should you do if you fall short? Below, we’ll break down what to know. How much equity do you need for a reverse mortgage? To qualify for a reverse mortgage — specifically, a Home Equity Conversion Mortgage (HECM) backed by the Federal Housing Administration (FHA), which is the most common type of reverse mortgage — most lenders will require you to have at least 50% to 60% equity in your home. That means your outstanding mortgage balance should be no more than about 40% to 50% of your home’s appraised value. For example, if your home is worth $400,000, you’d typically need to owe $160,000 or less on your existing mortgage to qualify for this type of loan. If you owe more than that, you’d likely need to pay the difference at closing, either with savings or other funds, to meet the program’s requirements. That said, this isn’t a set rule across the board. The FHA actually doesn’t specify an exact equity percentage requirement for HECMs. Instead, the focus is on ensuring you can cover ongoing obligations like property taxes, insurance and maintenance. So, in theory, you could potentially find a lender requiring less than 50% to 60% home equity, but that likely won’t be the standard. It’s worth noting, though, that meeting the 50% to 60% home equity threshold to qualify doesn’t mean you can borrow that much with a reverse mortgage. The amount you can actually borrow with this type of loan is dependent on three main factors: What to do if you don’t have enough equity for a reverse mortgage Coming up short on equity doesn’t mean your options are completely off the table. There are several strategies homeowners can use if they want to pursue a reverse mortgage but don’t yet meet the 50% to 60% equity threshold. Pay down your existing mortgage If you have savings or other assets, applying them toward your remaining mortgage balance could help you hit the required equity level for a reverse mortgage. For instance, if your home is worth $400,000 and you owe $220,000, paying off $60,000 could bring your balance down to $160,000, which is enough to qualify with many lenders. Wait until you’ve built more equity naturally If time is on your side, continuing to make mortgage payments and allowing your home value to appreciate can push you past the required equity line. This may be a slower path, but for homeowners who are not in immediate need of cash, taking time to boost equity can be a practical solution. Consider downsizing If your current home’s equity is locked up in a high mortgage balance, selling and purchasing a less expensive property could be a workaround. With a HECM for Purchase, for example, you can use the proceeds from your home sale to buy a new, lower-priced home and fund the difference with a reverse mortgage, all in a single transaction. Explore alternative financing options If building equity isn’t realistic, other financial tools might be a better fit. A home equity loan or HELOC could provide access to funds, though they come with monthly repayment obligations. Alternatively, a personal loan or retirement account withdrawal might be considered, depending on your overall financial situation. The bottom line Reverse mortgages can be powerful tools for tapping into home equity during retirement, but they’re not one-size-fits-all. You typically need to have at least half of your home’s value in equity to qualify, and how much you can ultimately borrow depends on your age, interest rates and your home’s value. If you’re not quite there yet, strategic steps like paying down your mortgage balance, waiting to build equity or exploring downsizing can help bridge the gap. And for some homeowners, alternative financing options may make more sense. By Angelica Leicht
The Most Overlooked Retirement Conversation
The recent InvestmentNews column, “Advisors see long-term care as critical piece of retirement planning,” makes a strong case for treating long-term care (LTC) as a central, not peripheral, retirement concern. With healthcare inflation rising faster than general inflation—hospital and outpatient services alone climbed 5.3% year over year—addressing LTC sooner rather than later is simply prudent. A Retiree’s Largest Asset Isn’t Off-Limits The article stands out in reframing LTC as a financial reality, not as a mere possibility. With the average cost of a semi-private nursing home now topping $100,000 annually in many regions, a multi-year stay can be devastating for those who haven’t prepared. The column also underscores the trade-offs between strategies. Traditional LTC insurance can be costly and carries the “use it or lose it” stigma, though policies are more affordable when purchased earlier in life. Hybrid life insurance with LTC riders offers a more flexible “use it or return it” design. Importantly, the piece also acknowledges that home equity—often a retiree’s largest asset—can and should be part of the conversation. Reverse mortgages, long overlooked, may help fund care directly or cover insurance premiums, broadening the advisor’s toolkit. What’s Missing Still, some important gaps remain. Reverse mortgages are noted, but with little discussion of risks, such as the loan becoming due if the last borrower must permanently leave the home to receive care. Longevity risk is also underplayed. The Department of Health and Human Services estimates that 70% of Americans turning 65 will need some form of long-term care, and 20% will require it for more than five years. These figures show LTC isn’t just a budget line—it’s a widespread and often prolonged risk. The article also sidesteps stress testing. What if LTC inflation runs at 6% instead of 3%? How resilient are different funding strategies under that pressure? Exploring these scenarios would help advisors prepare clients for harsher realities. Funding the Probability For many seniors, the real danger lies in needing care without the liquid resources to pay for it. Those without adequate savings, annuity income, or insurance may be forced to draw down assets rapidly, sell their home, or qualify for Medicaid only after depleting their estate. In such cases, families often shoulder the financial and emotional strain. A Solution, Not a Cure-All This is where reverse mortgages can play a role. By unlocking home equity without adding a monthly payment, they allow retirees to fund in-home care, assisted living, or nursing services while staying in their home. The flexibility is valuable, especially when compared to the burden of new debt. That said, trade-offs exist: heirs inherit less equity, and costs such as interest accrual and insurance premiums must be considered. And while a reverse mortgage won’t cover every possible expense—a multi-year nursing stay can quickly outstrip available funds—it can provide meaningful support when combined with insurance, savings, and annuity income. Conclusion The Investment News piece is a timely reminder that rising healthcare costs make LTC planning non-negotiable. For seniors, incorporating home equity through a reverse mortgage can ease the burden of care without increasing their monthly obligations. Used wisely, it can complement other strategies and mean the difference between scrambling in crisis and aging with greater dignity and financial security. Have you considered addressing long-term care when meeting with homeowners? If not, why? Broaching the conversation could open their eyes to potential care expenses they may well not be able to afford. [Investment News] Advisors see long-term care as critical piece of retirement planning By Shannon Hicks
3 Ways To Drive Retirement Income From Housing Wealth.
For many Americans nearing retirement, the home is more than where memories are made; it is often the single largest financial asset they own. Yet while homeowners may be “house rich,” they frequently feel “cash poor,” especially when large expenses strike, or income sources fall short. While purchasing a home it is often about “location, location, location” but in retirement the home should be equally about “cash flow, cash flow, cash flow.” In retirement, the home must balance lifestyle with retirement income cash flow. The key challenge: how can retirees unlock the hidden housing wealth without compromising long-term stability? Fortunately, housing decisions in retirement are not static, but are dynamic, changing as goals, needs, and finances shift across the years. With careful planning, retirees can transform housing wealth into a reliable income source or buffer while still retaining housing security. Exploring three smart ways to convert housing wealth into retirement income requires careful and thoughtful planning. Let’s dive into three ways housing wealth can enhance a retirement income plan when used in coordination with the overall retirement income strategy. 1. Unlocking Housing Wealth With Reverse Mortgages: A Strategic Cash-Flow Tool, Not A Last Resort A reverse mortgage, specifically the federal Home Equity Conversion Mortgage (HECM), enables homeowners aged 62 and older to tap into their home equity without making required monthly payments. You receive funds in a lump sum, as monthly payments, or through a growing line of credit, and required repayment occurs when you stop using the house as your primary residence. Typically, when you move, sell, or pass away. However, you can make optional monthly, yearly, or other timely payments to reduce your debt if it makes sense at any time with a reverse mortgage. PROMOTED Housing data shows that fewer than 1% of eligible homeowners use reverse mortgages today, despite research showing they could be beneficial for up to ten times as many retirees. Used proactively, they can supplement retirement income, provide liquidity during market downturns, and support aging in place by funding home modifications. Costs can be significant on set-up and ongoing interest can be higher than a traditional mortgage. Confusion around how reverse mortgages function also limit potential homeowner usage. Contrary to persistent stigmas around reverse mortgages that they should be only used as a last resort are often more valuable when used strategically earlier in retirement. Research has shown that strategic borrowing from a reverse mortgage earlier in retirement to supplement spending needs to offset down market years early in retirement can extend a retirement portfolio. In simple terms, if you can borrow at 6-7 percent for income for a year when your investments drop 10%, you are likely better off borrowing then spending your investments when they are down, giving them time to recover through the next few years in retirement. Some other key benefits of a reverse mortgage can be to improve cash flow by paying off an existing mortgage with a refinance into a reverse mortgage. This eliminates the monthly mortgage obligation and frees up room in a retiree’s budget. It does not always improve legacy outcomes, but it can keep the retiree in the house and free up cash flow for other retirement needs. Remember, the reverse mortgage is a non-recourse loan, meaning you cannot owe more than the home’s value. Additional funds can also be used for home improvements, ensuring retirees life comfortably and safely while aging in place. Of course, reverse mortgages come with fees and could reduce potential inheritance (although not always). They also require ongoing payment of property taxes and insurance, as well as proper upkeep. But when approached thoughtfully, they can transform home equity into a powerful income source. 2. Downsizing By Rightsizing Downsizing in size can be popular for retirement, but it is often less about just reducing the cost or size of the house in retirement but rightsizing for one’s desired lifestyle. Selling a larger home for a smaller, more manageable property can be a powerful way to unlock equity and reduce ongoing expenses. Many retirees look to find a new home that fits their needs, not always cheaper on the upfront costs but could reduce ongoing maintenance, heating, and property taxes. A smaller but nicer home can help save costs long-term. Potential benefits include: Think about how you want to buy a new home in retirement. Lots of retirees either do an all cash payment from the sale of their old home or a mortgage. But remember, you can put half down or even use a HECM for Purchase. This strategy allows retirees to downsize and buy a new home using a reverse mortgage. By doing so, they can preserve liquid assets while still securing a comfortable residence that fits their needs. Make sure you look at all options when moving in retirement on how to fund the new home purchase. 3. Renting Your Home: Flexible Income Without Selling For retirees who prefer to keep their homes and age in place, but want to generate income, renting offers several benefits. There have been many popular rental options that have popped up recently covering short-term and long-term rental options. Additionally, home-sharing rental options can be helpful – think The Golden Girls. Home-sharing is where you can rent out your home and continue to live there. This allows you to age in place but generate income from owning your home. In these situations, you need to be very careful around finding the right roommates from a fit perspective and to ensure they can pay. There are home share organizations that run background checks for potential suitors. While renting can diversify income, it also brings management responsibilities. For retirees not interested in being landlords, hiring a property management company can help balance convenience with profitability. Home Is Where the Heart Is But Requires Thinking Each of these strategies—reverse mortgages, downsizing, and renting—offers compelling benefits. But each comes with considerations that retirees must carefully weigh and none of these approaches is one-size-fits-all. The right choice depends on a retiree’s goals, health, financial position,
3 things retirees should know about reverse mortgage rates now
There are a few big things retirees should know about reverse mortgage rates in today’s market. / Credit: Seng Kui Lim/Getty Images The Federal Reserve announced its first rate cut of 2025 yesterday, lowering its benchmark rate by a quarter of a percentage point. After holding steady for months in the face of stubborn inflation, the Fed is now signaling that borrowing costs may finally begin easing again, despite inflation ticking back up over the last few months. That comes with big benefits for borrowers, as even a relatively small rate cut can have ripple effects across the financial system, reducing the cost of credit cards, auto loans, personal loans — and most notably, mortgage borrowing. And, the effects of the Fed rate cut are already visible. The average 30-year fixed mortgage rate is now sitting at 6.13%, the lowest level in three years. That eases the financial pressure on borrowers, who were facing average mortgage rates of above 7% earlier this year. To illustrate, a $500,000 conventional mortgage at 7% translates into a monthly payment of roughly $3,327. At a rate of 6.13%, though, that payment drops closer to $3,040 per month, a savings of about $300 each month. For households stretching their budgets, that type of payment difference can be a game-changer. But when it comes to reverse mortgages, which is a tool many retirees use to convert home equity into usable income, the impact of a Fed rate cut isn’t as straightforward. Reverse mortgages don’t track the Fed’s benchmark rate in the same way reverse mortgages do, and several other variables come into play. Understanding those differences is critical if you’re considering this option in today’s shifting rate environment. Below, we’ll detail what to know. 3 things retirees should know about reverse mortgage rates now Reverse mortgages can provide an important safety net for retirees, but the way they’re priced is unique. Here are three key things to understand about how today’s lower-rate environment may (or may not) affect your reverse mortgage options: Reverse mortgage rates are influenced by multiple factors While there are numerous factors at play, traditional mortgage rates tend to move in tandem with Treasury yields and Fed policy expectations, as evidenced by the significant mortgage rate drop that occurred in conjunction with yesterday’s Fed rate cut. Reverse mortgage rates, however, are shaped by a broader mix of factors. For example, reverse mortgage lenders set their own margins and investor appetite for mortgage-backed securities affects funding costs. Strict program rules also establish the boundaries for pricing. That means while Fed cuts create downward pressure, reverse mortgage rates don’t automatically fall at the same pace, or in the same magnitude, as conventional mortgages. Some reverse mortgage lenders may move quickly to reduce their rates, but others may keep them flat to preserve margins. For borrowers, this underscores the importance of shopping around. Getting quotes from multiple reverse mortgage lenders can help you capture any available savings in a rate environment that’s still finding its footing. The type of rate you choose matters Reverse mortgages come in two primary forms: fixed-rate and adjustable-rate. Each reacts differently to market shifts. The right choice between the two depends on your priorities. If you value predictability, a fixed-rate option may still make sense, even if rates fall a bit further over time. If you’re comfortable with variability and want to capture potential rate declines, an adjustable-rate reverse mortgage product could offer more flexibility. Lower rates can boost how much you can borrow Perhaps the biggest upside of falling rates for reverse mortgage borrowers, though, is that they can increase your borrowing capacity. The FHA’s formula for determining how much equity you can access factors in your age, home value and current interest rates. When rates drop, that formula allows you to tap a larger share of your home’s value. For example, a 72-year-old homeowner with a $600,000 property might have been able to access roughly $300,000 when rates were higher. With today’s lower rates, that figure could climb by tens of thousands of dollars. This added borrowing power can be particularly helpful for retirees looking to consolidate debt, cover healthcare expenses or simply add a buffer to their retirement income. Still, more access to cash doesn’t necessarily mean you should borrow it all. Fees and insurance premiums tied to reverse mortgages remain in place, and interest accrues on any funds you use. So, a larger line of credit or lump-sum payout can be a safety net, but it should be weighed against long-term costs and your broader financial picture. The bottom line The Fed’s first rate cut of 2025 is reshaping the mortgage market, making traditional loans more affordable and sparking a wave of refinancing activity. For retirees considering a reverse mortgage, though, the picture is more nuanced. Rates don’t always follow the Fed’s moves one-for-one, but lower borrowing costs can still work in your favor, whether by making adjustable products more affordable or by boosting the share of equity you can unlock. If you’re weighing a reverse mortgage now, it pays to compare the options carefully. Request multiple quotes, consider both fixed and adjustable rates and evaluate how much equity you truly need access to. Even in a falling-rate environment, reverse mortgages remain a complex product, and getting the details right can make all the difference in maximizing your retirement security. Story by Angelica Leicht
5 ways to maximize your retirement income now, according to experts
While inflation has cooled compared to recent highs, there have been upticks in the inflation rate over the last few months, and, as a result, the cost of living remains elevated. That’s making it harder for the seniors who are on fixed incomes to cover all the costs they face in retirement. The recent issues with stock market volatility aren’t helping much, either. And, those are hardly the only money-related issues seniors are facing right now. Rising costs in healthcare, housing and other sectors are also making it harder for retirees to make ends meet financially. And, 84% of retirees want to better protect their savings from eroding due to inflation, according to Schroders 2025 U.S. Retirement Survey. Amid this challenging environment, many retirees are looking for ways to increase their income and free up room in their budget so they can enjoy the retirement they deserve. So, what can you do to achieve this? 5 ways to maximize your retirement income now, according to experts Here are five effective ways experts say you can maximize your retirement income now. Delaying Social Security to increase monthly payments You can begin taking distributions at age 62, but one of the best ways to maximize your retirement income is to delay receiving your Social Security benefits until after age 70. Each year you wait increases your monthly benefit by about 6% to 8%, and by the time you turn 70, the benefit could be nearly twice what it would have been at 62, according to the IRS. Still, deciding when to start receiving Social Security should be based not only on financial considerations, but also on your health, risk level and future plans, says Vanessa Alanis, CFP and owner of Black Dog Wealth. “A client I worked with was planning on delaying Social Security. However, in her 60s, she was diagnosed with a form of cancer that reduced her life expectancy,” Alanis says. “We updated her plan and decided to start taking Social Security immediately. This change allows her to utilize her benefit and live a richer life now while she can.” Downsize or relocate to reduce housing costs Cutting back on expenses is another great way to add cushion to your monthly budget in retirement, experts say. Downsizing to a smaller home may be an effective way to reduce mortgage, utilities and other expenses. Or, relocating to an area with a lower cost of living is another way to make your money go further. Alanis notes that many of her clients downsize to reduce housing costs, often choosing homes they can pay off in full. “The removal of a mortgage payment can reduce a client’s expenses by thousands of dollars per month,” Alanis says. But before you start packing up your moving boxes, make sure you run the numbers to make sure it works for you. And, don’t forget to include surprise expenses like closing costs, moving expenses, HOA fees, property taxes and repairs or upgrades to the new home. Use annuities or reverse mortgages for guaranteed income With an annuity, you pay an insurance company a lump sum and receive reliable monthly payments in return, making it a good option to consider if you’re concerned about outliving your money. But while annuities can arm you with an income stream in retirement, be aware that once your money is locked in, you have limited access to it and your funds may not earn as much as other investment options like stocks and mutual funds. A reverse mortgage is another good option to consider, as this type of borrowing tool lets you tap into your home equity without having to sell your home. You can use the funds to help meet everyday expenses and continue to live in your home. The loan is repaid when you sell the house, move out or die. That will leave less for your heirs, but the benefits could be worth the tradeoff for some seniors. “Reverse mortgages are highly regulated and very safe today,” says Jeff Lichtenstein, CEO and broker at Echo Fine Properties. Retirees also need to consider the emotional side, Lichtenstein says, since many want to stay in their homes and must weigh that against the true cost of relocating. Take advantage of catch-up contributions or part-time work If you are 50 or older and haven’t saved as much as you’d like in an individual retirement account (IRA) or 401(k), you may be able to deposit more than the normal limit allows by making catch-up contributions. This option can help you course-correct and get your retirement savings back on track. The guidelines for 2025 state that you can put in an extra $1,000 to an IRA and an extra $7,500 to a 401(k), 403(b) or 457(b). For those ages 60 to 63, the limit increases to $11,250 if your plan allows for it, but once you turn 64, it returns to $7,500. “Catch-up contributions are underutilized,” says Dominick Leuzzi, an investment advisor and financial planner at Walsh & Nicholson Financial Group. “A 60-year-old couple I worked with each maxed their 401(k) catch-up ($7,500 a year each) plus IRA catch-up ($1,000 a year each), and added part-time consulting income. Over seven years, they increased retirement savings by over $250k, which — when invested — gave them the confidence to retire on schedule.” Taking on part-time work can also inject revenue into your budget, though you’ll give up some of your free time. Alanis points to a client who started a part-time consulting business for extra income. “Not only did he end up exceeding his financial goal of securing his retirement, but his life also became fuller and more enjoyable,” Alanis says. Review tax-efficient withdrawal strategies Another way to improve your bottom line in retirement is to strategize how and when you withdraw money from your different accounts. One approach is to withdraw from each account annually based on its share of your total savings. Another is to tap taxable accounts first if you have large long-term gains and may qualify for the 0% capital-gains rate. “It can be difficult to
What disqualifies you from getting a reverse mortgage?
For many older Americans, their home is more than a place to live. It’s also their biggest financial asset. And, for those who need access to more income in retirement, tapping into that wealth can be a smart move, whether they need help covering medical bills, supplementing Social Security or simply want more financial peace of mind while living on a fixed income. That’s part of why reverse mortgages, which allow homeowners 62 and older to convert home equity into cash without monthly mortgage payments, have become a popular choice among retirees. But while reverse mortgages are designed to provide an accessible borrowing option to aging households, they aren’t available to everyone. In fact, a surprising number of applicants don’t qualify. Part of the issue is that the reverse mortgage application process has grown increasingly rigorous over the last decade, so there are significant hurdles borrowers may face when applying. For example, borrowers now face mandatory financial assessments that are required to protect both lenders and borrowers from defaults, which can make it harder to qualify. Understanding those hurdles is critical if you’re considering a reverse mortgage in retirement. You don’t want to begin the process only to discover that your home or finances won’t make the cut. So, what exactly can disqualify you from securing one of these loans, and what should you know before applying? What disqualifies you from getting a reverse mortgage? While reverse mortgages can be a valuable tool, lenders must follow strict rules to protect both borrowers and the financial institutions backing the loans. These requirements mean that not every homeowner qualifies. Here are some of the most common disqualifying factors: Not meeting the age requirements While you must be at least 62 to qualify for a government-insured Home Equity Conversion Mortgage (HECM), the age requirement becomes tricky when spouses are involved. If your spouse is younger than 62, they can be included as a non-borrowing spouse, but this significantly reduces the loan amount you’ll receive since calculations are based on the younger spouse’s age. Some proprietary reverse mortgages do allow borrowers as young as 55, though, depending on the lender and state regulations. However, these private loans typically come with stricter credit and income requirements that can disqualify borrowers who would otherwise qualify for an HECM. The age factor also affects your borrowing power throughout the life of the loan. Leaving your home for extended periods, including long-term medical care, can trigger loan repayment requirements, making reverse mortgages unsuitable for seniors who may need nursing home care in the near future. Insufficient home equity and property value issues You need at least 50% equity in your home to qualify, and your reverse mortgage proceeds must be sufficient to pay off any existing mortgage balance. This requirement trips up homeowners who’ve recently refinanced or taken out home equity loans, as well as those in areas where property values have declined. If your reverse mortgage can’t cover your existing mortgage balance entirely, you’ll need to bring cash to closing, a requirement that defeats the purpose for many cash-strapped seniors. Property type restrictions also eliminate many potential borrowers. After all, reverse mortgages only work for single-family homes, FHA-approved condos or two- to four-unit properties where you live in one unit. Vacation homes, investment properties and certain types of manufactured homes don’t qualify, regardless of their value or your equity position. Missing the mark on property condition and maintenance standards Your home must meet FHA property standards, and major structural issues, health hazards or neglected maintenance must be addressed before approval. This requirement often surprises longtime homeowners who have deferred maintenance or live in older properties. An FHA appraisal will identify required repairs, and unlike traditional mortgages, where cosmetic issues might slide, reverse mortgage standards are particularly strict about safety and habitability. Certain zoning restrictions can also disqualify properties, and unique or overly large properties may not meet HUD guidelines. Even seemingly minor issues like using your home for short-term rentals can disqualify you, as these are considered commercial uses that violate the primary residence requirement. Issues with the credit and financial assessment While reverse mortgages are more forgiving than traditional loans when it comes to credit scores, severe financial events like unresolved bankruptcies, recent foreclosures or federal debt delinquencies can disqualify you. You cannot owe any federal debt, such as federal income taxes or federal student loans, though you can use reverse mortgage proceeds to pay off these debts. Lenders must also verify your ability to pay ongoing property-related expenses like taxes, insurance and maintenance. If your income or assets aren’t sufficient to cover these costs, you’ll be denied, even if you have substantial home equity. This financial assessment has become increasingly strict, too, with specific residual income requirements that vary by household size and geographic region. Not meeting counseling and documentation requirements You must complete a counseling session with a HUD-approved reverse mortgage counseling agency, and failure to attend this mandatory session results in automatic disqualification. This isn’t just a formality, either. During this session, counselors evaluate whether you understand the loan terms and may recommend against proceeding if they believe a reverse mortgage isn’t in your best interest. The bottom line Reverse mortgages can be a powerful financial tool for older homeowners looking to unlock equity without taking on new monthly payments. Qualifying isn’t as simple as owning a home and being retired, though. Age restrictions, property requirements, financial obligations and credit history all play a role in determining whether you’re eligible. If you’re thinking about applying, it can help to get a clear picture of your financial health and your home’s condition before meeting with a lender. Addressing potential issues in advance — such as paying down debt, catching up on taxes or handling necessary repairs — can make the process smoother and improve your chances of approval. By Angelica Leicht
Are reverse mortgages a safe option for seniors? Here’s what to know.
The realities of retirement may look a lot different now than you once imagined. While Social Security, pensions and investment withdrawals remain the backbone of retirement funding, issues with rising living costs, longer life expectancies and elevated healthcare expenses have put a lot of weight on the average retiree’s finances. That, in turn, has led many older Americans to search for ways to boost their incomes, and some senior homeowners are now turning to their most valuable asset — their homes — for financial support. There are a few ways to do that, but one unique that’s option geared directly toward seniors is a reverse mortgage. These specialized loans, which are reserved for those ages 62 and older, allow seniors to convert part of their home equity into cash. And, the appeal is clear: There are no monthly payments to factor in, and this type of borrowing comes with flexible disbursement options and the ability to age in place. Plus, home values are still elevated in many parts of the country, so this may be an opportune time to tap into equity. But like most financial tools, there are also complexities and potential pitfalls that come with taking out a reverse mortgage. So, if you’ve been trying to determine whether a reverse mortgage would be safe to pursue, there are a few things you should know before deciding. Are reverse mortgages a safe option for seniors? Here’s what you need to know about the safety of reverse mortgages in today’s unique economic environment: Reverse mortgages are federally regulated, but they’re not foolproof Most reverse mortgages are Home Equity Conversion Mortgages (HECMs), which are insured by the Federal Housing Administration (FHA). This means borrowers have certain protections, such as never owing more than the home’s value when it’s sold. Lenders also must follow strict guidelines for counseling and disclosures. Still, regulation doesn’t eliminate all risks related to this type of borrowing. Misunderstanding the fine print, failing to pay property taxes and insurance while you’re still in the home or living outside the home for too long can trigger repayment and even foreclosure. The safety depends on your long-term housing plans Reverse mortgages work best for seniors who plan to stay in their homes for the foreseeable future. If you think you might move within a few years, whether to downsize, relocate or transition to assisted living, the upfront costs and loan fees may outweigh the benefits. And, the safety of the loan decreases if it’s used short-term, because you could end up with less equity to put toward your next housing arrangement. You must still maintain the property and pay certain costs A common misconception is that a reverse mortgage eliminates all housing-related expenses. In reality, borrowers remain responsible for property taxes, homeowners insurance, HOA dues (if applicable) and maintenance. Falling behind on these obligations can lead to default. For seniors on fixed incomes, these ongoing costs should be carefully factored into the decision to ensure the loan remains safe and sustainable over time. Interest and fees can eat into your equity Unlike traditional mortgages, where your balance decreases as you make payments, a reverse mortgage balance grows over time because interest and fees are added to the loan. While you won’t owe the money until you leave the home, the accumulating balance can significantly reduce the amount of equity left for your heirs, or for you if you eventually sell. This makes reverse mortgages less safe for seniors who want to preserve their home as an inheritance. Scams and bad advice are still out there Even with federal regulation, seniors remain a target for scams involving reverse mortgages. Some schemes involve contractors pushing unnecessary home repairs financed by a reverse mortgage, while others exploit seniors through fraudulent loan offers. Working only with HUD-approved and trustworthy lenders, attending mandatory counseling and involving a trusted family member or advisor in the process can add an extra layer of protection. The bottom line A reverse mortgage can be a safe and effective tool for certain seniors. especially those with significant home equity, a desire to stay put and a need for additional retirement income. But safety isn’t guaranteed, so you’ll want to make sure you understand the obligations, plan for the long term, and work with reputable lenders if you take this route. If you’re considering one, take the time to weigh it against other options, such as downsizing, taking out a home equity loan or tapping investment accounts. A conversation with a financial advisor who understands your broader retirement picture can help ensure your decision supports both your immediate needs and your future security. By Angelica Leicht
Can you outlive a reverse mortgage?
Americans are living longer, and for many retirees, that’s a double-edged sword. While more years can mean more time with family and friends, and the freedom to enjoy retirement, it also means stretching retirement savings further than expected. That’s one reason reverse mortgages are getting a second look from homeowners in their 60s and 70s: They offer a way to turn home equity into cash without monthly payments. And, with millions of seniors sitting on substantial home equity right now, reverse mortgages could be an appealing solution to consider. Reverse mortgages can be far more nuanced than many borrowers initially understand, though, and the reality is that the amount of home equity you can tap into is also finite. So, what happens if you live too long after taking out a reverse mortgage? Can your loan run out and could the lender eventually take your home if you outlive the terms? These are important questions, especially as retirement spans stretch past 20 or even 30 years. So, if you’re thinking about tapping into your home equity this way, it’s important to understand whether you can truly outlive a reverse mortgage. Can you outlive a reverse mortgage? If you’re concerned about the possibility of outliving a reverse mortgage loan, make sure you understand the following before signing on the dotted line: Reverse mortgages don’t expire while you live in the home. Unlike many other financial products, a reverse mortgage isn’t limited to a set number of years. As long as you continue to live in the home as your primary residence and meet basic obligations, like paying property taxes and insurance, the loan remains active. That means your loan will not need to be repaid during that time, whether you live another five years or another 25. The loan only comes due when you permanently leave the home, whether because of death, moving out, or transitioning to long-term care. So, in a very real sense, no, you can’t outlive the loan while still living in your home. You can, however, outlive your equity. While you can’t technically outlive the reverse mortgage itself, you can outlive the equity in your home. Over time, the loan balance grows as you draw funds and the interest accrues. If you live long enough, that balance can eventually exceed the value of your home, especially if home prices stagnate or decline. That means when the loan ends, there may be little or no equity left for your heirs, or for you to access later in life. This is particularly important for borrowers who choose a lump sum or large upfront withdrawal, which can accelerate how quickly the equity is depleted. In other words, living a long time doesn’t jeopardize your ability to stay in your home. It does, however, impact how much wealth you’ll have to pass on, or whether you’ll have backup options if your needs change. Monthly payouts or credit lines can help your loan last longer. How you structure your reverse mortgage matters if you want to avoid outliving your loan proceeds. Borrowers who opt for fixed-rate, lump-sum payments tend to use up their available funds faster. In contrast, a tenure payment, which provides guaranteed monthly income for as long as you live in the home, or a line of credit, which grows over time, can make the loan more sustainable over a long lifespan. If longevity is a concern, and it often is, a reverse mortgage set up for steady payouts or flexible access over time may be a better fit than one that provides a one-time windfall. In this case, “outliving” the usefulness of the reverse mortgage is less likely. The loan ends when you leave the home, but protections are in place. While you can’t outlive a reverse mortgage, your loan doesn’t last forever. When the last borrower or eligible non-borrowing spouse permanently leaves the home, the loan becomes due. That’s when the repayment phase kicks in, usually through the sale of the home by heirs or the estate. But even if your loan balance exceeds your home’s value at that time, you or your estate won’t owe the difference. Reverse mortgages are non-recourse loans, meaning you can never owe more than the home is worth at sale. That protection becomes especially important for borrowers who live well into their 90s or beyond. The bottom line You can’t outlive a reverse mortgage in the traditional sense. There’s no expiration date on the loan as long as you remain in your home and meet the basic obligations. But you can outlive your home equity if the loan balance grows faster than your home appreciates. If you’re concerned about longevity, make sure to weigh the long-term implications before tapping into your home equity — and only consider payment structures that match your future needs. Angelica Leicht
Reverse mortgages: Misunderstood, but a lifeline for aging in place
When most people hear the term reverse mortgage, they cringe. Stories of predatory lending practices, high fees, or children losing their inheritance have clouded the public’s perception. But the reality is more nuanced—and far more positive—than many realize. For older homeowners, especially those facing rising healthcare costs and wanting to stay in their homes, a Home Equity Conversion Mortgage (HECM) can be a smart, strategic financial lifeline. What Is a HECM? A Home Equity Conversion Mortgage is the most common type of reverse mortgage and is federally insured by the FHA. It’s available to homeowners aged 62 or older and allows them to convert a portion of their home equity into cash—without having to sell or move. Unlike a traditional mortgage, a HECM pays the homeowner. You can receive the funds as a lump sum, a line of credit, or monthly payments, and you don’t need to repay the loan as long as you live in the home and keep up with property taxes, insurance, and maintenance. Why the Bad Reputation? The stigma surrounding reverse mortgages often stems from: When a Reverse Mortgage Makes Sense HECMs aren’t for everyone—but they can be incredibly useful in the right situation. One of the most overlooked benefits? Funding in-home care. As people live longer, the cost of aging—especially in-home caregivers, medical equipment, or home modifications—continues to rise. For seniors who are “house-rich but cash-poor,” tapping into their home equity can provide much-needed funds to: These choices can dramatically improve both quality of life and peace of mind. Protecting the Borrower and Their HeirsModern HECMs have added safeguards. For example: A Tool—Not a Trap A reverse mortgage shouldn’t be rushed into. It’s a long-term financial decision best made with input from family, a trusted financial advisor, and a HUD-approved reverse mortgage counselor (which is now required). But dismissing the idea entirely can leave money on the table—money that could make aging in place safer, more comfortable, and more independent. By Anna Kussmaul