Reverse Mortgage Basics

Reverse mortgages are loans for people age 62 or older that let homeowners convert a portion of the equity built up in their primary residence into cash. Retirees often use reverse mortgages to pay medical bills or to supplement their retirement income.

Unlike a conventional mortgage, where the borrower makes monthly payments to the lender, a reverse mortgage converts some of the home’s equity into fixed monthly payments to the borrower.

With a reverse mortgage, the homeowner retains title to the home. The payments received are not usually taxable and shouldn’t affect Social Security or Medicare benefits.

Read on to learn more about how reverse mortgages work:

Types of reverse mortgages

There are three types of reverse mortgages:

Single-purpose reverse mortgages

Single-purpose reverse mortgage proceeds, backed by some state or local governments or certain non-profit agencies, must be used for a specific purpose, such as home repairs or property taxes. As a result, they are usually taken in smaller amounts, making them the least expensive type of reverse mortgage.

Proprietary reverse mortgages

Also called jumbo reverse mortgages, proprietary reverse mortgages are backed by private lenders or banks. These products are meant for homeowners with highly valued homes and are not insured by the FHA. Interest rates on these are higher, although fees may be lower.

Federally-insured reverse mortgages

The most popular reverse mortgage variant is also known as a home equity conversion mortgage (HECM). The Department of Housing and Urban Development or the Federal Housing Administration (FHA) backs these. The borrowing limit for a home equity conversion mortgage is based on the borrower’s age and the home’s value. They can have a fixed or adjustable interest rate.

For FHA case numbers assigned during 2026, the HECM maximum claim amount is $1,249,125. This is the maximum home value used to calculate available loan proceeds, rather than an amount homeowners can automatically borrow. How much you can receive depends on your age, current interest rates, your home’s appraised value, and other factors, including an existing mortgage balance and loan costs.

What are the common risks and limits of reverse mortgages?

Reverse mortgages have many rules, limitations, and risks, so they aren’t right for everyone.

Here are some important things to know or consider before you apply for one:

• It’s best if you stay in your home.
• If you still have a mortgage, you must have enough equity to pay off your outstanding loan balance.
• HECM borrowers must be at least 62, but a younger spouse can be documented as a non-borrowing spouse. Age requirements for private reverse mortgages can differ.
• The FHA must approve your home. As a result, typically, only single-family homes qualify for reverse mortgages. Note that eligible HECM properties can include owner-occupied two- to four-unit properties, qualifying condominiums, townhouses, and certain manufactured homes that meet FHA requirements.
• Origination fees for reverse mortgages tend to be much higher than conventional mortgages, sometimes tens of thousands of dollars. These fees are typically rolled into the loan. The origination fee is capped at $6,000. Total upfront costs can be substantially higher because they also include mortgage insurance and third-party closing costs.
• If you live with someone and they aren’t on the reverse mortgage paperwork, they could be evicted if you die. Eviction is also possible under other circumstances, such as moving out of the home for more than one year.
• If you plan to sell the house or move out, you have only six months to repay the reverse mortgage. This applies even if moving into an assisted living facility or nursing home.

Can your spouse stay in the home if you die?

In most cases, a borrower’s spouse must be a co-borrower on the reverse mortgage to remain in the home if the borrower passes away. Otherwise, your spouse is considered a “non-borrowing spouse” and may have to leave the home.

When the reverse mortgage is assigned for home equity conversion mortgages, it determines if a non-borrowing spouse can stay.

If the reverse mortgage was assigned on or after August 4, 2014, a non-borrowing spouse may remain in the home after the borrower’s death, provided that:

• They have the legal property title.
• They were married to the borrower from the time the mortgage was assigned until the time of their death;
• They were named explicitly as the non-borrowing spouse on the reverse mortgage contract at the time of assignment.
• The home is their current principal residence–and has been since the time the reverse mortgage was assigned.
• They continue to fulfill the reverse mortgage’s obligations, such as maintaining the home and paying property taxes and homeowners’ insurance on time.

The lender may foreclose on the home if the reverse mortgage was assigned before August 4, 2014. However, they may allow a non-borrowing spouse to remain in the house by assigning the mortgage to them, provided they meet specific requirements.

Can I add my spouse as a co-borrower on an existing reverse mortgage?

Depends on your lender. You may have to refinance to a new reverse mortgage to add your spouse as a co-borrower. Unfortunately, you will likely have to pay those costly fees again if you refinance.

What happens if my home is passed as an inheritance?

If you wish to pass on your home to your children or other non-spouse beneficiaries, they will have about 30 days following your death to decide what they want to do with the property. Some lenders may allow them more time.

To keep the home, they must pay off the lesser of the reverse mortgage balance or 95% of the home’s appraised value. As a result, many heirs must take out a new mortgage to pay off an existing reverse mortgage.

If the home is sold, the sale proceeds will be applied to the outstanding reverse mortgage balance.

Get professional advice before applying.

While they can be beneficial under the right circumstances and help retirees stay in their homes longer, reverse mortgages can be challenging to understand and risky. Many reverse mortgage lenders aggressively sell to older homeowners.

That’s why, if you’re considering one, you should get an outside opinion first to confirm that a reverse mortgage is right for you. Depending on your financial situation, other options may be better. If you’re not working with a financial advisor or want a second opinion on your financial plan, we can help. Request a no-cost, no-obligation consultation with a member of our nationwide advisor network today!