Retirement Mortgage

Conventional wisdom says, “don’t take a mortgage into retirement”. Why spend your retirement savings or continue working to make a mortgage payment? However, that conventional wisdom is getting a second look as home equity, or “housing wealth”, is increasingly becoming part of retirement planning.

One of the largest assets, if not the largest asset, that a retiree has in retirement is their home’s equity. Until it is accessible, home equity is limited to a number on a balance sheet. When it becomes accessible, it can become useable. And it’s use can make the difference between a stress-filled retirement with concerns and fears about finances and a retirement that is adequately funded, more secure, and more enjoyable.

Using housing wealth in retirement planning can be done through various means. Commonly, the Home Equity Conversion Mortgage (HECM), also known as a Reverse Mortgage, is chosen. Used carefully and strategically, a Reverse Mortgage provides a versatile, safe and sustainable way to unlock home equity for improved retirement planning outcomes.

One Loan, Many Retirement Solutions

Social Security Bridge

Fund early retirement while delaying Social Security benefits for increase in benefits later.

Supplement Retirement Cash Flow

Use tax-free* proceeds to supplement other sources of retirement income.

Aging In Place

Fund the costs of non-medical in-home care services and needed upgrades and improvements to remain in the family home.

Reclaim Lost Interest Deduction

Strategically use payments to a Reverse Mortgage for interest deduction to offset taxable distributions from investment portfolio or Roth Conversion.*

Sequence of Return Risk

Use Reverse Mortgage proceeds as a “buffer asset” after a down market to allow investment portfolio to recover for improved longevity of portfolio.

Cover Unexpected Expenses

Growing HECM Line of Credit can provide additional funds for unexpected expenses later in retirement such as home repairs or medical expenses.

Home Purchase

Upsize or downsize without depleting retirement funds while also eliminating monthly Principal and Interest payments**.

* Consult a tax professional

** Timely payment of property tax, insurance and, if applicable, HOA dues are required.

Reverse Mortgage Loans

  • Home Equity Conversion Mortgage (HECM)

  • Proprietary Reverse Mortgage (Jumbo)

  • HomeSafe

  • HomeSafe 2nd

  • EquityAvail

What to Know About a Reverse Mortgage (Just the Facts)

Sometimes thought of as a loan of last resort for retirees facing a shortfall of funds in retirement, the Reverse Mortgage has often been misunderstood and mischaracterized. It has been labeled as “risky” or “predatory” by some who did not understand how it works or how it can effectively be used or the benefit it can provide. Below are some important facts about the Reverse Mortgage for clarity on this powerful financial tool that can bring benefit to a senior homeowner’s retirement.

What is a reverse mortgage?

A loan that converts a portion of home equity into tax-free* cash. This gives the homeowner access to what is often the largest asset they own.

What types are there?

The Home Equity Conversion Mortgage (HECM) is an FHA-insured reverse mortgage available to homeowners 62 years of age and older.

A proprietary reverse mortgage (Jumbo) may be available for those 55 years of age and older who do not fit the requirements for a HECM.

Is it safe?

Since 1988 when the HECM program was signed into law by President Reagan, it has undergone changes to increase protections to the borrower and their spouse. That includes required counseling and a financial assessment to ensure capacity and willingness to meet financial obligations. Additionally, the amount that can be borrowed is limited to preserve a good portion of the home’s equity.

The HECM also provides protections to allow the surviving non-borrowing spouse to remain in the home after the borrowing spouse passes away.

If there is no monthly payment, how is it paid off?

The homeowner can sell the home at any time, without penalty, to payoff the reverse mortgage. Any net proceeds from the sale are retained by the homeowner.

If the last borrower passes away before the reverse mortgage is paid off, the heirs can sell the home to pay off the reverse mortgage or pay it off by other means and retain the home.

Can a reverse mortgage be done if there is an existing mortgage?

Yes. The reverse mortgage will be used to pay off the existing mortgage and eliminate the monthly principal and interest payment. (Tax, insurance and, if applicable, HOA dues are required to be paid).

After the current mortgage is paid off, if funds remain, a line of credit may be set up to provide access to remaining funds.

What are the costs?

For the HECM, the largest single cost is the upfront mortgage insurance provided by FHA. The mortgage insurance is what makes the loan a “non-recourse” loan, protecting the borrower, their heirs and the lender.

Other costs such as lender fees, title and escrow fees, notary, and appraisal fees are similar to a traditional mortgage.

The appraisal and homeowner counseling fees are paid out of pocket.

How is a reverse mortgage different?

A reverse mortgage does not require a monthly principal and interest payment. (Other property expenses - tax, insurance and HOA dues - are required to be paid).

Who can get a reverse mortgage?

A homeowner 62 years of age and older with sufficient equity who occupies the home as their primary residence can apply for a Home Equity Conversion Mortgage. The minimum age for a Proprietary Reverse Mortgage is 55 years.

How much can be borrowed?

The amount that can be borrowed - the “principal limit” - is based on several factors including the youngest borrower’s age, the home’s appraised value and current interest rates.

In general, the amount that can be borrowed is between 30% and 50% of the home’s value up to the program loan limit.

What can reverse mortgage proceeds be used for?

There are no restrictions on how proceeds may be used after any existing mortgage and liens are paid off using the proceeds from the Reverse Mortgage.

Many use the proceeds to delay starting Social Security for higher benefits later, pay medical bills, or simply supplement their retirement income to make retirement less stressful and more enjoyable.

Will the bank own the home?

Title to the home continues to be held by the homeowner, the same as with a traditional mortgage.

How are funds from the reverse mortgage received?

Proceeds can be taken as a lump sum, term payments (equal payments over a period of time), tenure payments (ongoing payments while living in the home), line of credit, or a combination of term or tenure payments plus a line of credit.

When is the loan due?

When the last borrower no longer lives in the home or when the borrower fails to pay property obligations (property tax, insurance and, if applicable, HOA dues) or when the property is no longer maintained according to the terms of the loan. These are called a “maturity event”.

* Consult a tax professional

The information here is general in nature and not intended as specific financial advice. Before making any decisions about obtaining a reverse mortgage, consult appropriate financial professionals.

Comparison

A Reverse Mortgage can help address two of the most important concerns when planning for retirement: having enough funds to last through retirement and having enough cash flow to support the lifestyle planned for. The following comparison shows the unique characteristics of a Reverse Mortgage that makes it a favorable mortgage for certain retirement scenarios.

Reverse Mortgage

  • Minimum age - 62 for HECM, 55 for Proprietary.

  • Monthly payments - none required*.

  • Disbursements - lump sum, term, tenure, Line of Credit, combination.

  • Growth feature - available funds in a line of credit continue growing.

  • Insured - yes, by FHA (HECM). “Non-recourse” loan.

  • Cancellation / freeze - cannot be cancelled or frozen by lender. Access to funds is protected.

* Tax, insurance and, if applicable, HOA dues must be paid.

Traditional Mortgage

  • Minimum age - legal age.

  • Monthly payments - required.

  • Disbursements - none, unless “Cash Out”, then lump sum.

  • Growth feature - none.

  • Insured - no, borrower is responsible for any deficiency.

  • Cancellation / freeze - not applicable.

Home Equity Line of Credit

  • Minimum age - legal age.

  • Monthly payments - required.

  • Disbursements - drawn as needed, minimum draw at closing.

  • Growth feature - none.

  • Insured - no, borrower is responsible for any deficiency.

  • Cancellation / freeze - can be cancelled or frozen at lender’s discretion.

Two Views of Home Equity in Retirement Planning

In America, homeowners 62 and older control $13-Trillion of home equity*. That represents considerable untapped potential for improving a homeowner’s retirement finances and lifestyle. Consider the following comparison …

Traditional View of Home Equity

Home equity separate from retirement assets

  • Home equity is not accessible.

  • The home is paid off and the equity in the home is put in its own separate category apart from retirement assets.

  • Traditional retirement and non-retirement assets are used to fund expenses and lifestyle as well as to cover unexpected expenses.

  • The family home, along with its equity, is preserved as a “legacy asset” to be passed on to heirs along with any remaining financial assets.

Holistic View of Home Equity

Home Equity as part of retirement assets

  • Home equity is made accessible through a Reverse Mortgage.

  • Tax-free Reverse Mortgage proceeds are used along with other retirement and non-retirement assets to fund expenses and lifestyle.

  • The Reverse Mortgage may also provide reserve funds through a line of credit to meet unexpected expenses.

  • The unused equity in the family home, along with any remaining financial assets, is passed on to heirs.

Only a portion of the total home equity can be accessed through a Reverse Mortgage. This ensures an “equity reserve”. (See above, How much can be borrowed?)

Before making any decisions about using a Reverse Mortgage as part of retirement planning and legacy planning, consult the appropriate professionals.

 * NRMLA, reported in HousingWire  https://www.housingwire.com/articles/senior-held-home-equity-bounces-back-in-q1-2024-nrmla/

Reverse Mortgage Process for Refinance

  • Discovery & Plan

    We discuss your goals and needs to determine the best Reverse Mortgage program and structure. Financing illustrations are provided for review and selection of a program.

  • Counseling & Application

    The Reverse Mortgage loan starts with required third-party counseling. When counseling has been completed, the application is opened and documentation is collected for underwriting review.

  • Underwriting & Appraisal

    The application along with your documentation is submitted for underwriting approval. The home appraisal is completed.

  • Closing & Funding

    After final loan approval, closing documents are signed. The new Reverse Mortgage loan funds. Any proceeds due to you from the refinance are delivered within a few days.

Reverse Mortgage Process for Purchase

  • Discovery & Plan

    We discuss your home buying goals and needs. Financing illustrations showing purchase scenarios are provided for review.

  • Counseling, Preapproval & Home Search

    The Reverse Mortgage loan starts with required third-party counseling. When counseling has been completed, documentation is collected for the preapproval. Then, your home search begins with your real estate agent.

  • Application, Underwriting & Appraisal

    Your offer on a home is accepted by the seller. Your preapproval is converted to a loan application. The application along with your documentation is submitted for underwriting approval. The home appraisal is completed.

  • Closing & Keys

    After final loan approval, closing documents are signed and funds due for closing are wired. Title is transferred. Once your home purchase “closes”, its time for keys and move in. Congratulations on your new home!