HUD-approved reverse mortgage counseling is a session with an independent counselor that every HECM borrower must complete before applying. The counselor reviews the costs, your obligations, the alternatives, and the effect on your heirs. The lender must give you a list of HUD-approved counselors (24 CFR 206.41(a)). Find one at hud.gov/counseling or by calling (800) 569-4287.
- Counseling with a HUD-approved counselor is required before you apply for a HECM.
- Counselors are independent of lenders. They review costs, obligations, alternatives, and the effect on your heirs.
- Find a counselor at hud.gov/counseling or by calling (800) 569-4287.
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Get your free guideWhy is HUD counseling required?
Federal rules require every HECM borrower, any non-borrowing spouse and any non-borrowing owner to complete counseling with an independent, HUD-approved counselor before applying. The goal is to make sure you understand the loan and your alternatives. At first contact, the lender must give you a list of HUD-approved HECM counselors (24 CFR 206.41(a)), and you choose which one to use. HUD also bars lenders from steering you to a particular counseling agency or counselor (HUD Handbook 4000.1, section II.B.1.e).
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Try the estimate calculatorWhat does the counselor cover?
Counselors are independent of lenders. They review costs, obligations, alternatives, and the effect on your heirs.
- How a HECM works and how the balance grows
- Costs, payout options, and interest-rate choices
- Your obligations (taxes, insurance, maintenance, occupancy) and what happens if you miss them
- How the loan affects heirs and a non-borrowing spouse
- Alternatives such as downsizing, other loans, and local assistance programs
- A review of your budget
How long does it take, and what does it cost?
- Format: often by phone, or in person in some areas
- Length: ask the agency how long the session takes
- Cost: varies by agency, and may be reduced or waived if you can't afford it. Ask before you book.
- Certificate: you'll get a counseling certificate, and you give the lender a copy (24 CFR 206.41(c))
- Bring: a recent property tax bill, your mortgage statement (if any), and an income summary. You're welcome to bring a family member.
Before counseling, it can help to read the requirements, costs, and pros and cons so you can ask better questions.
What extra topics are covered if your spouse is not on the loan?
The counselor must explain to both of you what happens after the borrowing spouse dies, and whether the spouse not on the loan can stay in the home.
If your spouse qualifies as an eligible non-borrowing spouse, the counselor must explain that, after the borrower dies, the spouse must get ownership or another legal right to stay in the home for life. The spouse must keep living there as a principal residence and keep paying property charges and upkeep. Without that legal right, the loan becomes due (24 CFR 206.41(b)(2)). If the spouse is ineligible, the counselor must explain that there is no deferral and the loan comes due when the last borrower dies (24 CFR 206.41(b)(3)). Any non-borrowing owner must also get counseling (24 CFR 206.41(a)).
Why does the counselor ask about estate-planning companies?
Because HECM money can't be used to pay certain estate-planning service firms, the counselor must ask whether you've signed a contract with one.
The counselor must ask whether you've signed with an estate-planning service firm that wants a fee at or after closing beyond what HUD allows. If you have, the counselor must explain that you may not need those services, or that you can get them at little or no cost elsewhere (24 CFR 206.41(b)(1)(ii)-(iii)). The loan's first payment can't be used to pay such a firm (24 CFR 206.32). If you ask for at least 25 percent of your principal limit at closing, the lender must check that none of it goes to one (24 CFR 206.43(b)).
What questions should you bring to counseling?
Bring questions about cost, how the balance grows, what happens if you can't pay taxes, and how the loan affects your spouse and heirs.
- Which costs are required to get the loan, and which are optional? The lender must tell you (24 CFR 206.43(a)).
- Which payout fits my plans: monthly payments for a set term, payments for as long as I live in the home, a line of credit, a mix, or a single lump sum (fixed-rate loans only) (24 CFR 206.19)?
- Will the lender likely require a set-aside for taxes and insurance, and how would that change what I can draw?
- What happens to my spouse and my heirs when the loan comes due?
Rules in this section checked against the current eCFR text on October 31, 2026.
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Frequently asked questions
Is reverse mortgage counseling mandatory?
Yes. HUD requires counseling with a HUD-approved counselor before you can apply for a HECM.
How much does HECM counseling cost?
Fees vary by agency. Some counselors reduce or waive the fee if you can't afford it. Ask when you schedule.
Can I do reverse mortgage counseling by phone?
Yes. Many HUD-approved agencies offer HECM counseling by phone.
Does counseling commit me to a loan?
No. Counseling is educational. You're under no obligation to get a reverse mortgage afterward.
Who wrote this guide
This guide is written and maintained by the Clear Reverse editorial team from the primary sources listed below. The "Last updated" date at the top shows when it last changed. Clear Reverse is an education service, not a lender or mortgage broker, and nothing here is legal, tax or financial advice. Spotted an error? Email [email protected]. How we research and update our guides.
Sources
- HUD: Find a HUD-approved housing counselor (accessed Oct 30, 2026)
- HUD: HECM program page (maximum claim amount table) (lists the 2026 limit of $1,249,125, valid through Dec 31, 2026; accessed Oct 30, 2026)
- HUD Mortgagee Letter 2025-22 (2026 HECM limit) (dated Dec 11, 2025; limit applies to FHA case numbers assigned Jan 1 through Dec 31, 2026; accessed Oct 30, 2026)
- CFPB: Reverse mortgages (consumer tools) (accessed Oct 30, 2026)
- 24 CFR 206.41 (counseling), eCFR (current text accessed Oct 31, 2026)
- HUD Handbook 4000.1, Single Family Housing Policy Handbook (HECM sections II.B and III.B) (Update 18, issued Aug 12, 2026; accessed Oct 30, 2026)
- Idaho Department of Finance: Understanding Alternative Mortgage Products (news release) (dated Apr 15, 2026; accessed Oct 30, 2026)
- 24 CFR 206.32 (no unpaid obligations; estate planning firms), eCFR (current text accessed Oct 31, 2026)
- 24 CFR 206.43 (cost disclosure to the borrower), eCFR (current text accessed Oct 31, 2026)
- 24 CFR 206.19 (payment plans), eCFR (current text accessed Oct 31, 2026)
Program rules change, so confirm details with a HUD-approved counselor and a licensed lender.