HECM program pros and cons

Thumbs up emojiA HECM loan is an abbreviation of the Home Equity Conversion Mortgage program, also known as a reverse mortgage. The reverse mortgage is a federally backed mortgage/loan for homeowners 62 years of age or older.

There are PRO's and CON's to the HECM loan program. A HECM loan can be used to pay off an existing mortgage, home equity loan, and other debts. Retirement is a time to relax and enjoy life's final years. It can mean spending time with the grandkids, do some gardening, or taking up a long over due hobby or trip. But the loss, or reduced income after retiring can be a financial hardship. Killing those monthly bills with a no payment HECM loan can seem like getting a raise or hitting the lottery.

PROS OF A HECM LOAN

1. No loan payment - There is no required monthly loan payment with a HECM loan!

2. Six ways to receive the proceeds - There are six payment plans with the HECM loan. You can choose to receive a lump sum up front, establish a line of credit that you can draw upon as needed, receive equal monthly payments or pick some combination of these options.

3. Existing mortgage/equity loan payoff - The lump sum payment option can be used to pay off an existing mortgage or home equity loan. If you struggle with a monthly mortgage or home equity payment each month, the reverse mortgage may be able to relieve you of that monthly headache.

4. Property taxes & homeowners insurance payment - One of the payment options of a HECM loan is the line of credit option. This payment plan allows the borrower to withdraw a predetermined amount when requested. This option can be used to pay the real estate taxes and home owner's insurance. The withdrawn amount can then be paid back to the lender over the course of the year.

5. Payoff credit cards and other monthly bills - Chances are, the interest rate on a HECM loan is lower than the interest rate on your credit cards and other monthly obligations. Swapping out the higher interest rate cards and loans with a reverse mortgage could possibly save you money each month. And remember, you care not obligated to make a payment each month with a HECM loan.

6. Protection against unexpected expenses - There may be a time when a retired homeowner faces an urgent situation. It could be a new furnace or air conditioner, or a leaky roof. Obtaining a home equity loan may not be possible because the bank may not approve a loan because the homeowner is retired and the monthly income is insufficient to pay the monthly payment. Having a HECM line of credit in place can be the solution to a unforeseen financial emergency.

7. Supplemental income - According Northwestern Mutual, "One in five Americans (21%) have NO retirement savings at all. One in three Baby Boomers (33%), the generation closest to retirement age, only have between $0-$25,000 in retirement savings". The HECM loan can provide monthly income for the life of the borrower(s) or for a pre-specified number of years.

8. Life insurance premium - The HECM loan proceeds can be used to pay for a life insurance policy. Want to leave something to your spouse or life partner, or children? Consider a monthly tenure or term payment to pay a life insurance premium. Needless to say, the tactic should be discussed with a life insurance agent and a HECM lender, and possibly an attorney/financial advisor.

9. The HECM loan is non-recourse loan - The HECM loan is backed by HUD/FHA. As such, the loan program does not require full repayment of the loan balance if the home is sold for less than the loan balance. In fact, even if the loan balance exceeds the appraised value, heirs can purchase the home at 95% of the appraised value. Any additional loan balance is forgiven.

10. No income tax - The proceeds from a HECM loan are non-taxable. A reverse mortgage is considered a loan by the IRS, consequently, no income tax is required. And a reverse mortgage will not affect your Social Security or Medicare payments.

11. Spousal Protection - HUD/FHA permits spouses of reverse mortgage borrowers who are under 62 years of age at the time of settlement to continue living in the home as an eligible non-borrowing spouse”. There are specific requirements for the spousal protection that must be met to allow the non-borrowing spouse to continue residing in the home.

Thumbs down emojiCONS OF A HECM LOAN

1. It's a loan - A HECM loan is just that, a loan. The reverse mortgage program is not free money or a government entitlement . . . it's a loan. A loan that is usually paid back when the house is sold. The money obtained in a lump sum or the total amount paid to the borrower will be subtracted from the sales price of the home. That means that the heirs will receive less money, or possibly no money when the last borrower passes away or sells the house. There is some good news. Even if the total loan balance exceeds the sales price, the lender will not pursue the difference from the estate or borrower. The HECM loan is said to be a "non-recourse" loan. Also, even if the loan balance exceeds the appraised value, family members are permitted to purchase the home at 95% of the appraised value.

2. Closing costs - Like any other loan there are closing costs . . . and they can be relatively expensive. Possibly more that a typical mortgage. The FHA permits lenders to charge an "origination" fee. The lender is allowed to charge the greater of $2,500 or 2% of the first $200,000 of the home's value plus 1% of the amount over $200,000. HECM origination fees are capped at $6,000. Some lenders will waive or reduce the origination fees.

The FHA assess a mortgage insurance premium on reverse mortgages (HECM) loans. The cost equals two (2) percent of the home's appraised value or FHA annual lending limit, whichever number is less.

A monthly FHA fee of 0.5 percent of the outstanding loan balance is charged. This fee is added to the loan balance each month. Title insurance, recording fees and any state and local transfer taxes can also be charged with a reverse mortgage. The closing costs can be paid at settlement or paid for from the allowable borrowing limit. The closing costs reduces the available pay out to the borrower(s).

3. Property taxes & homeowners insurance - The borrower is required to pay the property taxes and homeowners insurance. This is not necessarily a "CON", but if the homeowner fails to keep the taxes and homeowners insurance current, the HECM lender/servicer can foreclose on the borrower(s).

4. Medicaid and Supplemental Security Income (SSI) - Medicaid and SSI eligibility can be affected by a reverse mortgage. Medicaid has monthly income and asset limitations. Choosing a lump sum benefit that exceeds the asset limit "could", "maybe", jeopardize the Medicaid or the SSI benefit. If you are receiving or contemplating applying for Medicaid or another income/asset limiting program, you should seek guidance from an attorney that specializes in elder law.

Social Security and Medicare are not affected by the HECM program.

5. Appraisal requirement - The home will be appraised by the lender. The cost of the appraisal can cost $450 or more. The appraisal fee is paid by the borrower upfront and non-refundable, unless the loan is rescinded within three days of settlement. If the house fails to meet the FHA appraisal guidelines and if there is insufficient equity for repairs or loan payoffs, the appraisal fee is lost.

6. Homeowner counseling - HUD/FHA requires borrowers to receive information from a reverse mortgage counselor before applying for a reverse mortgage. The fee is about $125 and like the appraisal fee, the charge is paid upfront. There are some exceptions for very low income borrowers and certain situations, however, most applicants will have to pay the counseling fee. If the loan does not settle, the fee will not be refunded.

RELATED READING:

HECM program pros and cons - There are PRO's and CON's to the HECM loan program. Read more

How much money do you get from a reverse mortgage? - The total mortgage amount is first limited by the value of the house (or condominium) and the maximum loan limit. Read more

Reverse mortgage with bad credit - The Mortgagee (Lender) may consider the Borrower to have satisfactory credit if: the Borrower has made all housing and installment debt payments on-time for the previous 12 months and no more than two 30-day late mortgage or installment payments in the previous 24 months; and the Borrower has no major derogatory credit on revolving accounts in the previous 12 months. Read more

Reverse Mortgage Counseling and Education - Did you know that borrowers required to complete a counseling session prior to making mortgage application? Read more

Reverse mortgage financial assessment - Lenders are required to determine if you can meet your monthly payment obligations. Read more

Reverse mortgage to purchase a home - Did you know that you can purchase a home with a reverse mortgage? Read more

Reverse mortgage payment options - There are six different ways you can receive the proceeds from a reverse mortgage. Read more

Can you sell a house with a reverse mortgage? - The dilemma of selling a home occurs when the sales price is less than the loan balance. Read more

What is an HECM loan? - A HECM is a reverse mortgage. Read more