The Straight Story on Reverse Mortgages
Once relatively rare and even less understood, reverse mortgages are now
becoming almost routine, and for good reasons. After spending a good chunk of
a lifetime paying off a mortgage, more homeowners are finding a reverse
mortgage provides cash for things they need in the golden years. Many
seniors use it to supplement social security, meet unexpected medical
expenses, make home improvements, or provide other needs in retirement. Of
course, since your home is possibly your largest single source of financial
security, it's smart to know more about reverse mortgages before calling the
lender.
Simply put, a reverse mortgage is a special type of home loan that lets a
homeowner convert home equity into cash. In order to qualify, you must: be
62 years or older; own your home free and clear or owe just a small amount;
and use your home as a primary residence. The maximum amount usually depends
on your age, the current interest rate, and your home's value. The equity
built up over years of home mortgage payments can be paid to the homeowner:
in a lump sum, in a stream of payments, or as a supplement to Social Security
or other retirement funds. But unlike a traditional home equity loan or
second mortgage, no repayment is required until the borrowers no longer use
the home as their principal residence.
Unlike a traditional second mortgage or a home equity line of credit, you do
not have to demonstrate sufficient income to qualify for the loan, and you do
not make monthly mortgage payments. A reverse mortgage works, you guessed
it, in reverse. It actually pays you, and is available regardless of your
current income. You don't make payments, because the loan is not due as long
as the house is your principal residence. Like all homeowners, you still are
required to pay your real estate taxes and other conventional costs such as
utilities, and you must maintain your home in good condition. The maximum
you'll qualify for will probably be 50 to 75 percent of your home's market
value. And the loan proceeds are tax-free.
When you sell your home or no longer use it for your primary residence, you
or your estate will repay the cash you received from the reverse mortgage,
plus interest and other finance charges, to the lender. All proceeds beyond
what you owe belong to you or your estate. This means the remaining equity in
your home can be passed on to your heirs. This does not mean you or your
heirs have to sell your home to pay off the loan, you could, for example,
take out a second mortgage. Be sure to ascertain the exact terms of payoff
from your lender. None of your other assets should be affected and no debt
passed along to your estate or heirs.
Seniors are targets for opportunists wanting to get some of that wealth. Be
sure you know what you're getting into, and don't buy into pressure sales or
fast talk, not from a mortgage broker, not even from friends or relatives.
Beware of firms that offer to provide the name of a lender for a "small
percentage" of the loan. Generally speaking, stay away from using an estate
planning service, or any service that charges a fee just for referring you to
a lender. Make sure that payments are made out directly to you--don't sign
the money over to anyone else. Remember that it's totally up to you how you
spend the money. Just because you heard about a reverse mortgage program
from a remodeling company or someone trying to sell investment products,
doesn't mean you have to purchase their services.
Sources used to create this article include Fannie Mae and U.S. Department of
Urban Development.
©2003 American Homeowners Association (AHA)® Stamford, Connecticut 06905. All Rights Reserved. Toll-Free 1-800-470-2242
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