Why HUD Requires Counseling Before Every Reverse Mortgage

Short answer: HUD requires every reverse mortgage applicant to complete an independent counseling session with an approved, third-party counselor before an application can proceed — for HECM and for proprietary programs like HomeSafe.

Who provides the counseling

Counseling is performed by an independent agency, not by us or any lender. The counselor has no financial stake in whether you move forward with the loan — their job is to make sure you understand the product, the alternatives, and the obligations before you sign anything.

What the session actually covers

A counseling session typically walks through how a reverse mortgage works, the costs involved, your ongoing obligations (taxes, insurance, upkeep), non-recourse protection, and alternatives you might not have considered — including whether a reverse mortgage is the right fit at all.

Who else needs to be counseled

Beyond the borrower, anyone with a vested interest in the property — a non-borrowing spouse, a non-borrowing owner on title — generally must also complete counseling before the loan can proceed, with limited exceptions.

How long the certificate is valid

Counseling certificates are generally valid for a set period after completion (commonly up to a year, though some states have shorter windows), and the loan must close before the certificate expires.

Ready to get started?

Talk to us and we’ll help you find an approved counselor and get the session scheduled — it’s the very first step, and we won’t skip it.