Are you a homeowner in or nearing retirement and facing concerns about maintaining your current lifestyle or managing unexpected expenses in your golden years? Fortunately, there are viable solutions to assist in effectively navigating these challenges.
One solution worth exploring is a reverse mortgage. This financial tool provides homeowners with the opportunity access the equity they have built up in their homes, all while avoiding the strain of having to make monthly mortgage payments.
In this extensive overview of the leading reverse mortgage lenders of 2024, we will discuss the key traits to consider when selecting a trustworthy reverse mortgage lender. We will also flesh out what reverse mortgages are, including how they work and their potential applications, so you can determine if they align with your financial goals.
We will also clear up several myths surrounding this unique financial product.
We have curated a list of the top reverse mortgage lenders by carefully evaluating various factors. These include their longevity in the industry, the range of products they offer, their availability across different states, how available their customer service is to their customers, as well as their ratings from the Better Business Bureau (BBB).
If we had to choose a single lender to recommend, our top pick for the Best Overall reverse mortgage provider is Mutual of Omaha Mortgage.
Best Reverse Mortgage Company Reviews
- Mutual of Omaha Mortgage – Best Overall
- Premier Reverse Mortgage – Good option if you live in New York
- GoodLife Home Loans – Good option if you live in West Virginia
Mutual of Omaha Mortgage – Best Overall
Mutual of Omaha Mortgage is our Best Overall Pick. Mutual of Omaha Mortgage is part of a trusted brand, it offers 24/7 availability to its customers, and has excellent customer service ratings.
Company History: Mutual of Omaha Mortgage
Mutual of Omaha Mortgage’s high ranking can be attributed to its affiliation with a reputable company that boasts a century-long history. Mutual of Omaha is a Fortune 300 company with its headquarters in Omaha, Nebraska, and is widely recognized for its diverse array of financial products.
Mutual of Omaha Mortgage says that it is committed to safeguarding its customers’ interests and assisting them in achieving their financial aspirations and a prosperous future.
Mutual of Omaha provides an extensive range of products, including life insurance, Medicare supplement insurance, disability insurance, traditional home mortgages, and reverse mortgages. Its wide breadth of products allows the company to meet the diverse needs of its clients.
With a team of experienced loan officers operating nationwide, Mutual of Omaha Mortgage maintains a strong reputation within the industry.
Reverse Mortgage Loan Options with Mutual of Omaha Mortgage
We appreciate that Mutual of Omaha Mortgage provides a diverse range of loan options. This gives customers greater confidence that they will find the right solution that will meet their needs. The reverse mortgage products offered by Mutual of Omaha mortgage include the following:
- Home Equity Conversion Mortgage (HECM). The Home Equity Conversion Mortgage (HECM), commonly referred to as a reverse mortgage or HECM loan, is a federally backed loan only available to homeowners aged 62 or older. To be eligible, the home must serve as the homeowners’ primary residence and have accrued equity. With a reverse mortgage, borrowers have flexible options to receive funds: a single lump sum payment, regular monthly installments, a credit line, or a hybrid of these approaches. In 2023, the lending limit for HECM reverse mortgages set by the FHA exceeded $1 million for the first time.
- HECM for Purchase. A Home Equity Conversion Mortgage for Purchase (HECM for Purchase) offers homeowners the opportunity to finance a portion of a new home purchase with a reverse mortgage along with a down payment from the proceeds of their previous residence. This unique arrangement enables qualifying homeowners to downsize or upsize during their retirement years, without the need for monthly mortgage payments.
- Jumbo Reverse Mortgage. Mutual of Omaha Mortgage offers a proprietary reverse mortgage that offers borrowers the opportunity to access up to $4 million. This jumbo reverse mortgage option is for homeowners who wish to borrow amounts more than the FHA lending limit.
- Reverse Mortgage Refinancing. Mutual of Omaha Mortgage also provides reverse mortgage refinancing options for homeowners who have already obtained a reverse mortgage. Reverse mortgage borrowers may consider refinancing their reverse mortgage for various reasons, including fluctuations in interest rates, an increase in home value, or adjustments to the FHA lending limit.
- Traditional Mortgage Products. For those who are not eligible for a reverse mortgage loan, Mutual of Omaha also offers traditional conventional mortgage options.
Mutual of Omaha Reverse Mortgage Application Process: What to Expect
When working with Mutual of Omaha Mortgage to secure a reverse mortgage, you can expect the assistance of a committed loan officer who will guide you through every step of the process.
Below, you will find a summary of the reverse mortgage application process:
Step 1: Talk to a Reverse Mortgage Specialist
During this initial phase, a reverse mortgage specialist will assess details pertaining to your property and personal financial circumstances to determine your eligibility for a reverse mortgage. The loan officer will provide you with an estimate of how much you may be able to receive and address any of your questions or concerns.
Step 2: Counseling
Before proceeding with a reverse mortgage application, it is mandatory for all potential applicants to complete a counseling session with a HUD approved counselor. Upon the completion of the counseling session, a certificate will be provided to you, which will need to be given to your reverse mortgage loan advisor before moving forward.
Step 3: File the Application
After completing the counseling session, you may submit your application. Your loan advisor will assist you with submitting your application and help you assemble the required documentation.
Step 4: Appraisal
Once your application is submitted, Mutual of Omaha Mortgage will request a professional home appraisal. In most cases, the appraisal will take about two weeks. During this time, the lender will also obtain other documentation such as a credit report, a title report, and other necessary documents.
Step 5: Underwriting
Upon submission of the application and associated documentation, a thorough review and processing will be conducted by underwriting. The underwriter will issue one of the following results: approval, approval with conditions, or denial. In the event that approval is granted with conditions, further documentation may be required, or home repairs may need to be completed for the loan to be finalized. Your reverse mortgage loan officer will reach out to you to address any outstanding requirements or repairs.
Step 6: Closing
Once the loan has been approved, Mutual will schedule the closing. You have the option to choose where you would like to sign the closing documents. It can happen at your home with the help of a mobile notary or at the office of the title company.
Step 7: Start Receiving Funds
After signing the closing documents, please be aware that a mandatory three-business-day waiting period before any funds can be received. The way you receive your funds depends on the method you selected during your application process.
Pros
- Originates loans in 48 states and Washington, D.C.
- Customer service available 24/7
- Top customer ratings on third-party review websites
- A+ Rating from the BBB
- Mobile app
- Free reverse mortgage calculator
- Free reverse mortgage info guide
Pros
- Not available in New York or West Virginia
Conclusion
Mutual of Omaha Reverse Mortgage is a subsidiary of a trusted brand with a long history. It offers a wide range of products to suit different needs, even if homeowners don’t meet the qualifications for a reverse mortgage. It has earned high customers ratings on external review platforms, and it has an A+ Rating from the BBB. In addition, it’s the only reverse mortgage lender we reviewed with 24/7 customer service and a mobile app.
Premier Reverse Mortgage — Good Option if You Live in New York
Overview
Premier Reverse Mortgage has a reputation for delivering personalized service, although its services are limited to a select number of states. It offers the following reverse mortgage loan options:
- Home Equity Conversion Mortgages (HECM)
- HECM for Purchase
- Jumbo Reverse Mortgages
Furthermore, Premier has an informative website featuring comprehensive guides like the Reverse Mortgage Guide, Reverse Mortgage Purchase Guide, and a Reverse Mortgage Guide for Adult Children. These resources are designed to educate homeowners and their families.
It only offers reverse mortgages in 14 states and the District of Columbia, but one of those states is New York.
Premier has an A+ Rating from the Better Business Bureau.
Premier Reverse Mortgage Company History
Premier is based in Atlanta, Georgia and was founded in 2012 by industry veteran Matt Neumeyer, who possesses extensive experience in reverse mortgages. Premier says that it is focused on serving its customers with integrity and personal service.
Pros
- A+ Rating from the BBB
- Free informational guides
- Available in New York
- HECM for Purchase Calculator
- Spanish version of website
Cons
- Only available in 14 states and the District of Columbia
- No reverse mortgage calculator (only HECM for purchase)
GoodLife Home Loans — Good Option if you live in West Virginia
Overview
GoodLife Home Loans is a relatively new reverse mortgage lender, only opening its doors in 2018. It currently offers the following reverse mortgage loan options:
- HECM Reverse Mortgage Loans
- Jumbo Reverse Mortgages
- Reverse Mortgage Financing
In its short life, it has received an A+ Rating from the Better Business Bureau and has top customer service ratings on third-party review websites, such as Trustpilot.
It only offers reverse mortgages in 38 states, but one of those states is West Virginia.
GoodLife Home Loans Company History
GoodLife Home Loans is affiliated with Traditional Mortgage Acceptance Corporation.
Traditional Mortgage opened in 2012. It purchases reverse mortgages as a secondary market purchaser, and it’s a Ginnie Mae issuer of mortgage-backed securities (MBS). Once it purchases closed reverse mortgage loans from other lenders, it pools them together, and issues them as a Ginnie Mae Security. It is also a wholesale underwriter for reverse mortgages.
GoodLife Home Loans opened as a reverse mortgage lender in 2018. The company says that it is committed to making reverse mortgages more accessible.
GoodLife has corporate offices in Bellevue, Washington and Mission Viejo, California.
Pros
- A+ Rating from the Better Business Bureau (BBB)
- High customer review ratings on third-party websites
- Available in West Virginia
- Free Reverse Mortgage Calculator
Cons
- Only available in 38 states
- Does not offer HECM for Purchase
A Comprehensive Overview of Reverse Mortgages
Reverse mortgages have gained significant popularity among homeowners approaching or already in retirement. Revere mortgages offer older homeowners an added financial resource to address a range of expenses, including medical bills, home renovations, and unforeseen costs.
As individuals often find a significant portion of their net worth tied up in their homes, it is not uncommon for them to explore options to access this wealth. The U.S. Department of Housing and Urban Development (HUD) estimates that home equity accounts for about two-thirds of an average retiree’s total wealth.
To address this, many seniors are turning to reverse mortgages. Unlike Home Equity Loans or Home Equity Lines of Credit (HELOCs), reverse mortgages offer a unique solution as a tool that allows homeowners to access the capital in their homes but without requiring monthly mortgage payments to pay it back.
This comprehensive guide will cover what you need to know about reverse mortgages so that you can make an informed decision.
What is a Reverse Mortgage?
Reverse mortgages are a financial tool that gives older homeowners the opportunity to access their home’s equity and continue to reside in their home, without the obligation of monthly mortgage payments. They offer a path for accessing additional funds while still maintaining ownership of your home.
The HECM (home equity conversion mortgage), commonly referred to as a reverse mortgage, continues to be the top choice for homeowners seeking a reverse mortgage loan. Reverse mortgages are overseen by the U.S. Department of Housing and Urban Development (HUD) and insured the Federal Housing Administration (FHA).
A reverse mortgage is a loan taken out against the equity in the home, like a home equity loan or a home equity line of credit (HELOC). Unlike a traditional mortgage, it permits homeowners to borrow against their property’s accumulated value.
A reverse mortgage provides unique advantages to eligible homeowners as it eliminates the need for monthly mortgage payments for repayment, setting it apart from other available options.
This is one way that a reverse mortgage can help free up cash, since the mortgage is typically most Americans’ largest expense.
Homeowners with a reverse] mortgage are still obligated to paying the property taxes, homeowner’s insurance, home maintenance expenses, and other fees, where applicable.
A reverse mortgage is repaid under several conditions: when the property is sold, when it is no longer the primary residence, if homeowners do not fulfill loan obligations, or upon the homeowner’s passing.
How Does a Reverse Mortgage Loan Work?
When securing a reverse mortgage loan, it initially pays off your existing traditional mortgage.
To access the remaining equity, there are several options available for receiving your funds, including a lump sum payout, fixed monthly installments, a credit line, or a mixture of these options.
The choice you make will be determined by your specific financial situation.
Those who are a good fit for the lump sum payment method include those planning major projects like home renovations or debt repayment. Those who may be a good fit for choosing monthly payments are those who are seeking to help cover their monthly expenses. Lastly, the line of credit provides flexibility and additional funds for unexpected expenses or personal use.
Reverse mortgage borrowers enjoy significant flexibility as there are no restrictions on how they can use the funds.
When selecting monthly payments as the preferred method to receive funds, individuals have the choice between term monthly payments, which are paid out for a set number of months, or tenure monthly payments that are paid out if the borrower resides in the home and satisfies the reverse mortgage obligations.
The Factors That Determine Your Reverse Mortgage Loan Amount
There are three key factors that play a role in determining your reverse mortgage loan amount: your age, the interest rates, and your home’s value.
It’s also important to consider other factors, such as the lending limit set by the FHA, and the method of fund disbursement you choose.
The FHA sets a limit on the total loan amount homeowners can receive from HECM reverse mortgages. In 2023, the FHA lending limit surpassed $1 million.
When opting for a lump sum payment, keep in mind that there is a rule that limits the amount you can receive called the principal limit rule.
Under the principal limit rule, you can only access 60 percent of the approved loan amount within the initial year of the reverse mortgage loan.
To address this, borrowers can combine a lump sum with monthly installments or credit line.
It’s worth noting that choosing a lump sum comes with the advantage of a fixed interest rate.
Both the monthly installments and credit line methods have adjustable interest rates. However, interest is only charged on the funds they actually receive.
One benefit of going with the line of credit payment option is that the remaining balance has the potential to grow over time. It’s important to note that the principal limit rule also applies to the line of credit option.
Use a reverse mortgage calculator to obtain a more precise estimate of your potential loan amount.
We like this one from Mutual of Omaha Mortgage because it doesn’t require you to submit personal information to use it.
How Do You Qualify for a Reverse Mortgage?
When considering a reverse mortgage, it’s important to note that there are distinct requirements that set it apart from other mortgage and home equity loan options. If you’re considering applying for a reverse mortgage, here are the qualifications you need to meet:
- At least one borrower must be a minimum of 62 years old.
- The property must be the homeowners’ primary residence. Keep in mind that secondary residences or vacation homes are not eligible for this type of mortgage.
- The home needs to be in good condition.
- The home should have accumulated some equity.
- The property must fall into one of the following categories: a multi-family property with no more than four units in which the homeowners reside in one unit, a single-family home, a condominium that meets certain criteria, or an approved manufactured home.
- Prospective borrowers are required to participate in a comprehensive counseling session with a third-party counseling service approved by HUD prior to applying for a reverse mortgage.
Homeowners with a reverse mortgage are obligated to occupy the property as their primary residence. They must also stay current on property taxes, homeowner’s insurance, and maintain the home.
What are the Types of Reverse Mortgages?
Reverse mortgages come in four distinct types, each serving its own specific purpose, including the following:
HECM Reverse Mortgage
A home equity conversion mortgage (HECM) is the most used type of reverse mortgage. Homeowners aged 62 or older, who live in their primary residence and have equity in their home, are eligible for a reverse mortgage. These mortgages are backed by the federal government through HUD and the FHA. They are also subject to the FHA borrowing limit.
HECM for Purchase
A Home Equity Conversion Mortgage for Purchase (HECM for Purchase) enables homeowners to finance part of their new home using a reverse mortgage. This approach combines the reverse mortgage with a substantial down payment that is typically taken from the sale of their previous home. This allows older homeowners a way to downsize or upgrade their homes in retirement without the need for monthly payments.
Jumbo Reverse Mortgage
Jumbo reverse mortgage loans are specifically designed for eligible homeowners who wish to access funds exceeding the lending limit set by the FHA. These loans are created by individual lenders and can go up to $4 million. While they may have higher interest rates than traditional options, borrowers are not required to pay for mortgage insurance premiums.
Single-Purpose Reverse Mortgage
Single-purpose reverse mortgages are a less common type of reverse mortgage that is specifically designed for homeowners who are at least 62 years old. Lenders typically authorize these programs for specific purposes, often limited to home renovations. They are primarily attained through non-profit groups and state and local governments.
What are the Costs and Fees Associated with a Reverse Mortgage?
Reverse mortgages are accompanied by a range of costs and fees you will want to take into account.
Here is a breakdown of the fees that you may pay when acquiring a reverse mortgage. Keep in mind that some of these fees can be included in the loan itself:
- The HUD-mandated counseling session typically costs between $125 to $200. However, as per the Consumer Financial Protection Bureau (CFPB), for those who cannot afford this fee, the counseling agency is not allowed to charge you, and it should provide a detailed explanation of all charges before the counseling session.
- The origination fee is charged by the lender, but the CFPB says that it cannot exceed $6,000. This fee varies from lender to lender.
- Closing costs are made up of numerous fees that are charged in the application process, which typically include credit checks, home inspection fees, title search fees, and appraisal fees.
- When you originate a loan, the lender will levy the first mortgage insurance premium. This premium goes to the FHA and serves as insurance that you’ll receive the promised funds, the CFPB says.
These are the ongoing expenses you can anticipate paying after you close on your loan:
- When it comes to interest rates for reverse mortgages, you have two options: a fixed rate or an adjustable rate. If you opt for a lump sum payout, you’ll enjoy the stability of a fixed interest rate. However, if you choose any other method, you’ll have an adjustable rate. Interest is only applied to the funds that have been disbursed.
- Annually, you will pay a mortgage insurance premium, which is calculated at 0.5 percent of your remaining mortgage balance.
- When you secure a loan, it is common for the lender to impose a servicing fee to cover the costs of managing your loan.
- Homeowners are responsible for paying property taxes, homeowner’s insurance, and other obligatory fees that may apply.
When Does it Make Sense to Get a Reverse Mortgage?
Reverse mortgages are no longer considered a last-ditch option for retired homeowners in need of extra cash. In recent years, the perception of reverse mortgages has evolved significantly.
Reverse mortgages have gained recognition as a viable solution to address various needs and situations. These may encompass, but are not limited to, the following scenarios:
- If you need additional income to cover your monthly expenses. Homeowners seeking to supplement their income may explore additional avenues if they find that their Social Security benefits and other sources of income fall short of their monthly expenses.
- If you want to remain in your home. A reverse mortgage offers a convenient option for individuals approaching retirement to comfortably age in their own homes. Despite the availability of retirement communities in popular states like Florida and Arizona, research from the Center for Retirement Research reveals that most retired Americans choose to stay in the same houses they occupied from their early 50s onward.
- If you need additional savings. A Federal Reserve study reported that a large share of Americans has inadequate savings for retirement. If you’re facing financial challenges and looking for ways to manage costs, a reverse mortgage could potentially offer a viable solution.
- If the market is in a downturn. The stock market is known for its fluctuations, impacting various investments like 401(k)s and IRAs. In the event of a market downturn during retirement, individuals can use a reverse mortgage to supplement their income until the market recovers and they feel comfortable withdrawing their investments.
- If you want to postpone Social Security benefits. Postponing claiming Social Security benefits leads to a gradual increase in the amount received by retirees. For those homeowners who need additional income until they are ready to start collecting their benefits, a viable option is a reverse mortgage. Homeowners have the flexibility to delay Social Security benefits until reaching the age of 70, while they qualify to secure a reverse mortgage starting from the age of 62.
What are the Reverse Mortgage Protections?
Reverse mortgages garnered negative attention in the past, leaving homeowners concerned about the safety of this product. However, the federal government has taken measures to address these risks by implementing new laws and stronger safeguards.
As a result, homeowners can have greater confidence in pursuing this type of loan. Here are some of the protections that have been instituted:
- Cross-selling ban. The Justice Department reported in 2021 that elder fraud cost Americans aged 60 and older $1.7 billion. To protect older homeowners, the federal government has prohibited cross-selling reverse mortgages with other financial products. This measure aims to prevent scammers from persuading homeowners to invest reverse mortgage proceeds in other financial or insurance products. While there are no limitations on how reverse mortgage funds are utilized, it is important to be aware that it is illegal for someone to encourage you to obtain a reverse mortgage for the purpose of purchasing another product from them.
- Non-recourse loan protections. Reverse mortgages are repaid if the homeowners sell the home, no longer live in it as their primary residence, or pass away. If the final loan amount exceeds the home’s value, the borrowers or their heirs are not obligated to pay the difference. This is because reverse mortgages are “non-recourse loans” and the lender cannot use any other assets besides the home to settle the loan. Mortgage insurance premiums ensure this protection.
- Right to Cancel. When applying for a reverse mortgage, it’s important to know that you have the right to cancel the loan at any time during the application process. You can also cancel the loan within three business days of signing the loan documents.
What You Should Know About Reverse Mortgage Scams
A reverse mortgage is a valid financial product that offers several potential benefits. However, it is important to be cautious of individuals who may attempt to exploit potential reverse mortgage borrowers through fraudulent schemes.
Here are some reverse mortgage scams to be aware of:
- Beware of contractors who aggressively promote reverse mortgages to finance home repairs or renovations.
- Beware of individuals posing as Department of Veterans Affairs (VA) employees. The VA does not offer reverse mortgages. While it’s not uncommon for lenders to provide military discounts, this doesn’t mean that the VA has any affiliation with reverse mortgages.
- Beware of loan officers who try to coerce you into a reverse mortgage through scare tactics. Reputable reverse mortgage brokers serve as valuable resources, offering comprehensive information and addressing inquiries pertaining to HECM loans. Brokers should never exert undue pressure on homeowners to take out the loan or try to influence how the funds are used.
Reverse Mortgage FAQs
> Who Owns the House with a Reverse Mortgage?
A common misconception surrounding reverse mortgages is that homeowners transfer ownership of their homes to lenders, who then compensate them for it.
A reverse mortgage is simply a loan acquired against the equity in the home, which is repaid when the home is sold, the last remaining borrower passes away, or the home is no longer the primary residence.
Like a conventional mortgage, the borrower retains the title and ownership of the home, with the obligation to repay the loan when the time comes.
> What Happens to a Reverse Mortgage When a Homeowner Passes Away?
When a homeowner with a reverse mortgage passes away, the surviving spouse may continue living in the home if they are a co-borrower on the loan. If the surviving spouse is not listed as a borrower, there are still options available for them to remain in the property, subject to specific conditions.
In the event of the last borrower’s death, the lender will send a notice that the loan is due and payable. Heirs then have the option to sell the home, keep the home by paying the loan balance, sign the title over to the lender, or do nothing and let the bank takeover.
> Will My Family Lose Their Inheritance?
You can still leave your home to your children or heirs. Your heirs can choose to keep the home by paying off the reverse mortgage or selling it.
The loan is a “non-recourse” loan, meaning your heirs will never owe more than the loan value or 95% of the appraised value.
In addition, no other assets are tied up in a reverse mortgage, so any other investments, assets, and savings are not at risk.
It is recommended to involve your family in the process so they can know what to expect and plan accordingly.
> Can You Get a Reverse Mortgage with Bad Credit?
There is no specific credit score requirement needed to obtain a reverse mortgage. That being said, lenderstake credit scores and credit history into account as part of their financial assessment.
This assessment helps them evaluate whether applicants can meet the financial obligations of the loan as reverse mortgage borrowers must be able to continue to pay the property taxes, home insurance, and home maintenance costs.
It’s worth noting that even applicants with bad credit may still be approved if they can demonstrate their ability to meet the necessary obligations.
> How Long Does the Reverse Mortgage Application Process Take?
Securing a reverse mortgage loan is a comprehensive and meticulous process. It typically takes approximately 45 days from initiation until the disbursement of funds begins.
Methodology
This evaluation of the best reverse mortgage companies incorporates the following criteria in evaluating each company: business longevity, reverse mortgage product offerings, customer ratings on third-party review websites, ratings from the Better Business Bureau (BBB), state licensing footprint, and the availability of a mobile app.
