I am Christopher Gibson, and I know a required counseling session sounds like red tape. It is not. It is an independent expert, paid a small flat fee and answering to HUD instead of to me, making sure you walk in with your eyes open. Here is how reverse mortgage counseling works and how to get it done.
Updated
On this page
- Why reverse mortgage counseling is required
- What happens in reverse mortgage counseling
- How to find a reverse mortgage counselor
- What reverse mortgage counseling costs
- How to prepare for your session
- Authoritative sources
- Reverse mortgage calculator
- Frequently asked questions
- Explore all guides
- Areas I serve
Why reverse mortgage counseling is required
The government built this safeguard on purpose. Because a reverse mortgage is a big decision on your home, HUD requires an independent counselor to review it with you before any application moves forward. In fact, the counselor does not work for the lender and has no stake in whether you proceed. So you get a neutral second opinion, by design. Finally, when you finish, you receive a certificate, and no lender can process your file without it.
What happens in reverse mortgage counseling
The session usually takes about an hour, by phone, video, or in person. First, the counselor walks you through how the loan works, your payout options, the costs, the obligations you keep, and the alternatives worth considering. They will also cover how a reverse mortgage could affect your heirs and any need-based government benefits. Often they confirm you followed the key points with a few plain questions. Then they issue your certificate.
How to find a reverse mortgage counselor
You pick the counselor, not me. Typically, the cleanest route is HUD’s official counselor locator, or a national nonprofit like the National Council on Aging. I can hand you a list of HUD-approved agencies, which lenders are allowed to do, but I cannot choose one for you or pay them on your behalf. That separation is what keeps the advice independent. Any HUD-approved agency across Washington, Colorado, Texas, Florida, or Michigan counts.
Looking for HUD-approved counselors in your state? Each of my state guides lists the agencies that serve it, with addresses and phone numbers: Washington, Colorado, Texas, Florida, and Michigan.
What reverse mortgage counseling costs
The fee is modest, usually about $125 to $175, with $125 being common. For example, you can pay it yourself, a family member can pay it, or you can roll it into the loan at closing. However, lenders are not allowed to pay it directly, and no agency can force you to pay before the session. If money is tight, some HUD-approved agencies reduce or waive the fee based on income, so it is worth asking.
How to prepare for your session
A little prep makes the hour count. Come with a rough sense of your home’s value and any mortgage balance, a simple picture of your monthly income and expenses, and a written list of your questions. It also helps to skim the plain-English guide and the page on how it works first. Want your ballpark numbers before you call the counselor? Try the calculator below, or reach me directly.
Reverse Mortgage Calculator
Walk into counseling already knowing your ballpark.
A reverse mortgage is a loan. The balance grows over time and is repaid when the last borrower leaves the home. You keep the title, and you remain responsible for property taxes, homeowners insurance, and upkeep.
Authoritative sources
Straight from the source: HUD’s find-a-housing-counselor tool, the CFPB reverse mortgage guide, and the National Council on Aging. For the rest of the picture, see the reverse mortgage guide, how it works, the costs, and the requirements.
Frequently asked questions
Is reverse mortgage counseling required?
Yes. For a HECM it is required by law, and lenders require it for proprietary programs too. No lender can process your application without a valid counseling certificate, so it is the first real step, not an optional one.
How much does counseling cost?
Usually about $125 to $175, with $125 being common. You can pay it yourself, have a family member pay, or roll it into the loan at closing. Lenders are not allowed to pay it for you. Some HUD-approved agencies reduce or waive the fee for lower-income homeowners.
How long is the counseling certificate good for?
The certificate is valid for 180 days from the date you finish. As long as your loan closes within that window, you do not need to repeat the session.
Can you do counseling by phone?
Yes. Most sessions are done by phone or video, and in-person is available too. It usually takes about an hour.
Who provides the counseling?
An independent counselor at a HUD-approved housing counseling agency, not the lender. That independence is the point. You can find one through HUD’s counselor locator or a national nonprofit like the National Council on Aging.
Have more questions? See our full reverse mortgage FAQ.
Learn how reverse mortgages work
Want the full picture? These guides cover everything, no local sales pitch, just the facts.
Areas I serve
I am licensed in five states and work with homeowners in each. Choose yours for local retirement detail.
About Christopher Gibson
I am Christopher Gibson, a mortgage broker and reverse mortgage specialist with C2 Financial (NMLS #1910430), licensed across Washington, Colorado, Texas, Florida, and Michigan. I actually like the counseling step, because clients come out of it asking sharper questions. Call or text 720-449-6622 and I will point you to a HUD-approved counselor and answer whatever comes up, same day.