If you’ve applied for a reverse mortgage and found that you don’t qualify—or the amount offered isn’t enough to pay off your existing mortgage—you’re not alone.  Many homeowners are surprised when changing interest rates or updated HUD limits reduce the proceeds they’re eligible for.

The good news?  Even if you don’t qualify today, you still have options.  In this guide, we’ll explore five strategies that can help you move forward.

arlo presents 5 solutions if you don't qualify for a reverse mortgage

Why You Might Not Qualify for a Reverse Mortgage

Several factors determine how much money you receive from a reverse mortgage:

  • Your age (the older you are, the more you can typically borrow)

  • Your home value and HUD’s annual lending limit (for 2025, that limit is $1,209,750)

  • Interest rates at the time of application (higher rates reduce proceeds)

  • Your current mortgage balance and ability to pay off existing liens

Sometimes, even when your home value rises, higher interest rates or updated lending limits can reduce what you qualify for.

Expert Insight from Michael Branson, CEO: “We’ve always cautioned homeowners not to wait for age or HUD limits alone, because rising interest rates can take away borrowing power much faster than age can add it.”

5 Options If You Don’t Qualify for a Reverse Mortgage

1. Pay Down Your Loan Balance

If you’re just short of qualifying, consider using savings to pay down part of your current mortgage.  For example, if your balance is $100,000 but the reverse mortgage only covers $90,000, paying off that $10,000 can make the deal work.

The money doesn’t disappear—it builds equity in your home and reduces the interest you’ll owe on the new reverse mortgage.  Eliminating your monthly mortgage payment may also help you rebuild your savings over time.

Expert Insight from Michael Branson, CEO: “Any money you use to pay down your mortgage balance is not lost—it goes right back into your home equity and reduces interest on your reverse mortgage.”

2. Use Gift Funds from Family

HUD allows family members to provide gift funds (not loans) to help reduce your mortgage balance.  For many families, contributing to help a loved one stay in their home is easier—and less expensive—than covering relocation or assisted living costs.

Since heirs often inherit the home’s equity anyway, gifting funds can be a practical solution.

3. Sell Assets to Cover the Shortfall

If family gifts or savings aren’t an option, selling assets you no longer use may help. Many homeowners have valuable items—vehicles, collectibles, or even a second property—that can be sold to raise the necessary funds.

While not feasible for everyone, it’s worth considering if it allows you to keep your home without monthly mortgage payments.

4. Downsize with a Reverse Mortgage for Purchase

If your current home no longer fits your needs, you may benefit from downsizing and using a HECM for Purchase.  This program lets you buy a new home with a reverse mortgage—often with no monthly mortgage payment required.

Downsizing could mean moving closer to family, choosing a single-story home, or finding a property that’s easier to maintain.  For many older homeowners, this option provides both financial relief and lifestyle improvements.

👉 Learn more: Reverse Mortgage for Purchase

Expert Insight from Michael Branson, CEO: “Many homeowners overlook the HECM for Purchase option, but downsizing can free up equity and provide a home that better fits your lifestyle.”

5. Wait and Reapply

You can also choose to wait until you’re older, since age increases the amount you qualify for. However, this approach carries risks:

  • HUD rules can change

  • Interest rates may rise, reducing your proceeds

  • Home values may fluctuate

For example, each year of age may add around $4,000 in borrowing power on a $700,000 home. But if rates rise by even 0.25%, you could lose $10,000 or more in available funds.

While waiting is an option, it’s not always the safest bet—especially when interest rates are unpredictable.


Frequently Asked Questions

Q.

Why would someone not qualify for a reverse mortgage?

Federal laws require that all applications for mortgage loans must meet certain qualifications, and reverse mortgage loans are not exempt from those laws, so it is possible that some applicants will not qualify for a reverse mortgage.  There are credit and income requirements for a reverse mortgage loan, and some have workarounds, while others do not. For example, if a reverse mortgage applicant does not meet the credit requirements, there is the possibility for a LESA (Life Expectancy Set Aside) for taxes and insurance.  If there are not sufficient funds in the loan to absorb the set aside, that applicant may not qualify. Additionally, reverse mortgages require that borrowers meet a minimum residual income threshold.  The threshold is determined by the location of the property and the number of household members residing there.  If a borrower cannot meet the minimum residual income threshold, some compensating factors may get them over the top, such as asset dissipation.  Those that fall short of the residual income requirement after considering all compensating factors will not qualify.

Q.

If you don’t qualify, is it worth applying with another lender?

Yes, it is worth applying with another lender if you didn’t qualify with the initial lender you spoke to.  Many of the guidelines for reverse mortgages are determined by HUD (Department of Housing and Urban Development), but not all.  Lenders have discretion to impose their own guidelines above and beyond the HUD minimum guidelines.  Some circumstances will be universal with all lenders, but it is worth double-checking to be certain.

Q.

What are the occupancy requirements for a reverse mortgage?

The occupancy requirements for a reverse mortgage are that the property must be your primary residence.  This means that you have to live in the subject property for the majority of the year.  You are permitted to take vacations and even spend time in other locations as long as you continue to utilize the mortgaged home as your primary residence.  If you are going to be absent from your home for 60 consecutive days or more, you must notify your loan servicer of the situation, explain the circumstances, and make arrangements to ensure the property is cared for during your absence.

Q.

What are the income requirements for a reverse mortgage?

Reverse mortgage loans utilize a residual income analysis for qualifications in lieu of a debt-to-income ratio analysis that is utilized for the majority of other traditional mortgage loan products.  The required residual income is broken down by the region of the country where your property is located (Northeast, Midwest, South, West) and by the number of residents occupying your property (1, 2, 3 & 4 or more).  The reason for this is that energy costs for utilities vary by region, and the energy costs also increase based on the number of occupants in the property.  Those requirements are as follows:


Family Size Northeast Midwest South West
1 $540 $529 $529 $589
2 $906 $886 $886 $998
3 $946 $927 $927 $1,031
4 or more $1,066 $1,041 $1,041 $1,160

For example, if you are a family of 2 living in the state of California, your residual income required would be $998 per month.  This means that if you have total expenses (total expenses include, but are not limited to, Taxes, Insurance, HOA (if any), consumer debt showing on your credit and $0.14 per square foot of your home for utilities.) of $1,000 per month and a total income of $2,000 per month you would meet the residual income requirements. $2,000 – $1,000 = $1,000 per month residual, which meets the $998 per month requirement.  For a traditional loan, that would give you a 50% debt-to-income ratio and likely would not qualify for most loan programs.

Q.

Is good credit required to get a reverse mortgage?

Good credit is not necessarily required to get a reverse mortgage loan. However, having good credit is always helpful when applying for any loan program, which includes the reverse mortgage. If you do not have good credit and fail to meet the minimum credit guidelines, you can still qualify for a reverse mortgage loan by accepting a LESA (Life Expectancy Set Aside) for taxes and insurance. That is the workaround in effect for loan applicants whose credit does not meet the requirements. If there is enough room in the loan to absorb the set aside, a reverse mortgage applicant can still get the loan. When the set aside exceeds the available proceeds from the loan, the applicant is unlikely to qualify for the reverse mortgage.

Q.

What are alternatives to a reverse mortgage when you don’t qualify?

There are limited alternatives to consider when someone does not qualify for a reverse mortgage.  The reason for this is that the reverse mortgage is the only loan that allows you to live in your property for the rest of your life without any monthly mortgage payment required. Any traditional mortgage loan or Home Equity Line of Credit will come with a mandatory minimum monthly mortgage payment.  Selling your home is another alternative many homeowners consider.  If you do not qualify for a reverse mortgage, consider selling your home and downsizing to a smaller, more affordable home.

Final Thoughts

Not qualifying for a reverse mortgage doesn’t mean the end of the road.  Whether you pay down your balance, accept family help, sell assets, downsize, or wait and reapply, you still have paths forward.

All Reverse Mortgage, Inc. is here to help.  Access our online reverse mortgage calculator to estimate your lending limit, or call us Toll-Free at (800) 565-1722. We’re ready to assist you in making informed decisions to ensure you can continue enjoying your retirement.