5 Ways To Lose Your Home With a Reverse Mortgage

January 22, 2024

With a Federal Housing Administration-insured Home Equity Conversion Mortgage (HECM), the borrower retains ownership of the property while continuing to live there throughout the loan. They are not required to make monthly mortgage payments during that time.

Reverse mortgages are often misunderstood, and a common misperception is the idea that in a reverse mortgage, “the bank takes the home.” On the contrary, if the borrower meets the loan terms, that borrower maintains ownership of the home throughout the entire course of the loan.

The loan balance grows over time, and when the borrower moves or passes away, the borrower and his estate are responsible for the repayment of the loan. However, there are still events that can lead to a borrower defaulting on the loan, which can, in turn, lead to foreclosure, resulting in you losing your home.

Table of Contents

• #1. Failure to maintain property charges

• #2. Failure to maintain homeowners insurance

• #3. Failure to maintain your home in reasonably good condition

• #4. Failure to occupy your home as a primary residence

• #5. Non-borrowing spouses must be disclosed to gain protection

• Top FAQs

• Summary – you can lose your home in a reverse mortgage if:

#1. Failure to maintain property charges

If a reverse mortgage borrower were to default on the payment of property taxes, then in addition to contending with the local government over non-payment, the reverse mortgage is also at risk of being called due and payable.

Property taxes must be paid on time to keep the loan in good standing because if taxes go unpaid, the taxing authority would have the right to place a lien on the home.

This puts the reverse mortgage lender at risk since a reverse mortgage takes the first-lien position on the home. Some localities offer resources for borrowers if they have difficulty paying their property taxes.

For instance, several states allow the deferment of property taxes (though they will still have to be repaid later). Others offer assistance programs designed to help homeowners cover their property taxes.

Resources about some of these programs can be found on the Consumer Financial Protection Bureau (CFPB) website.

#2. Failure to maintain homeowners insurance

Similar reasoning applies to the necessity of keeping up with homeowner’s insurance.

Reverse mortgage lenders want to avoid as much risk as possible, so homeowner’s insurance is a requirement of all reverse mortgage properties.

#3. Failure to maintain your home in reasonably good condition

Reverse mortgage borrowers are responsible for keeping their homes up to FHA standards. This means that if the home falls into disrepair, this can trigger a foreclosure action and force you, as the borrower, to leave the home.

There are a few specific requirements that, if not met, could lead to a default event and eventual foreclosure if the default is not resolved.

#4. Failure to occupy your home as a primary residence

If you move, your loan becomes due and payable. According to the terms of a reverse mortgage, the home you are borrowing against must remain your primary residence for the life of the loan.

Therefore, most reverse mortgage companies advertise that you can remain in your home without making monthly mortgage payments until you move out or pass away.

If you move out of the home and a routine occupancy check determines that you no longer reside there, the reverse mortgage servicer will ask for the loan to be repaid.

The lender may initiate a foreclosure action to satisfy the loan repayment if it is not repaid. If you move or leave the home and do not maintain primary residence, the servicer can call the loan due and payable.

#5. Non-borrowing spouses must be disclosed to gain protection

Similarly, if you – as the primary borrower – pass away before your spouse and are not listed on the loan as either a co-borrower or non-borrowing spouse, then that spouse could face a foreclosure action.

Recent years have seen new protections instituted for the non-borrowing spouses of reverse mortgage borrowers. Still, it is always advised that an affected couple inform the lender and servicer of everyone involved in the transaction at every possible step.

Top FAQs

Can you lose your house with a reverse mortgage?

A Reverse mortgage is a loan with obligations to meet; therefore, you can lose your house with a reverse mortgage. That said, as long as you live in your home as your primary residence, maintain your taxes and insurance, and keep the home reasonably, your loan will be in good standing. The only way for the loan to be called due and payable is if you vacate the property permanently or fail to maintain the property’s taxes and insurance or upkeep.

Do you have to pay the property taxes with a reverse mortgage?

Yes, as the homeowner, you must pay the property taxes when you have a reverse mortgage. If your reverse mortgage has a LESA (Life Expectancy Set Aside) for taxes and insurance, the property taxes will be paid from the set aside for as long as the funds last. Suppose a homeowner has a LESA and lives longer than their life expectancy. In that case, the funds in the LESA could run out, and if that were to happen, the responsibility for paying taxes and insurance would fall back to the homeowner.

What happens to a home with a reverse mortgage when the owner dies?

The loan becomes due and payable when the property owner and borrower on the reverse mortgage dies. At that time, the heir(s) will contact the loan servicer to communicate their plans with the property. The heir(s) can pursue one of several options depending on how much is owed on the property compared to its current value.

Heir(s) can sell the property to pay off the balance if the balance owed is less than the current value. Heir(s) can pursue a refinance with their loan to pay off the balance if they qualify. Heir(s) can pay off the balance with other funds such as life insurance or savings. Heir(s) can assign the home to the loan servicer if the amount owed is greater than the home’s current market value. In this scenario, the heir(s) are not obligated even to sell the property, and the servicer will sell the property.

Additionally, if the heir(s) wish to keep the home, they can pay 95% of the current assessed value to keep the property. The mortgage insurance fund covers the loss as the reverse mortgage is non-recourse. You cannot owe more than the value of the property.

How many reverse mortgages end in foreclosure?

The exact number of reverse mortgages that end in foreclosure is unknown, but it is possible to end in foreclosure on a reverse mortgage. While it is more difficult to end in foreclosure with a reverse mortgage than a traditional one since you have no mandatory monthly mortgage payment, it is possible. Suppose you vacate the property permanently, which is no longer your primary residence, or fail to maintain your property taxes or homeowners insurance. In that case, your loan will be called due and payable.

How can I stop a reverse mortgage foreclosure?

A homeowner could pursue a few options to stop a reverse mortgage foreclosure. One option would be to sell the property before the foreclosure process is completed. While the timeframe varies from state to state, the foreclosure process usually takes several months to conclude legally, giving the homeowner enough time to sell the property in some cases. Another option would be to refinance the loan to another type of loan product (if possible) or pay off the outstanding balance with other funds. Lastly, the homeowner could pursue options with the servicer to rectify the situation. If rectified promptly, it may be possible (not guaranteed) to cure the default and reinstate the loan into good standing. An example of a timely rectification would be a missed tax payment due to a hospitalization or other extenuating circumstance that could be rectified relatively quickly.

Summary – you can lose your home in a reverse mortgage if:

You leave the home
- For six months or more out of a year for a non-medical reason
- For 12 consecutive months
- You pass away, and your remaining spouse is not listed as a borrower or non-borrowing spouse.
You do not keep up with property taxes
You fall behind on homeowner’s insurance payments
You allow the home to fall into disrepair

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25 Comments on this Article

Tina O.
November 6th, 2024

If I have no heirs to leave my home too, could I leave it to the executor of my estate?
Reply to Tina
- Michael Branson
  November 7th, 2024
  
  Hi Tina,
  It's your house, you can leave it to anyone you wish. You should consult with your estate attorney to determine the method that would be the best way to proceed based on the estate planning you've already done.
  Reply to Michael
Catherine N.
October 2nd, 2024

If I get a reverse mortgage and pass away, I want to leave the house to my daughter. How would she go about purchasing the home? If I have enough money from my insurance to pay off the house, can she pay it in full, and would the house be hers, or would she need to refinance it?
Reply to Catherine
- Michael Branson
  October 5th, 2024
  
  Hello Catherine,
  Your daughter doesn't have to "purchase" the home in the traditional sense. You already own the home, and you can leave it to her through your estate by working with your estate attorney to determine the best way to do this, whether through a will, trust, or other legal means. Once you pass, the reverse mortgage would become due and payable, meaning your daughter would need to pay off the loan, but she wouldn't have to buy the house since it would already belong to her through your estate planning.
  Her equity in the home at that time will depend on how much is still owed on the reverse mortgage and the property's value at that time. If the proceeds from your life insurance are enough, she can use those funds to repay the loan. Alternatively, she might need to refinance the loan in her name. If she doesn't wish to live in the home, she can always sell it and keep any remaining equity after the loan is paid off.
  In any case, the reverse mortgage will need to be repaid, so your daughter will need either the funds to pay off the loan or the ability to obtain her own loan to do so. If she plans to get a new mortgage, she'll need to be gainfully employed, have adequate income, and a good credit history to qualify for the new loan. The amount she'll need to borrow will depend on how much you've drawn from the reverse mortgage over the years. If you've used a large portion of the loan and the property hasn't appreciated much, she may need a higher percentage loan. If you've only used some of the funds and the property appreciates well, or there are additional funds like life insurance, the loan required could be much smaller.
  Since it's hard to predict future circumstances now, it's important to consider these possibilities while you're still planning. This way, you and your daughter can make decisions over the coming years that could positively impact the outcome and help achieve your goals.
  Reply to Michael
Jim H.
September 30th, 2024

If you receive $124,000 from a reverse mortgage and your house is worth $320,000, what happens to the remaining equity if you pass away or need to move to a nursing home in, say, 5 years?
Reply to Jim
- Michael Branson
  October 5th, 2024
  
  Hello Jim,
  You or your heirs still own the home. Whether you move out due to relocating to a nursing home, choosing to move to a home that better suits your needs, or after your passing when your heirs sell the property, the loan is repaid, and the remaining equity belongs to you or your heirs. The amount you or your heirs would need to repay includes the $124,000 you borrowed, plus any accrued interest and mortgage insurance. The remaining equity is still yours and stays with you or your heirs.
  In your example, you would repay the $124,000, plus any accrued interest and mortgage insurance. The difference between that and the sale price (which will likely be higher than $320,000 by that time) would be yours. If your home appreciates and is worth more at the time of sale, that additional value is also yours as the homeowner.
  Reply to Michael
Joanne
September 13th, 2024

I want to make sure I understand. If my grandmother took out a reverse mortgage but had willed her home (Affidavit of Heirship) to my father years before the reverse mortgage, would he be required to pay the total outstanding balance, or could he make payments? Does this mean he would need to refinance the loan in his name and pay it off?
Reply to Joanne
- Michael Branson
  September 14th, 2024
  
  Hi Joanne,
  Your grandmother completed two separate actions. First, she took out a reverse mortgage, which provided her with the funds she needed to live in the home. Second, she set up the legal heirship to pass the remaining interest in the home to her son.
  The reverse mortgage allowed your grandmother to live in her home without having to make mortgage payments for as long as she resided there. It gave her access to her equity without the burden of monthly payments. Now, her son (your father) has the option to keep the home, sell it, or walk away and owe nothing. However, if he wants to keep the home, he does need to make arrangements to pay off the loan, as it is now due and payable since your grandmother no longer lives in the home as her primary residence.
  If your father wants to keep the home and make payments, he will need to refinance the home with a new loan in his name. He still has the option to sell the home and keep any remaining proceeds as well.
  Let me know if you need further clarification!
  Reply to Michael
Bonnie
June 21st, 2024

With a reverse mortgage, if I end up in a rest home, can I lose my home? Would it matter if family still lived there? What if I am in a nursing home for 6 months or a year would I have no home to return to? Let's face it, it's called an old folks home for a reason, and many of us over 62 will end up there. What then? Are there any provisions for medical absences from home?

If the loan is considered due, how much time do I or my heirs have to sell or refinance before the lender can take the home?

Finally, how do I figure out the monthly interest on a loan of $80,000? How much would be owed after, say, 15 years?
Reply to Bonnie
- Michael Branson
  June 22nd, 2024
  
  Hello Bonnie,
  
  These are all great questions and ones that every person contemplating a reverse mortgage should know, consider and plan for. Firstly, while the terms of the reverse mortgage do require the homeowner to live in the property as their primary residence, they do allow the homeowner to live in other locations for part of the year as long as the mortgaged property is their primary residence, and they live there the majority of the year. And if you must move out temporarily for medical reasons, you can be absent from the home for up to one year. You are required to notify the lender in such an event so that they can be certain the home is secure during this time.
  
  If you are unable to return to the home after one year, the absence is considered permanent and then the lender can call the loan due and payable. The lender would contact the borrower or the heirs (depending on the circumstances) to determine what their plans were for the resolution of the loan. I can't tell you precisely how long they will work with them, if the heirs are working on a viable plan to sell or refinance the loan, the lender typically will request updates and will give them 3 months with extensions available as needed with verification of acceptable progress toward completion. Your lender and HUD want you or your heirs to pay off the loan with a successful sale or refinance but if no progress is visible toward that goal, sooner or later they must start a foreclosure action.
  Reply to Michael
Sherry
May 30th, 2024

Whose definition of "disrepair" gets used? What I mean is, is it possible for a loan company to pull a fast one and have their own version of what's entailed, or change it after the fact? Are they entitled to make "inspections" to accomplish this?

Maybe I'm too cynical, but... You say that they have no reason to want to do something like that, but I can think of a few hundred thousand "reason$", if they can manage to grab a house and sell it for more than they're going to get from interest.

Does the FHA or HUD have mandatory guidelines for what entails "disrepair" that can't be altered, either by contract or later "revisions"?
Reply to Sherry
- Michael Branson
  June 2nd, 2024
  
  Hello Sherry,
  We've been involved in several situations where the property was extremely run down, and HUD never acted. We've received numerous letters from family members about dilapidated properties that HUD never acted against the borrower and numerous letters from neighbors of reverse mortgage holders asking why HUD has not acted against them due to the run-down property. I personally have not heard of one account yet in almost 20 years of HUD foreclosing on a reverse mortgage borrower due to the condition of the property.
  Can they, though? Yes, and so can any lender! That clause is in any loan you get with any lender, forward or reverse. If you've ever had a home loan in the past, that provision was in your loan documents. If a borrower were to neglect a home or refuse to repair it to make it habitable after storm damage, for example, every lender reserves the right in the legal documents to protect their interest. Do they want to? No, they are not in the business of repairing or evicting people from their homes and becoming property managers. And if there were hundreds of thousands of dollars of equity as in your example, the lender would never see the home anyway. Under foreclosure laws, it would go to a trustee's sale, and the lender cannot bid other than their starting bid, which is the amount owed, and then all other bids are from other bidders, which would typically be multiple if the property had equity.
  FHA does have a servicing manual. Lenders cannot foreclose without HUD approval, and HUD does not grant that approval until all options are exhausted. Can HUD change their servicing manual? Yes, they can. But HUD pays claims when foreclosures occur, and since their goals are to protect homeowners and mitigate claims whenever possible, if anything, those approvals are typically slower in coming than quick to be approved.
  I don't know how they can put a "guarantee" that could possibly cover all situations into the documents, but that also works in the borrowers' favor. Lenders and HUD would be hard-pressed to start foreclosure on technicalities over condition when the exact definition is not spelled out. If you are not comfortable with the language, I would recommend you contact your attorney for a legal opinion. If your goal is to avoid any loan that gives the lender the ability to protect their security in the property that their loan encumbers, I think you will be hard-pressed to find such a loan, though.
  Reply to Michael
Kathleen S.
May 8th, 2024

You have somehow made me finally understand that, and WHY, as my reverse mortgage balance increases with about $1,500 a month in interest, and I can no longer extend my line of credit at this point in my age (74) and with my home value, I will not be told, hey, you owe more than your house is worth -- get out! Others have tried to explain and reassure me, but you said, "The mortgage insurance fund covers the loss as the reverse mortgage is non-recourse. You cannot owe more than the value of the property." As the number of commas here indicates, I belong to the literature and arts world, and I am desperately grateful to you! Katie PS Wait, now I am worrying that I will be repoed once the interest maxes me out (of the home value), but I will worry about that tomorrow...
Reply to Kathleen
- Michael Branson
  May 13th, 2024
  
  Hello Katie,
  No need to worry. You just need to meet the terms of the reverse mortgage (live in the property as your primary residence, keep paying the taxes and insurance in a timely manner, and maintain the property in a reasonable fashion) and enjoy your home. No one can ever foreclose or force you to move because the interest reaches any level. So, since there is no point at which you "max out," as you put it, there is no need to worry - today or tomorrow.
  Reply to Michael
John G.
May 6th, 2023

Can a lien be placed against a reverse mortgage?
Reply to John
- Michael Branson
  May 9th, 2023
  
  Hello John,
  
  A lien cannot be placed against any loan. The lien is recorded against property (real or personal) to secure an obligation. Real property liens have priority according to the laws in the state. For instance, in California, where we are located, liens are generally prioritized by recording date. Certain liens, such as taxes and leasehold estates, are recorded and run with the land and so they take priority over the mortgage loans that lenders record later. That is why lenders are so careful to be certain that they are paid and current so that they do not lose their security interest in the property due to the borrowers' non-payment of superior liens.
  
  In the case of reverse mortgages, the reverse mortgage lender will require title insurance to be certain there are no other liens prior to their Deed of Trust that would have priority over their security interest when they record their reverse mortgage. Any other creditors that come later can file a court-approved lien on the property, but the reverse mortgage loan/lien would take priority over all subsequent liens (except the taxes, of course, which were there first). And liens filed and subsequent creditors would be considered "junior" liens to the reverse mortgage lender, which means that the reverse mortgage lender would receive all amounts required to pay their loan in full before any other creditor would receive a dime when the property was sold.
  
  Now for the disclaimer. I am not an attorney, and this is not meant as legal advice. I am only letting you know that the existence of a reverse mortgage will not stop any other creditors or litigants who obtain a lien through a court action from placing that lien on your property. I cannot tell you if any specific lien in any state bears the risk of a forced sale. In other words, I simply do not know what rights lienholders have in any state. I have also heard that certain liens can expire after so many years, but I don't know what type of lien it was, what that timeframe was, in which states this is true, or if it was able to be renewed. For these reasons, I would always recommend that you contact an attorney to determine your rights, obligations, and possible repercussions when you are faced with a lien situation on your property.
  Reply to Michael
Howard
August 12th, 2021

What happens if the mother dies? Can her son keep the house but he's not on our plan what does he do to keep the house?
Reply to Howard
- Brenda B.
  September 28th, 2021
  
  If I die and my daughter isn't on the loan can she live in the home long as she pay taxes and homeowners insurance?
  Reply to Brenda
  - Michael Branson
    October 13th, 2021
    
    Hello Brenda,
    
    No, the loan would become due and payable when you passed if she is not also a borrower on the loan. The only exception to this for individuals who are not yet 62 years of age is for eligible non-borrowing spouses.
    If your daughter is living with you and you do not believe she would be able to pay off the loan or refinance it with a new loan in her name at that time, a reverse mortgage would not be a good choice for you unless you and she agree that she is going to sell the home at that time and move.
    I don't know what her financial situation is or what it would be at that time with no mortgage payments and money from the reverse mortgage to fall back in in the meantime, but if she is old enough and both she and the property qualify at the time, she could possibly get a reverse mortgage of her own at that time as well. That would also be dependent on the loan balance, the program parameters that that time, interest rates, property values, etc. so there is certainly no guarantee that a refinance is possible.
    My best advice to you both if you decide to proceed with the reverse mortgage is to realize that the day will come when the loan will be due and to save and prepare for that time as much as possible between now and then.
    Reply to Michael
Butch S.
February 12th, 2021

What if my dad defaults on a personal loan, then passes away....will my mother lose the home?
Reply to Butch
- Michael Branson
  February 15th, 2021
  
  Hello Butch,
  Typically personal loans are not secured by real property and so her house should not be affected but I honestly cannot assure you of anything because I do not know what the loan used for security. I would advise you to see if you can find the loan documents to see what rights the lender had and if you are still concerned, you may wish to run it by an attorney to have it reviewed. It will not affect the reverse mortgage but I cannot tell you what other remedies the lender of the defaulted loan may have to collect their debt.
  Reply to Michael
Evangeline O.
January 6th, 2021

A friend got a RM when she was in her 50's. She is still alive, and she is close to 80 years old with no sign of being sickly. So, the mortgage co came up with a bill that was not part of the original contract and made her pay it. When, she could not pay it, the house was foreclosed for a balance of about $2,000 on this bill and she lost her home. The reverse mortgage is a business and not a continuous gift so if the owner does not die, then, loopholes are created by mortgage company to get their money back.
Reply to Evangeline
- Michael Branson
  January 6th, 2021
  
  Hello Evangeline,
  I am sorry to take exception with your third-party account, but the things you state are not possible if the loan is an FHA-insured loan.
  The reason I say "if" is because there were some reverse mortgage programs prior to the loan becoming a HUD program that I could not begin to vouch for every aspect of the loans, but since the loan became a HUD/FHA insured program, the minimum age for borrowers is 62.
  If your friend is in her 80's that should still make her one of the FHA-insured loans though unless she is in her late 80's and she somehow found a private reverse mortgage loan in her early 50's.
  Otherwise, her loan could not be made as a HUD program because she could not get a reverse mortgage before the age of 62. HUD did not introduce the provision for eligible non-borrowing spouses until 2014 and they were not available until early 2015.
  If her loan is with a private investor, I cannot comment on its terms but I would still say that terms cannot change on a contract (loan) after the contract so she should speak to an attorney if that is the case.
  Getting back to the HUD HECM loans originated for the past 33 years, a reverse mortgage is a loan like any other. The lender has no authority to do anything with your property other than what you give them when you sign your original loan documents.
  They can never suddenly produce a bill that is not part of the original agreement and foreclose if you do not pay it.
  Typically, when we see unpaid assessments that lenders must collect from borrowers it is for taxes, HOA assessments levied by the association that must be paid to prevent HOA foreclosure or some other lien that the lender must pay to protect their lien position.
  Provisions requiring you to make these payments (and on time) are in all the original documents - they are not loopholes snuck in later. If it happens that you do not pay property charges as they become due, like any other lender on any other loan, the lender must advance funds and then must collect any funds paid on behalf of the borrower from the borrower. This is true on any mortgage type loan that secures the property.
  The lender must protect their security in the property but after they advance funds, they send notice to the homeowner that the amount advanced must be repaid or eventually, the lender would begin a foreclosure process.
  Loans are contracts between the lender and the borrower. Any attempts to alter the terms of a contract later would put the lender at risk of being sued and the suit would be adjudicated against the lender as the party who supplied the contract.
  Furthermore, lenders are insured against loss by HUD and so they are not looking to throw borrowers out of their homes and do not lose money on the transaction due to the borrower living longer because of the mortgage insurance. In short, they have no reason to look for ways to terminate the loan early.
  Lenders and HUD both do need to be diligent though if the home is not being owner occupied, if the taxes and insurance or HOA dues are not being paid as this represents additional risks to all parties not adequately covered by the cost of the mortgage insurance.
  If borrowers live up to the agreement (they live in the home as their primary residence, they pay the property charges in a timely manner and they maintain the home in a reasonable manner), no one will seek the end the loan.
  This type of misinformation that you have here may come from embarrassment of the borrower who could not keep up with taxes and insurance, a misunderstanding of the true circumstances your friend faced and why or just plain willful ignorance or disinformation but whatever the reason, it is wrong, and we will set the record straight when we see it.
  Any time a borrower loses their home it is terrible, but it is not because the rules changed after they signed on the dotted line or due to a loophole created later because she was living too long!
  Reply to Michael
  - Howard
    August 12th, 2021
    
    My mom is 86 years old can she take out a loan to do repairs on the Home , The roof and plumbing And yardwork for senior citizen on SSI disability are there any programs to help low income seniors for free or low-cost Too many people trying to rip her off can you help her get home repair for free or low cost People on disability
    Reply to Howard
    - Michael Branson
      August 15th, 2021
      
      Hello Howard,
      
      The loan is now due and payable is mom was the last borrower on the loan and passes. The heirs now must decide to pay the loan off and that usually happens with a refinance of the loan with new financing when they wish to keep the property. If they do not wish to keep the property, they can also sell the home and keep the equity.
      The son will need to have the title transferred to himself and that will be accomplished in accordance with the laws of the state and depending on whether there are any other heirs or anyone with a claim to title.
      The reverse mortgage lender does not determine that though, typically a probate court would. I would suggest that the son contact an estate attorney to start the steps needed to obtain the title to the home and to let the lender know what he intends to do. The son also needs to know that he will be looking at either refinancing the loan or paying it off with other funds available to him if he wishes to keep the property since that loan is due and payable.
      If he does not have the funds available and is unable to qualify for a new loan, he may need to consider a sale and it is best he knows his options and start working on his plans as soon as possible.
      Reply to Michael

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