Reverse Mortgage Age Requirements: How Old to Qualify in 2025

September 27, 2025

If you’re exploring a reverse mortgage, the first question is simple: how old do you need to be?

Quick Answer: For a federally insured Home Equity Conversion Mortgage (HECM), the most common reverse mortgage, you must be at least 62 years old when the loan closes. That rule remains unchanged for 2025.

Some private or “jumbo” reverse mortgages allow borrowers as young as 55, but these are not FHA-insured. Knowing where you fit helps you choose the right program and see how much equity you might unlock.

Table of Contents

• Minimum Age for a HECM Reverse Mortgage (Still 62 in 2025)

• How Age Affects Your Loan Amount

• 2025 HECM Reverse Mortgage Benefits by Age: Limits & Factors

• Programs for Borrowers Under 62 (Proprietary & Jumbo Loans)

• 2025 Jumbo Reverse Mortgage LTV by Age

• HECM vs. Jumbo Reverse Mortgages: Which Age-Based Option Is Right for You?

• Turning 62 Soon? Timing Tips

• FAQs

Minimum Age for a HECM Reverse Mortgage (Still 62 in 2025)

For a federally insured Home Equity Conversion Mortgage (HECM), the most common reverse mortgage, you must be at least 62 years old when the loan closes. HUD’s Single Family Housing Policy Handbook (4000.1, last updated August 2025) keeps this rule in place. There’s no plan to lower or raise it.

Timing tip: If you’re six months from your next birthday when your loan closes, lenders will use your next birthday as the reference point for determining your age. That means you don’t have to wait to get the following year’s principal limit.

Did You Know? There’s no maximum age for a reverse mortgage. As long as you can meet HUD financial assessment requirements, you can qualify well into your 80s and 90s or older.

How Age Affects Your Loan Amount

Your age is one of the primary factors in determining the amount you can borrow with a reverse mortgage.

For HECM loans, lenders use Principal Limit Factors (PLFs) set by HUD. In simple terms:

The older you are, the higher your PLF, and the more equity you can access.
Younger borrowers receive a smaller percentage because the loan is expected to last longer and accrue more interest over its life.

Here’s a look at typical PLFs and the 2025 HUD maximum claim amount of $1,209,750:

2025 HECM Reverse Mortgage Benefits by Age: Limits & Factors

Age of Borrower	Principal Limit Factor (PLF)	Current Lending Limit
62	37.6%	$1,209,750
65	39.7%	$1,209,750
70	43.3%	$1,209,750
75	46.1%	$1,209,750
80	50.5%	$1,209,750
85	56.4%	$1,209,750
90	63.1%	$1,209,750
Note: Principal Limit Factors (PLF) sourced from HUD.gov, based on an expected rate of 6.000%. Net PLF requires deducting costs, including upfront insurance (~3%).

This table explores 2025 HECM reverse mortgage benefits by age. See principal limit factors and lending limits for ages 62-90.

Programs for Borrowers Under 62 (Proprietary & Jumbo Loans)

If you’re not yet 62 but at least 55, some private lenders offer proprietary or “jumbo” reverse mortgages. These loans:

Are not FHA-insured (no federal mortgage insurance)
Often allows higher home values, up to $4 million
Works well for borrowers with non-FHA-eligible homes or who need access to a reverse mortgage before 62

Because they’re private programs, loan terms and fees vary by lender, so it’s smart to compare.

2025 Jumbo Reverse Mortgage LTV by Age

Youngest Borrower Age	LTV % (Loan-to-value)	Loan Limit
55	39.1%	$4,000,000
60	40.4%	$4,000,000
65	42.4%	$4,000,000
70	45.30%	$4,000,000
75	49.70%	$4,000,000
80	54.40%	$4,000,000
85	60.00%	$4,000,000
90	61.10%	$4,000,000

HECM vs. Jumbo Reverse Mortgages: Which Age-Based Option Is Right for You?

Scenario	HECM Reverse Mortgage (Age 62+)	Jumbo Reverse Mortgage (Age 55+)
Minimum borrower age	62	55 (varies by lender)
Insured by HUD/FHA	Yes – insured by HUD	No – privately funded
Maximum lending limit	$1,209,750	Up to $4,000,000
Mortgage insurance required	Yes – upfront & annual MIP	No mortgage insurance
Line of credit growth	For Life – grows over time (adjustable HECM only)	Limited to 10 Years
Payment options	Lump sum, monthly payments, or credit line	Lump sum, credit line
Ideal for	FHA-eligible homes & borrowers age 62+	High-value homes & borrowers age 55+

Turning 62 Soon? Timing Tips

Many homeowners wonder if they should wait until their next birthday to apply. The good news is that you don’t always have to.

Nearest birthday rule: If you’re 6 months from your next birthday, lenders automatically count you a year older in your principal lending limit.
Watch interest rates: If rates rise while you’re waiting, the extra age benefit could be wiped out by higher costs. If rates fall, you can often lock the better rate at closing.
Plan ahead: The process, which includes counseling, application, appraisal, and underwriting, can take 30-60 days. Starting early means you can close right after you qualify.

FAQs

What is the minimum age for a HECM Reverse Mortgage?

The minimum age for a HECM reverse mortgage is 62 years old. At least one spouse must be at least 62 years old by the time the loan closes to qualify.

Exception: In Texas, all borrowers, including both spouses, must each be at least 62 years old to get a reverse mortgage.

What is the minimum age for a Jumbo Reverse Mortgage?

Most proprietary or ‘jumbo’ reverse mortgages are available from private lenders for borrowers as young as 55. These are not FHA-insured, and age requirements can vary by lender.

My wife and I are 71 and 69 years old. Would it be beneficial for us to wait until she turns 70 before applying for a reverse mortgage?

While it’s true that older borrowers may receive more, waiting six months might not always be the best choice. If you are within six months of your next birthday when closing the loan, you will already have received the benefits of your higher age. However, interest rates also affect how much you receive. If rates rise before you lock in your rate, waiting might mean losing more from higher rates than you’d gain from turning a year older. If rates go down, you can benefit from a one-time adjustment at closing, but rising rates can have a bigger impact than waiting for the next birthday.

Is there any age limit for getting a reverse mortgage?

There’s no upper age limit for a HECM. As long as you can meet HUD’s financial assessment requirements and live in the home as your primary residence, you can qualify well into your 80s and 90s or older.

Can you outlive a reverse mortgage?

While you can outlive the funds you receive from a reverse mortgage, you can stay in your home mortgage payment-free as long as you continue paying taxes, insurance, and property charges. Keep in mind that the longer you have the loan, the more interest accumulates. You can choose to make payments toward the interest or the loan balance, but it’s not required.

Can I get a reverse mortgage if my daughter is a co-owner and under 62?

Yes, but there are important considerations. Your daughter would be a non-borrowing co-owner. She can’t be a borrower because she’s under 62. The loan becomes due and payable when you no longer live in the home as your primary residence. She would need to pay off or refinance the loan at that point.

Can your heirs be reverse mortgage co-borrowers if they meet the age requirement?

Yes, if your heirs are at least 62 years old, live in the home, and are on the title, they can be borrowers on the new HECM. But once a HECM is closed, you can’t add new borrowers later. Everyone must be on the loan from the start.

Can I get a reverse mortgage if I have less than 50% equity in my home?

Yes, but your eligibility may depend on factors such as your age. As you get older, you may qualify for more funds because the amount you can borrow increases with age. The idea is that younger borrowers will likely accumulate more interest over time than older borrowers. HUD takes this into account when calculating how much you’re eligible to borrow.

In Texas, do both applicants for a reverse mortgage need to be at least 62 years old?

Yes, in Texas, all applicants, including both spouses, must be at least 62 years old to qualify for a reverse mortgage.

My spouse and I are 62, but his name is not on the mortgage. If I pass away before him, would he be allowed to stay in the home?

If both of you are added to the title, you can close the reverse mortgage with both your names on it, allowing your spouse to stay in the home if you pass away. If you choose to keep the property as separate property (in your name only), your spouse would be considered an ineligible spouse, and the loan would become due when you no longer live in the home as your primary residence. It’s important to discuss your options and consult a family attorney to ensure your plans fit your long-term goals.

Not Sure Which Program You Qualify For? Whether you’re 55 or 90, we’ll help you determine which reverse mortgage option best suits your needs. Call All Reverse Mortgage, Inc. (ARLO™) today at (800) 565-1722, or get your free estimate now with our reverse mortgage calculator. Get straight answers from America’s #1 rated reverse mortgage lender.

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Have a Question About Reverse Mortgages?

Look no further. Michael G. Branson, our CEO, brings a wealth of knowledge directly to you. With a robust 45-year tenure in mortgage banking and 20 years dedicated solely to reverse mortgages, he's the expert you want on your side.

Post your question in the comments below and anticipate a personalized response from Mr. Branson himself, typically within one business day. He's here to illuminate all angles of reverse mortgages, ensuring you're equipped with the knowledge to make informed decisions. Take this opportunity to gain insights from a seasoned professional.

20 Comments on this Article

Padi W.
September 20th, 2025

How old do you have to be to get a reverse mortgage?
Reply to Padi
- Michael Branson
  September 20th, 2025
  
  Hello Padi,
  HUD and most states set the minimum age for a reverse mortgage borrower at 62. However, in some states, if you meet the program requirements for a jumbo or proprietary reverse mortgage, there are options available starting at age 55.
  If you are 55 or older and want to see if you qualify, you can use our reverse mortgage calculator. In real time, you'll be able to see which programs are available, whether you and your property qualify, and what loan amounts you might expect to receive for your age and property value (subject to appraisal).
  Reply to Michael
Mary O.
October 5th, 2024

Can I get a reverse mortgage at 89? Is it harder, and do you receive less money?
Reply to Mary
- Michael Branson
  October 5th, 2024
  
  Hello Mary,
  Yes, you absolutely can get a reverse mortgage at your age. In fact, not only do you not receive less money than a younger borrower, you actually receive more! HUD determines the amount of money borrowers receive based on several factors, and one of them is age. Older borrowers are statistically less likely to remain in the home long enough to accrue as much interest as younger borrowers with the same home value. Therefore, the risk to HUD is lower due to the shorter anticipated remaining life expectancy. At your age, you will receive significantly more money than a 62-year-old borrower with a home of the same value.
  Let us show you what is available to you. It's easy to visit our website and use our free, no-obligation calculator. We'd be happy to show you what you can expect to receive from a reverse mortgage, with no pressure or obligation.
  Reply to Michael
Raymond
May 13th, 2024

Can a reverse mortgage be obtained if one person is 90 and the other is 60? Both names are on the deed.
Reply to Raymond
- Michael Branson
  May 13th, 2024
  
  Hello Raymond,
  They can if they are married for the HUD program, which requires borrowers to be 62 years of age. The younger spouse would be considered an eligible non-borrowing spouse. The younger spouse wouldn't be on the loan, and if the 90-year-old spouse passed first while there were still funds left in the line of credit, the younger spouse could continue to live in the home under the same terms but would not have access to any remaining funds left in the line.
  If the two parties are not married, the younger individual would be eligible as well as the older only if they consider a proprietary (often called jumbo) reverse mortgage. The minimum age for the proprietary program in most states is 55. Some states still have their own minimum age requirements, though, so it might depend on where you live.
  Reply to Michael
Celeste
May 23rd, 2023

My husband and I are 59. Can we do a reverse mortgage?
Reply to Celeste
- Michael Branson
  May 30th, 2023
  
  Hello Celeste,
  
  The HUD HECM (Home Equity Conversion Mortgage) reverse mortgage requires the borrower to be at least 62 years old. However, there are proprietary or private programs that do go down to the age of 55.
  The problem that most borrowers see with the private programs is that they do not give as much money as a percentage of the home's value as the HUD programs, and the rates are typically higher.
  That's why they are usually used for Jumbo or higher dollar-valued homes. They can be very useful for expensive homes and non-approved condominium projects, sometimes for borrowers who are not yet 62 years of age, though when the home's value works for them.
  
  I would encourage you to visit our website and check our calculator to see if the proprietary programs would be beneficial for you. It's quick and easy and does not require you to supply any personal information (such as your social, etc.), and if it is beneficial for you, we can continue, or you can stop there without any obligation. It's worth a try.
  Reply to Michael
Andrew G.
May 2nd, 2022

My father has a reverse mortgage with no equity in the home. We have an enhanced life estate deed naming me as the remainderman. I just turned 62. As a remainderman can I apply for a reverse mortgage to keep the home. My father and I desire this.
Reply to Andrew
- Michael Branson
  May 2nd, 2022
  
  Hello Andrew,
  
  Yes, you can apply for a reverse mortgage once you own the property but you would need to qualify for the loan under the current parameters of the program. This means that you would need to get the reverse mortgage in your name with the loan program and amounts available for a 62-year-old borrower at that time.
  That would require you to bring cash into the transaction to bring the loan to value to the current requirement for the program you wished to obtain and at 62 it would be somewhere around 50% of the value of the home.
  
  The reverse mortgage is not and never was intended to be a multi-generational loan. It sounds like it achieved it purpose and has allowed dad to continue to live in the property without having to make a mortgage payment and he can still stay there for the rest of his life. When dad passes though, that loan becomes due and payable.
  HUD will give you the option to keep the home by paying the amount owed or 95% of the current market value, whichever is less, sell the home or simply walk away and owe nothing.
  If you wish to keep the home and cannot qualify for a new reverse mortgage due to the low loan to value requirements of the program and the mortgage paydown that would be required in this case, you would need to consider traditional or forward loan financing that would require you to make a monthly payment but will accommodate higher loan to value ratios.
  Reply to Michael
GRJ
October 8th, 2021

Dear Arlo,
I am 59 and own a home with a loan on it. The property value is $320K and the current loan balance is $140K. I have moved my mother in with me as she can no longer live alone - she is 82. Can I take out a reverse mortgage adding my mother to the title and loan to qualify for the minimum age requirement? If yes, what would happen if my mother passed away before I reached the age of 62? Would I be able to stay in the home? Thanks!
Reply to GRJ
- Michael Branson
  October 8th, 2021
  
  If your mom had a history of living in the home, you could add her to title for the reverse mortgage. You cannot move someone in and add them to title to qualify for a reverse mortgage though.
  Also, if your mom's occupancy was accepted as I indicated, if she was the only one on the loan and passed, the loan would become due and payable at that time. You would need to be able to refinance the loan with a new loan in your name to remain in the property.
  If you were not able to qualify for a reverse mortgage at that time (due to age or underwriting considerations), then you would need to be able to qualify for a standard forward loan or you would need to sell the home at that time.
  Reply to Michael
Art A.
August 14th, 2020

Hello ARLO, I have been researching reverse mortgages a lot as an option to supplement retirement income. While I am only 43 right now, it seems as if the best possible solution with this is to obtain a reverse mortgage line of credit at age 62, and then only use it if/when necessary. Do I have to speak to a counselor now since I have additional questions, or would you be able to answer some questions that I may have regarding a reverse mortgage? Please let me know. Thanks.
Reply to Art
- Michael Branson
  August 14th, 2020
  
  Hello Art,
  
  While I admire your advance planning, I think you may be a bit premature on any detailed questions. The program is subject to changes as HUD deems needed and has changed radically at times over the past 6 years.
  I really cannot tell you what it might look like in 19 years and any information you receive now may not be worth the time it took to gather. The advice I give you today may not be the same as the advice I would give you at that time based on current HUD program parameters, rates, and options available.
  We have had entire programs come and go over the past 19 years and there is no way to know if that will be the case again over the next 19 so my advice would be to keep an eye on the program and keep it in mind as one of your available options but start to really drill down on program availability as soon as you get within about 6 months of eligibility and you know what you really have to work with and if it is a viable program for you given your circumstances at that time.
  Reply to Michael
Linda S.
June 2nd, 2020

My daughter and I are on the mortgage and I am 70. Can I get a reverse mortgage?
Reply to Linda
- Michael Branson
  June 2nd, 2020
  
  Hi Linda,
  
  You could refinance into a reverse mortgage but your daughter would need to approve the terms which would allow the loan to be due and payable if for any reason the home is no longer your primary residence since she is not yet 62 and would not be a borrower on the reverse mortgage.
  The means that when you pass or move to assisted living, the loan would become due and your daughter would be required to pay the loan off at that time. That might mean she would need to refinance the loan, sell the property, or pay it off with other funds available to her.
  If she were unable to do so at that time, the lender would eventually begin a foreclosure. For this reason, I would not advise a reverse mortgage in just your name now if your daughter does not have plans or ability to pay off the loan or move when the time comes that the loan must be repaid.
  Reply to Michael
Denise D.
February 21st, 2020

I am 56 years old and I own my home and I'm the sole owner of the home on the deed. I have no mortgage and want to know if I am eligible for a reverse mortgage?
Reply to Denise
- John
  May 19th, 2020
  
  Hi, we are 61 years old and have a great deal of equity in our house. Could you recommend and products that might help us use some of our equity?
  Reply to John
  - Michael Branson
    May 19th, 2020
    
    Hello John,
    
    The reverse mortgage requires you to be a minimum of 62 years of age to close the loan (you can apply up to 60 days before your 62 birthday). If you wait until that time, there are several reverse mortgage programs available.
    If you look at other programs in the meantime, as long as you do not exceed 60% of your available reverse mortgage proceeds for the payoff of those loans, you can still pay them off with a reverse mortgage when you turn 62 but if you need more than 60% of your available proceeds just to pay off a lien that is less than 1 year old (and in the case of a home equity loan since you withdrew funds), the reverse mortgage will not pay off the new loan or withdrawals beyond that 60% threshold.
    
    To determine what that amount would be, I would encourage you to visit our online calculator at and put in your information. For the time being, use a birth date that would make you exactly 62, your property address (or at least the correct zip code so the fees are accurate) and the calculator will determine what is available to you at this time.
    If it shows that after payoff of any loans of record you have $100,000 available to you at closing or in the first year, remember that if you exceed $100,000 on any other interim financing and intend to still pursue a reverse mortgage when you do turn 62, the loan will not pay off any loans that exceed this amount even though you would have more money available to you after 12 months.
    
    The other thing I would caution you is that property value must be substantiated by appraisal, HUD can change their program parameters and interest rates are subject to change. All three could affect the amount of money available to you under the program.
    If you do plan to do some sort of interim financing and repay it with a reverse mortgage when you turn 62, I would caution you not to cut the amount too close to what you think you can get at that time and then find out that circumstances have changed and you cannot get as much money as you expected.
    It would certainly be best to wait until you turn 62 if the reverse mortgage is your ultimate plan and just do the loan then unless you are extremely comfortable with any payments the line of credit carries should circumstances change and you need to make them for a long time.
    Reply to Michael
Richard
April 24th, 2013

Homeowner's age is an important factor in how much he is allowed to borrow. Lenders use the age of the youngest owner to help determine the maximum loan amount. Lenders also consider the present interest rates and fees, along with the home's appraised value, to determine the loan amount.
Reply to Richard

Reverse Mortgage Age Requirements

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