Michael G. Branson, CEO of All Reverse Mortgage, Inc., and moderator of ARLO™, has 45 years of experience in mortgage banking, with the past 20 years devoted exclusively to reverse mortgages. A Forbes Real Estate Council member, he developed the industry's first fixed-rate jumbo reverse mortgage and has been featured in Forbes, Kiplinger, the LA Times, and Yahoo Finance. (License: NMLS# 14040)

Cliff Auerswald, President of All Reverse Mortgage, Inc., and co-creator of ARLO™ — the industry's first real-time reverse mortgage pricing engine — has 27 years of experience in mortgage banking, with 20+ years focused exclusively on reverse mortgages. A recognized expert in reverse mortgage technology and consumer education, he has been featured in Kiplinger, Yahoo Finance, Realtor.com, and HousingWire. (License: NMLS# 14041)

Top 10 Reverse Mortgage Counseling Agencies (Free & Online Availability)

By Michael G. Branson

CEO · 45 yrs in mortgage banking

Edited By Cliff Auerswald

President · All Reverse Mortgage Inc.

Updated Sep 1, 2025 ⏱ 8 min read ✓ Fact Checked HUD-Lender #26031-0007 17 comments

HUD requires every homeowner considering a HECM to complete independent counseling before the loan process can begin. A HUD-approved counselor will explain how the program works, your responsibilities, and any alternatives so you can decide whether a reverse mortgage is the right fit.

We provide a list of approved counseling agencies to help you get started. HUD identifies five national agencies that serve borrowers everywhere, and some areas also have local in-person options.

Most homeowners choose phone counseling. It is offered through toll-free numbers, meets all HUD requirements, and is often the quickest way to complete the session. If you would rather meet face-to-face, our interactive map can help you find nearby agencies.

Below, you will find phone-based and in-person counseling options, along with estimated appointment availability and the fees reported to us as of 05/22/2026

Table of Contents

• Top Reverse Mortgage Counseling Agencies

• Steps to receiving your reverse mortgage counseling certificate

• In-Person HECM Counseling Locator

• Counseling for those with a vested interest

• Restrictions on Applying Before HECM Counseling Completion

• Frequently Asked Questions

• Need Reverse Mortgage Counseling?

Top Reverse Mortgage Counseling Agencies

Agency Name	Availability	HECM Fee	Jumbo Fee	Contact	Visit Website
QuickCert	24-48 Hrs	$145	$145	888-383-8885	Visit Website
Hancock Community Development, Inc	24-48 Hrs	$145	$155	877-284-4326	Visit Website
Cambridge Credit Counseling	24-48 Hrs	$189	$189	888-764-7460	Visit Website
National Foundation of Credit Counseling	48-72 Hrs	$199	$199	866-698-6322	Visit Website
Money Management International (MMI)	48-72 Hrs	$199	$199	877-908-2227	Visit Website
Clearpoint Financial Solutions	48-72 Hrs	$199	$199	877-877-1995	Visit Website
Credit.org	1 Week	$199	$199	800-294-3896	Visit Website
DebtHelper.com	1 Week	$145	$145	800-920-2262	Visit Website
GreenPath Financial Wellness	1 Week	$199	$199	888-860-4167	Visit Website
Hope Inc.	1 Week	$200	N/A	844-432-6467	Visit Website

Steps to receiving your reverse mortgage counseling certificate

Request your pre-counseling document set (Including loan comparison, closing cost worksheet, amortization schedule, and TALC (total annual loan costs))
Have these mandatory documents available: the HUD document titled “Preparing for your counseling session” (PDF file, 4 Pages) and the National Council on Aging (NCOA) booklet “Use Your Home to Stay Home” (PDF file, 26 Pages)
Determine whether you wish to see a counselor in person or obtain counseling by phone
Call around and check counselor availability and pricing. Some counseling agencies only accept payment up front, while others allow you to put their fee into the reverse mortgage closing costs
After you have finished your counseling, you will receive three copies of your certificate in the mail and have the option to have your counselor fax or email a copy of the certificate to your lender

Did You Know? You’ll receive three copies of your counseling certificate — one for you, one for your lender, and one to keep for your records.

In-Person HECM Counseling Locator

Search our newest interactive map that locates HUD-approved agencies nearby with in-person availability.

Counseling for those with a vested interest

Independent reverse mortgage counseling is required for both the borrower and the co-borrower, who will have a vested interest in the closing.
Non-Borrowing Owners (NBO) coming off title at closing must receive counseling
Power of Attorney or Guardian/Conservator must be counseled on behalf of any borrower(s) or vested owner(s) who are legally incompetent. (Note: POA for convenience is not permitted at this time)
CA and AZ – Counseling must be completed before application (and in CA, the lender may not order any services or start the loan until seven days after the date of counseling has passed, according to CA law)
TX – Counseling must be completed at least five days before closing. A counseling certificate in Texas is valid for 180 days. Note: Refer to state regulations for additional requirements and timelines.

Expert Insight from Michael Branson, CEO: “HUD-required counseling plays an important role in the reverse mortgage process. It ensures every borrower and anyone else involved in the decision receives an objective explanation of the loan’s features, obligations, and alternatives before proceeding. The goal is to help homeowners make an informed choice that is right for their situation.”

Restrictions on Applying Before HECM Counseling Completion

Lenders and brokers are prohibited from collecting fees or financial details such as bank account or credit card information from borrowers before receiving a HECM Counseling Certificate. The counselor must sign and date this certificate, as well as the certificates of all individuals mandated to undergo counseling. No fees can be charged, and the loan application process cannot proceed without this completed and signed certificate.

Expert Insight from Michael Branson, CEO: “Federal rules prohibit any lender from ordering an appraisal, title work, or collecting fees until counseling is completed. This protects you by making sure you have all the information you need, without any pressure to move forward before you are ready.”

Frequently Asked Questions

What is reverse mortgage counseling?

Counseling on a reverse mortgage is an independent session conducted by a third party. It is a requirement for all reverse mortgage loans. The counseling aims to ensure that all borrowers and their spouses understand the reverse mortgage and their ongoing obligations.

How long is a reverse mortgage counseling certificate good for?

A reverse mortgage counseling certificate is valid for 180 days. For HECM loans in most states, the certificate must be current at the time of case number assignment; however, the loan can still close if the certificate has expired. For example, in some states, such as Texas, the certificate must be unexpired at closing, or the borrower must complete another counseling session before the loan closes.

Why is counseling a requirement to get a reverse mortgage?

A reverse mortgage loan is a complex financial instrument; counseling is required to protect consumers. FHA and reverse mortgage lenders must ensure that all reverse mortgage applicants understand what a reverse mortgage is and the requirements for homeowners seeking one.

Who is required to complete reverse mortgage counseling?

All borrowers on the loan, as well as any non-borrowing spouses, must be counseled. Additionally, any Remainderman of a Life Estate or any other parties holding title to the property who are not eligible borrowers must also be counseled regarding the reverse mortgage.

Are the heirs responsible for reverse mortgage debt?

There is no personal liability for the reverse mortgage loan to the borrower or their heirs. The sole collateral for the reverse mortgage loan is the property. Suppose the property value is lower than the accrued balance on the loan. In that case, the heir can repay the loan in full at 95% of the current market value, as determined by an appraisal at that time, or walk away and let the lender worry about the property’s disposition, owing nothing.

What happens after your counseling session?

After you complete your counseling, you will be mailed a certificate of completion (view a sample certificate). This Counseling certificate must be signed and returned to your lender if you wish to proceed with the loan processing. Third-party services, such as Appraisal, Title, or Escrow, may only be ordered once the lender has received your signed certificate.

Can a counseling certificate be transferred from one lender to another?

Agencies approved by HUD issue counseling certificates. They can be used with any lender that isn’t tied to a specific lender. This means you don’t have to transfer the certificate to a different lender if you decide to switch, unlike the HUD Case Number, which must be transferred to a new lender if you change your mortgage company.

How much is the counseling?

Counselors or counseling agencies decide their fees, but HUD sets a cap. Occasionally, you can find free counseling if the agency has grant money to cover the costs for borrowers. Currently, the fees are around $125-150, but you’re encouraged to shop around and see if any counselors offer lower rates.

Can a borrower who is refinancing their HECM use their original counseling certificate?

Many states have additional rules for reverse mortgage counseling beyond HUD’s requirements. The specific counseling needed depends on your location and the last time you received counseling. You may need counseling again, but it’s always a good idea to check and ask.

Do all trust beneficiaries require counseling?

Yes, all trust beneficiaries need to undergo counseling. When a property is held in a trust, the beneficiaries are considered the owners of the property. For a HECM (Home Equity Conversion Mortgage) reverse mortgage on a trust-owned property, every beneficiary must be listed as a borrower. Moreover, they all need to attend the mandatory HECM counseling session.

Can a Power of Attorney attend the counseling on the borrower’s behalf?

Yes, a Power of Attorney (POA) can attend the counseling session on behalf of the homeowner. However, the POA must have been signed before the homeowner became incapacitated. The lender will also need to verify that the homeowner was capable of granting the POA at the time it was signed, which requires obtaining a note from a doctor. This is a standard procedure required by HUD whenever a POA is used.

How long does it take to receive the certificate after counseling?

The time it takes to get your certificate after counseling can vary depending on the counselor. If the agency sends your certificate by mail, expect to wait a week or more. However, request your counselor to email the certificate directly to you or your lender. You can often receive it on the same day. If you or your lender has a good printer, you can print out an original copy to sign with ink, avoiding delays.

Do we need to complete the counseling before submitting our application?

You can start or request an application without completing counseling first. However, lenders can only begin loan processing services once you’ve completed counseling. This means your loan process won’t progress until after counseling.

Where can I find a job as a counselor?

HUD approves reverse mortgage counseling companies, but they run independently. If you’re interested in working for one, it’s best to contact them directly. You can find contact details for these companies through HUD’s counselor locator tool on their website. I recommend starting with agencies in your area. You can access the HUD counselor locator page at this link: https://answers.hud.gov/housingcounseling/s/?language=en_US.

Need Reverse Mortgage Counseling?

Before you can move forward with a reverse mortgage, HUD requires certified counseling to ensure you understand your loan options. We’ve helped thousands navigate this process — and now it’s your turn.

Our team at All Reverse Mortgage, Inc. (ARLO™) will send you everything you need to prepare, including your loan comparison, closing cost worksheet, amortization schedule, and TALC disclosure.

Need help? Call us Toll-Free at (800) 565-1722 or request your counseling docs to get started.

Additional Documents for CA Homeowners:

CA Reverse Mortgage Worksheet Guide (PDF file, 2 Pages)
CA Important Notice to Reverse Mortgage Loan Applicant (PDF file, 1 Page)

ARLO recommends these helpful resources:

America's #1 Rated Reverse Lender Celebrating 20 Years of Excellence.

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.

Over 2000 of your questions answered by ARLO™
Ask your question now!

17 Comments on this Article

Janis B.
March 14th, 2022

I read every word here and am glad to see an opportunity to enter a comment now at the end. I found every answer given to the variety of questions to be clearly expressed and, even though I had the counseling years ago and have been in a HECM reverse mortgage ever since, I learned a few things here of which I was either unaware or misinformed. Excellent work, ARLO.
Reply to Janis
- Michael Branson
  March 15th, 2022
  
  Thank you Janis. We do our best and if we helped, it was worth the time and effort!
  Reply to Michael
Michael Branson
June 29th, 2021

Hello Jeannie,

Most states have enacted their own counseling requirements for reverse mortgages now as well as the HUD requirements so you would really need to see what the requirement is for your area, and it may depend on when you were last counseled. I would guess that you will probably need to attend counseling again at this time, but it never hurts to ask.
Reply to Michael
Marshall K.
March 9th, 2020

How can I locate a Chinese speaking councilor for my wife?
Reply to Marshall
- Michael Branson
  March 9th, 2020
  
  Hello Marshall,
  
  You can find counselors that are approved by HUD and can offer the counseling in different languages by using the HUD website. Firstly, you click on this link:
  
  https://apps.hud.gov/offices/hsg/sfh/hcc/hcs.cfm?weblistaction=summary
  
  A state map will come up and you can click on the map or on the state of your choice in the upper left hand corner.
  After you click on the state of your choice, next you will have to go to the bottom of the page and narrow your search. There are many choices you can use to narrow your search including specific cities, zip codes and others (shown below) but since not all services and languages are offered in all states, we suggest you narrow down just to the state level and your specific need. In this case, I used Reverse Mortgage Counseling and Chinese Mandarin as my search parameters in the state of CA and the search narrowed down to just one agency in the entire state.
  If your request is not shown, you may have to check other states as well. Remember though, you can complete the counseling on the phone in almost all cases so it is not imperative that the counselor be located nearby. Remember that in some cases, a counselor in just over the state line another state may be closer than one located in the same state but at the other end of the state.
  Reply to Michael
Boehler V.
March 3rd, 2020

My father has a reverse mortgage and wants to refinance. He lives in Washington and wants to see the waiver in order to not do the counseling again. He did the counseling in 2018.
Reply to Boehler
- Michael Branson
  March 3rd, 2020
  
  Good Morning,
  
  Most companies will require your father to counsel again at this time. HUD does not always require counseling if the borrower has attended in the last 5 years, but many of the states do. HUD does require additional counseling if your dad meets certain thresholds though.
  Unfortunately, the lender may not know if dad will hit the required thresholds until the lender proceeds and has ordered and received the appraisal.
  Then the problem is that if they proceeded without the new counseling, the loan application would need to be cancelled and the lender would need to start all over with a new application and a new appraisal because HUD does not allow lenders to order any services on loans that require counseling until after that counseling has been completed.
  Lenders typically will not allow borrowers or themselves to take that chance just to avoid counseling since the risk is greater than the reward, even if the state does not have laws to restrict it.
  Reply to Michael
Eric B.
January 30th, 2020

Which states allow you to waive the HECM refinance counseling if all requirements are made?
Reply to Eric
- Michael Branson
  January 30th, 2020
  
  Hello Eric,
  
  Rather than looking up all state laws to post which states have more specific counseling requirements, I would rather answer you with the industry response.
  HUD has not changed their counseling requirements which would allow a borrower to waive counseling if they had previously taken counseling and were refinancing that loan within 5 years and met certain requirements.
  However, some states have as well as lenders, investors and industry agencies like the National Reverse Mortgage Lenders Association (NRMLA) which all seek to improve the security for borrowers have changed the counseling requirements. HUD sets the minimum that is required in all cases but also encourages lenders to always seek to protect the program and the borrowers.
  So although some states still allow lenders to follow the HUD guidelines that have not changed, most lenders and investors (investors are those who buy the loans in the secondary market) follow the NRMLA industry standards set to protect senior homeowners from those who would engage in equity stripping through constant refinancing.
  To this end, counseling is generally required by most lenders on every transaction at this time, whether the state requires it or not to be sure all borrowers are fully aware of the program changes.
  
  Furthermore, on a refinance transaction, there are several "tests" that the borrower must meet in order to be eligible for the loan. You must be able to receive at least 5 times the cost of the loan in new benefits and at least 10% in additional principal limit to meet the eligibility restrictions that NRMLA imposes on lender members to maintain an ethical standard and not be engaging in refinance churning.
  In addition, the loan must have been closed at least 18 months prior to the application for refinance. The changes became effective as a result of some originators zeal to push borrowers to refinance for relatively small rewards and soon after their past loans closed.
  
  So the bottom line is that you really would be required to have counseling for a refinance again in all instances unless you were located in a state that did not require it and you were able to find a lender that did not adhere to the NRMLA code of conduct for ethical lenders. I am afraid I could not tell you who might do that in your state.
  All Reverse Mortgage is a NRMLA member and as such, we do adhere to their professional, ethical standards.
  Reply to Michael
Mary Ziegenhagen
May 13th, 2019

Why are there no HUD reverse mortgage counselors north of San Francisco?
Reply to Mary
- Michael Branson
  May 13th, 2019
  
  Hello Mary,
  Great question, I wish I had an equally great answer! The simple truth however is that reverse mortgage counselors are independent companies/individuals, approved by HUD.
  It's up to individuals and companies to apply for approval and continue to be certified and at this time, I see only 14 companies throughout all of CA on the HUD approved list.
  I do see that there is at least one just over the order in Medford, OR if that is closer for you. Unfortunately, states like Nevada have only one approved counselor in the entire state.
  And don't forget, counseling can also be done on the phone as well. You do not have to drive to the office of the counselor. This works well for many who are not within proximity to a counselor's office.
  Reply to Michael
Patrick D.
May 1st, 2019

How much does the counseling cost for the Hecm Loan?
Reply to Patrick
- Michael Branson
  May 1st, 2019
  
  Hello Patrick,
  
  Each company sets their own fees and the fees generally run from $99 to $159. There are times when some companies receive government grants though and when they have grant money available, they can offer the counseling free to the borrowers.
  We are not allowed by HUD rules to direct a borrower to any specific counselor and never really know who has the grant money available as it is usually only available for a short while until the funds are depleted but I always advise borrowers to shop around for a counselor who is able to meet your scheduling requirements and for the best price if the cost is a concern.
  Any counselor can provide the counseling via the phone if it is allowed in your area (most states do allow it) and unless your preference is to be counseled in person, you can talk to a counselor on a toll-free number anywhere in the US and achieve the same results.
  Often, due to time changes, you might even find someone more willing to work in your preferred timeframe if you are an early riser or prefer a later appointment if you just go to a different time zone.
  Reply to Michael
Marvin Z.
April 8th, 2019

Can you recommend a counselor for a HECM reverse mortgage near Landenberg, PA 19350?
Reply to Marvin
- Michael Branson
  April 8th, 2019
  
  Hi Marvin,
  
  You can search our website above for a local counseling agency and you can sort by city, zip code or state. We recommend that you start with the state because there may not be any counselors available in your city or zip code.
  
  If I put in the state of PA, there are 7 agencies statewide that are on HUD's list that appear below. Not knowing where you are in the state though, there may be a closer agency just over a state line that may also work better for you. For example, PA is surrounded by 6 other states and you may be closer to a counselor in another state if you are located near the state line and so are, they.
  Remember, you can also complete your counseling on the phone if you prefer and in that case, all the calls are toll-free and it really doesn't matter where the counselor is located throughout the United States and so you should just find a counselor who can best accommodate your schedule and needs.
  Reply to Michael
Bonnie Derrick
December 1st, 2018

Can I get counseling and apply for HECM purchase loan before deciding on a home or state. We are looking in CA, NV and AZ. We had a HECM loan in the past which we paid off after an inheritance. This would not happen this time. Looking at max $300k purchase.
Reply to Bonnie
- Michael Branson
  December 3rd, 2018
  
  Hi Bonnie,
  
  You can get counseling and tell the counselor it is for a future purchase of a "TBD" (to be determined) address. They will update the counseling certificate later to reflect the address on which you decided once known. You must remember that the certificate is only good for 6 months so if you choose a new construction home and the entire process takes longer than that to complete the home and be ready to close, you may have to repeat the counseling later.
  
  You can't apply for the loan though because you don't have an address and therefore, the lender cannot obtain a HUD Case number. We work with borrowers quite often who are still looking for a home and have not settled on a property and you can get some things ready including having your information reviewed so that when the time comes, you are ready to move quickly. In that case, you might only have to update some of the information you supplied but all questions or possible issues with credit or income will have been determined and resolved well in advance.
  Reply to Michael