Quick Answer
Before a lender can process a HECM application, every borrower must meet with a HUD-approved HECM counselor. You can do it by phone or in person. The counselor gives you a signed certificate, which is good for 180 days. Find a counselor through HUD's roster or by calling 800-569-4287.
Who has to go to counseling?
Every borrower must be counseled. So must a non-borrowing spouse and any other owner who won't be on the loan. It has to happen before the lender processes your application or orders an FHA case number. A lender can't charge you fees before you've been counseled.
How do you find a counselor?
Use HUD's HECM counselor roster, or call HUD at 800-569-4287. Counselors work for HUD-approved agencies. Choose one yourself rather than letting someone with a stake in the loan pick for you.
Can counseling be done by phone?
Yes. HUD's rules allow counseling by phone or through online meeting software, as well as face to face.
What should you ask?
Counseling is your chance to ask anything, with no lender in the room. Good questions: How much could I get, and what would it cost? What do I have to keep paying? What happens to my spouse, and to the home after I die? Bring your property tax bill and your mortgage statement.
How long does the certificate last?
After counseling, you get a signed certificate. It stays valid for 180 days from the day counseling was done. If you don't apply in that time, you need counseling again.
What should you watch out for?
HUD warns about scam artists who charge thousands of dollars for information that's free from HUD. The CFPB also warns about contractors who push a reverse mortgage to pay for repairs. Counseling is the right place to raise any of these offers.
Common Questions
Can my family join the counseling session?
Everyone who will be on the loan, and a spouse or other owner who isn't, must be counseled. Ask the counseling agency about bringing family members who just want to listen.
Do I have to pay for counseling?
An agency may charge a reasonable fee, but it must not turn you away because you can't pay. Ask about the fee when you book.
Sources
This guide is general information, not advice about your situation.