What Happens During HECM Counseling
The Required Step That Protects You
JP Dauber · Licensed HECM Specialist
NMLS# 386298 · Published August 10, 2026
Why counseling is required
A reverse mortgage is a major decision, so HUD requires every borrower to speak with an independent, HUD-approved counselor before applying. The counselor does not work for the lender and does not earn a commission. Their only job is to make sure you understand the loan.
This is one of the strongest consumer protections in the program. It is the law, not a sales formality.
What the session covers
The counselor walks through how a HECM works, the costs and fees, your ongoing obligations to pay taxes and insurance, and what happens to the loan when you move or pass away.
They also review alternatives — selling, a home equity loan, or simply waiting — and how a reverse mortgage could affect need-based benefits like Medicaid.
Key fact
The counseling certificate must be dated before your loan application. Counselors are independent of the lender, so the session is a genuine, pressure-free review — a built-in checkpoint to confirm a reverse mortgage is right for you before anything moves forward.
How long it takes and what it costs
Most sessions run 60 to 90 minutes and can be done by phone or in person. The typical fee is about $125 to $200, often paid at the session or rolled into the loan.
If paying the fee is a hardship, many counseling agencies can reduce or waive it. No one is turned away over the fee.
How to prepare and get the most from it
Bring your questions and, if you can, a recent mortgage statement and a rough picture of your income and expenses. The more honest the conversation, the more useful the counselor's input.
Consider inviting an adult child or trusted family member to join the call. A second set of ears often surfaces good questions.
After the session
When the session is complete, you receive a counseling certificate. That certificate is your green light to apply — the lender cannot take your application without it.
Have questions before you book your session? Reach out and I will walk you through what to expect and help you find an approved counselor.
Keep reading
The complete guide
How a Reverse Mortgage Works →
Tenure vs. Term Payments: Choosing Your Monthly Option →
Tenure pays you for life but smaller; term pays more but stops. Here's how to choose between the two monthly reverse mortgage payment plans.
The 5 Ways to Receive Your Reverse Mortgage Money →
Lump sum, monthly tenure, monthly term, line of credit, or a mix. The five HECM payout options explained — and how to pick the one that fits your goal.
What Actually Happens at a Reverse Mortgage Closing →
From signing to the 3-day right of rescission to receiving your funds — here's exactly what happens at a reverse mortgage closing and when the money arrives.
Documents Needed for a Reverse Mortgage Application →
Less paperwork than a traditional mortgage. Here's exactly what you'll need.