What happens at HECM counseling?
It's easier than you think — and it's there to protect you
JP Dauber, NMLS# 386298
Reverse Mortgage Specialist
Last updated March 15, 2026
Why this step exists
HECM counseling isn't a hoop to jump through. It's one of the strongest protections built into the program. A reverse mortgage is a big decision, and FHA wants to make sure you understand what you're getting into before anything moves forward.
The counselor is completely independent. They don't work for any lender. They don't make more money if you move forward. Their only job is to make sure you have the facts.
What the counselor covers
How the HECM works
How the balance grows, your payment options, and when the loan gets paid back.
Costs and fees
The origination fee, FHA insurance, closing costs, and ongoing interest charges.
Your other options
They're required to walk you through alternatives — HELOCs, government programs, selling, and local assistance.
Your obligations as a borrower
Property taxes, insurance, home maintenance, and living in the home as your primary residence.
What it means for your family
How the loan affects your estate and what choices your heirs will have.
They'll also look at your income, expenses, and overall money picture to help you decide if a HECM makes sense for you.
How to prepare
You'll get more out of the session if you have a few things ready: a recent property tax bill, your homeowner's insurance page, any mortgage statements, and a rough idea of your monthly income and expenses. Write down your questions ahead of time.
If you have a spouse, they should join — even if they won't be on the loan. Adult children are welcome too.
How to find a counselor
You can find a HUD-approved HECM counselor through the CFPB's housing counselor directory or by calling (800) 569-4287. Phone sessions are just as valid as in-person ones — and usually more convenient.
Make sure the counselor is specifically trained in HECM counseling, not just general housing counseling. HUD keeps a separate list of HECM-certified counselors.
What happens after
You'll get a counseling certificate. No lender can process your application without it. It's good for 180 days.
My advice: Get counseling done before you start shopping for a lender. It gives you a clearer picture of what you're doing and puts you in a stronger position. If you're using a HECM for Purchase, do it before you start looking at homes.
And there's no obligation. If you decide a reverse mortgage isn't right for you, you just don't apply. The ~$125 counseling fee is the only cost.
45 minutes that protect your decision
Counseling is one of the best parts of the HECM program, not a hurdle. You get an independent expert who walks you through everything — for about $125 and an hour of your time. That's a good deal for the peace of mind.
Ready to take the first step? Talk to me first and I'll help you prepare, or go straight to the CFPB's counselor search.