Question 1

What is reverse mortgage counseling?

Accepted Answer

Reverse mortgage counseling is a mandatory educational session you complete with an independent, HUD-approved non-profit agency before applying for a reverse mortgage. The counselor explains how the loan works, its costs, your obligations, and the alternatives available. It is a federal requirement for all HECM loans, and it protects you by ensuring you get unbiased education from a neutral third party.

Question 2

Does Reverse Mortgage Plus provide HUD counseling?

Accepted Answer

No. Reverse Mortgage Plus (NMLS #401212) is a licensed mortgage broker, not a HUD counseling agency. We help you prepare for counseling, answer your questions, calculate your options, and guide you through the application and closing. The independent counseling itself must be completed with a HUD-approved agency.

Question 3

Can I do reverse mortgage counseling over the phone, or do I have to go in person?

Accepted Answer

You can do it either way. Counseling is offered both over the phone and in person at the HUD-approved counseling agency's office. The large majority of borrowers choose to complete the session by phone, simply because it's more convenient — there's no travel involved, and a phone session is just as valid as an in-person one.

Question 4

Does the counseling happen on my first phone call?

Accepted Answer

No. Your first call is only to schedule the appointment — you will not complete the counseling session on that call. The session itself is set up for a few days later. So expect two separate steps: a short call to book your appointment, then the actual counseling session at the scheduled time.

Question 5

How long does the counseling session take?

Accepted Answer

Most sessions take about 45 minutes to an hour and 15 minutes. The counselor works at your pace, so the exact length depends on how many questions you have along the way.

Question 6

Is the counseling session a test? Can I fail it?

Accepted Answer

No — it is not a test or an exam, and there is nothing to pass or fail. The session is simply an educational review. The counselor goes over the reverse mortgage proposal your loan officer prepared — the numbers and figures, your expenses, and your income — to make sure you fully understand what the loan involves before you move forward. The goal is your understanding, not a grade.

Question 7

What happens after I complete counseling?

Accepted Answer

When you finish, the agency emails and mails you your Counseling Certificate (valid for 180 days). You sign the certificate and provide it to your loan officer, who needs it to move your reverse mortgage application forward. That signed certificate is the only thing required of you after the session.

Question 8

How do I find a HUD-approved counselor?

Accepted Answer

Visit hud.gov/findacounselor or call 1-800-569-4287. You can filter by location and language. Several Southern California agencies offer bilingual counselors. We can also provide you with a list of trusted agencies in your area.

Question 9

How do I find reverse mortgage counseling near me in California?

Accepted Answer

You have more options than you might think, because you don't have to meet in person. Any HUD-approved agency in California can counsel you by phone, so "near me" really means "licensed for my state." That said, if you prefer a local office, use the finder on this page — enter your ZIP code and it shows HUD-approved agencies closest to you in Los Angeles, Orange County, the Inland Empire, San Diego, and everywhere else in California, including agencies with Spanish-speaking counselors.

Question 10

What languages is reverse mortgage counseling available in?

Accepted Answer

Counseling is available in several languages, not just English. Agencies have counselors who speak different languages — English and Spanish are widely offered, among others. You simply request your preferred language when you schedule your appointment, and you'll be matched with a counselor who speaks it.

Question 11

How much does HUD counseling cost?

Accepted Answer

Most agencies charge between $125 and $250 for the session. By federal law, no borrower can be denied counseling for inability to pay — agencies must offer fee waivers for low-income applicants. This fee is paid directly to the counseling agency, not to the broker or lender.

Question 12

Can I talk to Miguel before my counseling appointment?

Accepted Answer

Yes, and we strongly recommend it. A conversation with Miguel beforehand helps you arrive at your counseling session with a personalized picture of your situation — how much you might qualify for and how the loan would work for you — so the session is more productive. There is no cost and no obligation.

Question 13

What documents do I need for the counseling session?

Accepted Answer

Have these handy: Your most recent mortgage statement (current balance). Your property tax bill. Your homeowner's insurance policy. An estimate of your home's value (Zillow or the county assessment is fine). A summary of your monthly income (Social Security, pension, other). You do not need tax returns or bank statements for the counseling session.