Quick Answer
To get the most from your HECM counseling session, gather your loan estimate and key financial documents, write down your goals and biggest questions, and review the basics of how a reverse mortgage works beforehand. Treating it as a genuine planning conversation rather than a formality lets the counselor clarify your options and gives you confidence before you commit.
Step 1: Talk to a Reverse Mortgage Plus Advisor Before You Schedule Counseling
The most important preparation step is also the most overlooked: talking to your reverse mortgage broker before counseling. In a free 20–30 minute call with a Reverse Mortgage Plus advisor, you will get a personalized estimate of what you might qualify for, a plain-language explanation of how the loan would work in your situation, answers to your initial questions so counseling focuses on what matters to you, and a tailored list of questions to bring into your session. You are under no obligation to proceed. The goal is simply to ensure that when you speak with your HUD counselor, you are an informed participant — not a first-time learner starting from zero.
Step 2: Understand the Distinction Between Counseling and Brokerage
Your HUD counselor works for an independent, non-profit housing counseling agency. They are not affiliated with any lender or broker and have no financial interest in whether you proceed. Their job is education and your protection. Your reverse mortgage broker (Reverse Mortgage Plus) helps you find the right loan product and guides you through application and closing. These are entirely different roles. Both are valuable — and they work sequentially: counseling first, then application. Reverse Mortgage Plus cannot provide HUD counseling; that must come from an independent agency.
Step 3: Gather Your Documents
Before your counseling session, have these available: most recent mortgage statement (current balance and payment), property tax bill (annual amount), homeowners insurance declarations page (premium amount), rough home value estimate (Zillow or assessor is fine), monthly income total (Social Security, pension, other), and HOA fees if applicable. You do not need tax returns, bank statements, or financial account details for counseling — those come later in the loan application process.
Step 4: Write Down Your Specific Questions and Goals
Do not walk into counseling without a list of written questions. Think about: What are you hoping to achieve with your HECM? (Eliminate a payment? Access cash? Create an emergency reserve?) What concerns do you have? (What happens if I need to leave the home? What does my spouse's situation look like?) What is your timeline? Having clear goals and written questions ensures the counselor addresses what matters most to you — not just the standard curriculum.
Step 5: Schedule Your Counseling Appointment
Use the HUD Counselor Locator at hud.gov or call 1-800-569-4287 to find an approved agency. Request: a HECM/reverse mortgage counseling session, phone format (for convenience and faster scheduling), and a Spanish-speaking counselor if preferred. Appointments are typically available within a few business days. The session fee ($125–$250) is payable directly to the counseling agency — not to your lender or broker.
Step 6: The Session Itself — How to Participate
During the session, be an active participant. Take notes. Ask the counselor to repeat or explain anything unclear. Share your specific situation honestly — the counselor tailors guidance to what you tell them. Work through your question list. If something contradicts what you heard from your broker, note it and raise it afterward. There is no right answer the counselor is looking for — the goal is your understanding.
Step 7: After Counseling — Your Next Steps
After your session, the counseling agency issues your Counseling Certificate. Call your Reverse Mortgage Plus advisor with any follow-up questions from the session. Take a few days to reflect — a reverse mortgage is a significant decision and there is no pressure to rush. If you decide to move forward, your Reverse Mortgage Plus advisor will guide you through the application, financial assessment, FHA appraisal, and closing. If you decide it is not right for you, that is a completely valid outcome of an informed process.
