Reverse mortgage counseling cost in 2026: how much HUD counseling costs and what's covered

What is a HUD reverse mortgage counseling fee?

What's covered in the counseling session

• How a HECM works — loan structure, rate types, payout options.
• Costs and fees — upfront MIP, origination fee, third-party closing costs, servicing fees.
• Financial implications — Social Security, Medicare, Medicaid/SSI, taxes, estate impact.
• Alternatives — HELOC, cash-out refinance, downsizing, state/local senior programs.
• Consequences of default — property tax, insurance, HOA, and occupancy obligations.
• Non-borrowing spouse rules — Eligible vs Ineligible NBS protections.
• What happens to the home for heirs — non-recourse guarantee and payoff options.

Reverse mortgage counseling cost — FAQ

How much does HUD reverse mortgage counseling cost?

Typically $0–$200 per counseling certificate, with most agencies charging in the $125–$200 range. Many HUD-approved agencies waive or reduce the fee for low-income borrowers using HUD's adjusted-fee guidance. The agency must disclose its fee before the session.

Can the counseling fee be waived?

Yes — HUD permits counseling agencies to waive or reduce fees for borrowers whose income is below HUD-defined thresholds. Ask the agency about its fee-waiver policy before scheduling. Agencies cannot deny counseling based on inability to pay.

Can the counseling fee be paid out of HECM proceeds?

Yes — the counseling fee can be paid in cash before the session, or financed into the HECM at closing (added to the loan balance). Most borrowers prefer to pay up front so it doesn't capitalize into the loan.

How long is the counseling session?

Typically 60–90 minutes. It can be done in person at a HUD-approved agency office or by phone — both methods produce the same certificate.

What does the counselor cover?

HUD requires the counselor to walk through: how a HECM works, the costs and fees, the loan structure and rate types, the financial implications for the borrower's situation, alternatives to a HECM (HELOC, downsizing, etc.), and the consequences of default. The counselor is independent and cannot recommend a specific lender.

How do I find a HUD-approved counselor?

Use HUD's official locator at hud.gov (search 'HECM counseling roster') or call HUD's HECM Counseling Network. Avoid any 'counselor' a lender pushes you toward exclusively — counselors must be independent under HUD rules.

Is the certificate transferable between lenders?

Yes. The HECM counseling certificate is valid for 180 days and can be used with any HUD-approved HECM lender. You don't need to re-counsel if you switch lenders within that window.

Can a spouse or family member attend?

Yes — and we recommend it for any non-borrowing spouse, especially an Eligible Non-Borrowing Spouse. Adult children involved in the decision are also welcome. The certificate is issued in the borrower's name.

Keep learning about reverse mortgages

• HUD counseling overview

  Full session walkthrough.

• Closing process

  Day-by-day HECM timeline.

• Eligibility requirements

  What's reviewed in underwriting.

• Costs and fees

  Full HECM cost breakdown.

• What is a reverse mortgage

  Plain-English overview.

• Talk to a loan officer

  Free, no-obligation conversation.

Where we're licensed — local guides

• Florida reverse mortgage guide

  Statewide HECM rules, OFR oversight, homestead notes.

• Colorado reverse mortgage guide

  Statewide HECM rules and DORA mortgage-broker oversight.

• Naples, FL

  Collier County HECM and jumbo scenarios.

• The Villages, FL

  Active-adult HECM scenarios across Sumter, Lake, Marion.

• Miami, FL

  Miami-Dade condo FHA approval and HECM.

• Denver, CO

  Front Range HECM scenarios.

References & sources

Every statistic, program rule, and regulatory claim on this page is sourced from the primary U.S. government agencies and industry bodies listed below. We never source program facts from competing brokers, blogs, or unverified secondary sources.

1. HUD ML 2010-25 — HECM Counseling Fee Policy
2. HUD — Find a HECM Counselor
3. HUD — HECM Program
4. CFPB — Reverse Mortgages

Source links are maintained by Simply Approved Mortgages and verified periodically. Federal program rules can change — always confirm current-year specifics with HUD, the CFPB, or a HUD-approved counselor before acting on any information on this page.