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By John Krajsa
AFC Reverse Mortgage

My wife sometimes accuses me of beating a dead horse when I argue a point. A few weeks ago we addressed the issue of how waiting too long to use a reverse mortgage can end up costing someone their home. (See our entry from July 5).

At the risk of beating a dead horse, here is another example. For the last several years the homeowners were paying their bills through a combination of social security and other income while drawing down on their savings. Their monthly expenses included a $700 mortgage payment.

When their savings were nearly exhausted, they decided to look into a reverse mortgage. It turned out that the amount they would qualify for in a reverse mortgage was about $7000 less than they owed on their mortgage, and they did not have enough savings left (or access to gift money) to make up the difference, so the reverse mortgage would not be possible.

Had they looked into a reverse mortgage a couple of years ago, they very likely would have had enough savings to make up the $7000 difference. A reverse mortgage would have eliminated their monthly mortgage payment, saving them 12 x $700 or $8,400 per year. They would have had that $7000 difference back in mortgage payment savings in less than a year.

Eliminating monthly mortgage payments with a reverse mortgage is a great way for retired homeowners to preserve cash flow. Had these homeowners gotten a reverse mortgage five years ago, by now they would have saved over $40,000 in mortgage payments. If a homeowner intends to eliminate mortgage payments with a reverse mortgage, doesn’t it make sense to do it sooner rather than later?

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By John Krajsa
AFC Reverse Mortgage

None of us know if we can stay in our home for life. How long we will live, future costs and whether our future income will be sufficient cannot be known, regardless of whether we have a reverse mortgage. A reverse mortgage will always improve cash flow, either by eliminating a mortgage payment, or by providing additional cash, possibly both. If you continue to pay your real estate taxes and homeowner insurance and keep the home in reasonable shape, you can stay in your home as long as you choose. A reverse mortgage has no term or end date.

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By John Krajsa
AFC Reverse Mortgage

The Bethlehem borrower in the PBS Report on our web page said she was “feeling the pinch” of living on a fixed income. By far and away, most borrowers use a reverse mortgage as an additional source of retirement income. A reverse mortgage can replace a conventional mortgage or home equity loan and eliminate mortgage payments. Whether used as additional income or to eliminate mortgage payments, a reverse mortgage always improves cash flow.

Some take an initial advance to buy a car or to pay some bills. Others take an advance each year to pay real estate taxes and/or homeowner insurance. The National Council on Aging “Use Your Home to Stay at Home” program suggests using reverse mortgage proceeds for home modifications, ramps and other necessary expenses so you can stay in your home longer.

Financial advisors are finding reverse mortgages useful as part of a strategy to accomplish a financial objective and/or to save taxes. It is an “additional pot of cash” that will enable a homeowner to stay financially independent for a longer time than would have otherwise been possible.

Finally, new since 2009 is use of a HECM reverse mortgage for home purchase. Homeowners age 62 and over, including those with limited income, can now use a reverse mortgage to finance the purchase of a new home. For example, a couple living in a $300,000 home with a $100,000 mortgage can sell their home and use some of the proceeds as a down payment on a new home. A $150,000 down payment matched with a $150,000 reverse mortgage could result in a likely more accessible $300,000 new home and no more mortgage payments.

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By John Krajsa
AFC Reverse Mortgage

In our last entry we pointed out that in today’s market reverse mortgages come in many shapes and sizes, and so it is difficult, if not impossible, to make a general statement that holds true for all. Many agree that not having to make monthly mortgage payments is a good thing. We know of two homeowners who took the words “last resort” literally and as a result are likely to have to move out of their homes. The facts in the two examples are similar; the numbers used here are to illustrate the case. Homeowners owe $160,000 on a traditional mortgage and would qualify for a reverse mortgage of $170,000 that could be used to pay off their conventional loan and eliminate their mortgage payments. They would also receive a check for $10,000, the amount remaining in the reverse mortgage proceeds after paying off their mortgage.

However, since the homeowners qualify for a home equity loan of $25,000, they decide to take that option. Two years later, they can no longer afford the payments on their conventional mortgage and home equity loan and decide to check out a reverse mortgage. They still qualify for a reverse mortgage of $170,000, but now owe $185,000. Since a reverse mortgage must be in first position and the reverse mortgage amount now leaves them $15,000 short of the funds needed to pay off their existing liens, a reverse mortgage is probably no longer possible. It would only work at this point if they have access to the $15,000 either in savings or as a gift from someone, or if they could convince the home equity loan lender to subordinate behind a reverse mortgage.

If none of those options are available and they cannot afford their mortgage payments, they will likely have to move out of their home. Had they gotten a reverse mortgage in the first instance instead of a home equity loan, they would have eliminated their mortgage payments, would have already saved two years worth of mortgage payments and would likely be able to remain in their home for some time to come. The moral of the story is that one size fits all general advice never works and homeowners who wait to use a reverse mortgage as a “last resort” may have waited too long.

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By John Krajsa
AFC Reverse Mortgage

A reverse mortgage is a type of loan that is distinguishable from other loans primarily by the fact that no monthly mortgage payments are required. There was a time when there was one FHA program with one set of interest rates and fees. But that was years ago. Today rates and fees vary. Some have closing costs that are higher than other loans. Some do not. Many FHA insured reverse mortgages are offered with interest rates, for example, that are below the prime rate. In today’s market monthly adjustable rates in the neighborhood of 2% are frequently available. Today many homeowners are shocked not by the high cost but by how reasonable the cost is in many reverse mortgage programs. So, since there is no “they” regarding reverse mortgages, it makes no sense to make a generalization as to when “they” should be used. In our view, when and where a reverse mortgage makes sense can only be determined on a case by case basis. Telling homeowners when to use a reverse mortgage without any knowledge of their personal situation is not only a bad idea, but can in fact be harmful. See our blog entry next week.

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By John Krajsa
AFC Reverse Mortgage

An FHA insured reverse mortgage, known as a Home Equity Conversion Mortgage or “HECM” is a reverse mortgage that is insured by the Federal Housing Administration, an agency of the Department of Housing and Urban Development. An insurance premium that goes to FHA is included in the loan. The HECM program was set up by the Federal government to help homeowners age 62 and over to stay in their homes. All HECM loans include an FHA insurance premium. The new “Saver” program offers less money in exchange for a lower FHA insurance premium.

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By John Krajsa
AFC Reverse Mortgage

A Federally insured HECM reverse mortgage is available to homeowners age 62 and over. It is intended as a loan for homeowners who plan to stay in their home over the long term, so is probably not appropriate for those planning to sell or move out in the near future. A reverse mortgage is used mostly by those who are equity rich and cash short and would like to tap the equity in their home. A reverse mortgage can have a dramatic effect on available cash. For example, homeowners eliminating a $2000 mortgage payment by getting a reverse mortgage would save $24000 a year, $240000 in 10 years and $480000 in 20 years in mortgage payments.

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By John Krajsa
AFC Reverse Mortgage

Costs for a HECM reverse mortgage include normal closing costs such as title insurance, appraisal, credit report. Many have an up front FHA insurance premium, however the new “Saver” HECM loans do not. Most HECM loans also have an origination fee. In today’s market the origination fee varies depending on the program chosen. In recent months we have seen total HECM closing costs on a $200,000 house range from under $4000 to just over $10000, depending on the program chosen. Because of the protection of the FHA insurance, interest rates for monthly adjustable rate reverse mortgages have historically been below the prime rate, and today are in the neighborhood of 2%. Fixed rate reverse mortgages today are available at rates below 5%.

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By John Krajsa
AFC Reverse Mortgage

The Hospice Foundation of America outlines the following services of hospice:

  • Hospice is a special concept of care designed to provide comfort and support to patients and their families when a life-limiting illness no longer responds to cure-oriented treatments.
  • Hospice care neither prolongs life nor hastens death. Hospice staff and volunteers offer a specialized knowledge of medical care, including pain management.
  • The goal of hospice care is to improve the quality of a patient’s last days by offering comfort and dignity.
  • Hospice care is provided by a team-oriented group of specially trained professionals, volunteers and family members.
  • Hospice addresses all symptoms of a disease, with a special emphasis on controlling a patient’s pain and discomfort.
  • Hospice deals with the emotional, social and spiritual impact of the disease on the patient and the patient’s family and friends.
  • Hospice offers a variety of bereavement and counseling services to families before and after a patient’s death.

To be eligible for hospice a physician must certify the patient to be terminally ill with a life expectancy of six months or less and treatment for a cure is no longer provided.

The focus for the patient has changed to supportive care and quality of remaining life.

Hospice is paid for by private insurance, Medicare or Medicaid Hospice Benefit or personal funds.

Here are the conditions that apply for Medicare Hospice Benefits:

  • You are eligible for Medicare Part A (Hospital Insurance)
  • Your doctor and the hospice medical director certify that you’re terminally ill and have 6 months or less to live if your illness runs its normal course.
  • You sign a statement choosing hospice care instead of other Medicare-covered benefits to treat your terminal illness.
  • You get care from a Medicare-approved hospice program
  • You understand that Medicare will still pay for covered benefits for any health problems that aren’t related to your terminal illness. Medicare.gov

Special benefit periods apply to Medicare hospice care and some services do not apply.

Be sure to understand the rules and requirements of Medicare payment before you commit.

Hospice is available to anyone, regardless of age or illness. If Medicare or private insurance is not available, hospice services may be available for low income individuals through grants or charitable donations. Many hospices are non-profit and will provide services to anyone in need.

Many families or their loved ones’ doctors often wait too long to order hospice. Hospice is a very valuable service and should be ordered at an earlier stage of illness. Many do not consider hospice for Alzheimer’s, degenerative old age or other debilitating illnesses where a person is going downhill fast. They should.

It is unfortunate that many people who died in a hospital emergency room or who received heroic treatments to prolong life in a hospital may have had the alternative of dying at home in familiar surroundings, with family or other loved ones at their side.

When someone is in crisis or appears to be going downhill fast but there really is no hope for recovery, family often call 911 and start a process which can result in great stress and great emotional discomfort. The loved one who is dying ends up in a hospital and may die there or be transferred to a nursing home where death eventually occurs.

When there is no longer hope for prolonging life, especially when this decision is made months in advance, hospice is usually a better alternative to other medical intervention.

The days leading up to the moment of death of a loved one can be rich with meaning and expressions of love. Family and caregivers should allow others to help with the care and daily responsibilities. They need to free themselves from the details of caregiving and instead need to use hospice to allow more time to reminisce, give thanks for a life shared and say goodbye. The above information on hospice was provided by the National Care Planning Council.

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By John Krajsa
AFC Reverse Mortgage

A fairly common use of reverse mortgages is to provide the funds for in home care. Although the money from a reverse mortgage cannot pay for these services indefinitely, reverse mortgage funds when combined with other assets can extend the period of time that such services are available.

In a typical situation the homeowners working with family members get to the point that family and friends can no longer provide the necessary services and an evaluation is made of the available assets. When staying in the home as long as possible is the goal, sale of the home to raise funds is not an option, and consideration is given to borrowing against the home. Conventional financing is usually ruled out since the homeowners are likely not employed, may be the object of the care being obtained, and in any event, cannot qualify for conventional financing. Enter the reverse mortgage, specifically the FHA insured Home Equity Conversion Mortgage (HECM). Since no monthly mortgage payments are required, there is no income test for a reverse mortgage, and, yes, even the homeowner who is the object of the care and may be unemployed and unemployable can qualify for a reverse mortgage. So through a reverse mortgage the home can serve as an additional pot of cash along with other resources to help pay for in home care.

Some of the factors to be considered in choosing a home care service were recently addressed in an article from the National Care Planning Council. More on that next week.

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