Who must attend reverse mortgage counseling?

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Reverse mortgage question

Who must attend counseling?

Every borrower on the HECM must attend counseling, and so must a non-borrowing spouse. Anyone else on title who won't be a borrower generally has to be counseled too. If someone is acting on a borrower's behalf, like a power of attorney, conservator, or guardian, that person attends as well. Family members aren't required, but they're welcome, and I encourage it.

The short version: everyone who will be on the loan, plus anyone whose home it also is, plus anyone signing for someone else.

Who has to be there

Every borrower. If two of you are on the loan, both of you attend.
A non-borrowing spouse. That's a spouse who won't be on the loan, usually because they're under 62. HUD requires them to receive counseling too. This matters, because the counselor walks through what happens to them if the borrower dies or moves into care. See the Non-Borrowing Spouse guide.
Anyone else on title who won't be a borrower, such as a co-owner.
Anyone acting for a borrower. If a borrower can't handle their own affairs, the person with legal authority attends: an attorney-in-fact under a power of attorney, a conservator, or a court-appointed guardian.

Each of these people signs the counseling certificate, HUD form 92902. If someone required is missing, the certificate isn't complete, and the loan can't move forward.

Who's welcome but not required

Your kids. If they're going to have opinions later, it helps for them to hear what you hear now.
Your financial advisor or attorney. Especially if a reverse mortgage is part of a bigger plan.
A trusted friend. Sometimes it just helps to have a second set of ears.

I've always encouraged clients to bring family. Our philosophy is that our clients shouldn't learn anything new during their counseling session, and the same goes for the people who care about them.

How it works

Counseling is with an independent, HUD-approved counselor, not with us or any lender. Most sessions are by phone or video and take about 60 to 90 minutes. If several people need to attend from different places, many agencies can set up a call that works for everyone. Ask when you schedule.

In California, there's a 7-day wait after counseling before a complete application can be taken. See Why do I need to wait 7 days after counseling?

A few special cases

One spouse is in a care facility. If they're a borrower, they still need to be counseled, possibly through a power of attorney if they can't participate. Call us first so we can sort out the right setup.
Separated spouses. If you're legally separated, the counseling and spouse rules get more complicated. See Is my husband required to be on the loan?
Refinancing an existing HECM. Counseling can sometimes be waived, but not in every state, and not if someone new is being added. See Is counseling required for HECM to HECM refinances?

What to do next

Before you schedule, make a list of everyone who needs to attend and check that they're all available. Then see Reverse Mortgage Counseling for how to find a counselor, what it costs, and what to bring. Questions? Call us at 530-888-6000.

Sources

HUD Housing Counseling Program Handbook 7610.1: hud.gov
24 CFR Part 206, Home Equity Conversion Mortgage Insurance: ecfr.gov

ZYNG Mortgage, Inc., NMLS #76801. A reverse mortgage has no required monthly mortgage payments and uses your home's equity. Fees, mortgage insurance and other costs can be added to the loan balance, and the balance grows over time as interest is added, so your equity typically decreases. When the loan becomes due, the home may need to be sold, or the loan repaid from other funds. Interest is not tax-deductible until it is paid, in part or in full. You keep title to your home and must keep paying property taxes, homeowners insurance and upkeep, and meet the other loan terms; not doing so can make the loan due and could lead to foreclosure.

This material is not from HUD or FHA and was not approved by HUD or a government agency.

HECM count at the top of this page: HUD data through September 2026 (source, opens in a new tab).