New Type of Reverse Mortgage Aids Retirees

April 19th, 2012
in econ_news

Econintersect:  Reverse mortgages have been a possible part of retirement house-moneyplanning for many years.  They are a way for retirees to use equity in their home as a source of income payments.  The plans have often functioned in the form of an annuity with fixed monthly payments for the life of the reverse mortgage agreement or with a fixed sum payout at the closing.  Various options for the structure of reverse mortgages – some are discussed below.  Now a new type of reverse mortgage is available that operates more like a home equity line of credit and can be drawn against or repaid depending on circumstances and need.

Follow up:

Here is a general description of s reverse mortgage from the National Reverse Mortgage Lenders Association:

A reverse mortgage is a loan available to people over 62 years of age that enables a borrower to convert part of the equity in their home into cash.

Reverse mortgages were conceived as a means to help people in or near retirement and with limited income use the money they have put into their home to pay off debts (including traditional mortgages), cover basic monthly living expenses or pay for health care. There is no restriction on how a borrower may use their reverse mortgage proceeds.

The loan is called a reverse mortgage because the traditional mortgage payback stream is reversed. Instead of making monthly payments to a lender (as with a traditional mortgage), the lender makes payments to the borrower.

The borrower is not required to pay back the loan until the home is sold or otherwise vacated. As long as you live in the home, you are not required to make any monthly payments towards the loan balance, but you must remain current on your tax and insurance payments.

The Federal Trade Commission provides more specific definitions of the three types of reverse mortgages:

  • single-purpose reverse mortgages, offered by some state and local government agencies and nonprofit organizations
  • federally-insured reverse mortgages, known as Home Equity Conversion Mortgages (HECMs) and backed by the U. S. Department of Housing and Urban Development (HUD)
  • proprietary reverse mortgages, private loans that are backed by the companies that develop them

Single-purpose reverse mortgages are the least expensive option. They are not available everywhere and can be used for only one purpose, which is specified by the government or nonprofit lender. For example, the lender might say the loan may be used only to pay for home repairs, improvements, or property taxes. Most homeowners with low or moderate income can qualify for these loans.

HECMs and proprietary reverse mortgages may be more expensive than traditional home loans, and the upfront costs can be high. That’s important to consider, especially if you plan to stay in your home for just a short time or borrow a small amount. HECM loans are widely available, have no income or medical requirements, and can be used for any purpose.

According to an article in Financial Advisor, nationally known financial advisor Harold Evensky says that a new form of HECM is now approved that does not operate with either a fixed regular payment or a one time settlement. This new reverse mortgage arrangement gives the home owner the option of when and how much at a time is withdrawn from the home equity.  And the arrangement also allows the homeowner to repay withdrawals when that fits the individual’s plan.

Evensky says that the great value of the new structure is that it can enable a retiree to greatly reduce the cash “on-hand” because the availability of the HECM permits the retiree to otherwise avoid having to sell investments at what might be an inopportune time in the market.  Here is how the situation is described by Financial Advisor for the reduction of income that might occur as the result of a bear market:

The use of HECM Savers can reduce the cash reserve that Evensky would recommend a retiree hold from two years of living expenses to six months because there is the HECM money to draw on if needed.

A HECM is also substantially less expensive than reverse mortgages have been, thereby providing a ready pool of capital to tap into when needed at a relatively low cost, he says.

“When markets regain their strength, the mortgage can be paid back,” Evensky adds. “Our studies indicate this will significantly increase the survivability of the portfolio in retirement.

Evensky also believes in what he calls a five-year mantra, since five years is roughly the equivalent of an economic cycle.  Here is a quote from Financial Advisor in that regard:

“Simply put, we don’t believe anyone should be investing funds they may need in the next five years. Otherwise, they may have to sell at the wrong time,” he says. “We replenish the cash-flow reserve as we manage the investment portfolio.

“If someone has $1,000,000 in savings and indicates they want to buy a second home for $100,000 three years from now, we would suggest they carve out $100,000 and put it in cash-flow reserve comprised of short-term bonds and cash and invest the remaining $900,000,” Evensky explains
.

The new HECM structure replaces the need for such carve-outs.

One final note: Another article today in Registered Rep discusses another way that a reverse mortgage can be used in retirement.  It can be used to purchase a home at a big discount.  Here is what that article said:

Let’s say a 65 year-old couple wants to buy a $350,000 home in Palm
Beach, Florida, using a reverse mortgage to make the purchase. 

According to the calculator available at allrmc.com, they would have to
come with $139,730 of their own money—about 40% of the purchase price.

The total initial fees would be $12,680 which, when combined with the
borrowed amount of $210,270, would bring the total of the loan to
$222,950.

That amount will accrue at 4% annually (the current going rate) until
both members of the couple die, or move out of the place for more than
a year. Then the house is sold by the lender.

If the selling price is less than the balance owed, the couple will owe
nothing. But if the sales proceeds exceed the balance owed when the
house is sold, they (or their heirs) will receive the difference.

What is the downside of this arrangement?  If the buyer lives in the hime for many years there may be nothing left at the end.  Because interest is accruing the entire time the balance on the mortgage can become very large, greater than the home can be sold for.  Here is how Registered Rep describes the situation:

The primary risk to using a reverse mortgage to buy a home is due to the interest that is accruing on the borrowed amount.

The longer the owners live and remain in the home, the more likely it is that the amount “owed” on the reverse mortgage will exceed the purchase price, eliminating whatever equity the owners established at the time of purchase.

Take the aforementioned couple buying the place in Palm Beach. If they stay in the place for twenty years, the calculator at allrmc.com says that by that time the loan balance will be about $635,656.

Even if the value of their home rises at, say, 3% per year for those twenty years, at that point it will be worth $637,454. If the couple then gives up the home to the lender, they will have lost the $139,730 they put up as the initial down payment.

 

John Lounsbury

Sources:









Make a Comment

Econintersect wants your comments, data and opinion on the articles posted.  As the internet is a "war zone" of trolls, hackers and spammers - Econintersect must balance its defences against ease of commenting.  We have joined with Livefyre to manage our comment streams.

To comment, just click the "Sign In" button at the top-left corner of the comment box below. You can create a commenting account using your favorite social network such as Twitter, Facebook, Google+, LinkedIn or Open ID - or open a Livefyre account using your email address.











7 comments

  1. optionsgirl says :
    ****-

    Ultimately, you have the same 'ole underwriters: predominately state and federal programs. They'll be taking over tons of these homes, too, if the equity doesn't grow sufficiently to cover the costs. That's not a good thing!
    I have to question why a retiring couple needs a second, $350K house they don't have the cash to fund. I'd say they can't afford it.

  2. Admin (Member) Email says :

    OptionsGirl - - -

    You raise a good point. I want to run some case study analyses to establish what the desirable and less desirable aspects of this use of reverse mortgages are for both lenders and "reversors."

    John

  3. john warren says :
    **---

    With your fascination in real estate, I would think you might not reprint information readily available via the internet, but give several examples of cost, interest rates, etc. especially since these programs are affected by ages, value, and other factors. maybe even a T chart with pros and cons would be helpful.

  4. Admin (Member) Email says :

    Yes John Warren, I hear you. But you are not recognizing the difference between news and analysis.

    What you have read ia a news summary with input from several sources. It is information available on the internet and you could search it out. What we try to do with our news summaries is get several sources summarized and links provided for our readers. Sometimes we provide a short summary of a very long report, as well.

    What you suggest is that case studies be run. That would be analysis and would be posted on our Analysis blog.

    As noted in the reply to OptionsGirl I plan to do that as time is available.

    John Lounsbury

  5. john warren says :

    I certainly understand the difference between marketing and fact. I think most reverse mortgage "deals" are very expensive and of very limited benefit to the borrower as would be readily seen with a simple example of obtaining a reverse by a 62 old on a home valued at $150,000 with $20,000 in existing debt. How much would they benefit?

  6. optionsgirl says :
    ****-

    I appreciate the format you have chosen, John. I like the separation of news and opinion. Congrats to you and Steve for doing a great job with your website.

  7. optionsgirl says :
    ****-

    Dear John Warren:
    The internet is full of reverse mortgage calculators.
    Here is a link so you can obtain an estimate of what a 62 year old could expect from a home valued at 150K with debt of $20K:
    http://rmc.ibisreverse.com/default_nrmla.aspx





 navigate econintersect.com

Blogs

Analysis Blog
News Blog
Investing Blog
Opinion Blog
Precious Metals Blog
Markets Blog
Video of the Day
Weather

Newspapers

Asia / Pacific
Europe
Middle East / Africa
Americas
USA Government
     

RSS Feeds / Social Media

Combined Econintersect Feed
Google+
Facebook
Twitter
Digg

Free Newsletter

Marketplace - Books & More

Economic Forecast

Content Contribution

Contact

About

  Top Economics Site

Investing.com Contributor TalkMarkets Contributor Finance Blogs Free PageRank Checker Active Search Results Google+

This Web Page by Steven Hansen ---- Copyright 2010 - 2016 Econintersect LLC - all rights reserved