Before any FHA-approved lender can accept your reverse mortgage application, federal law requires you to complete a one-on-one session with an independent, HUD-approved counselor. This protects you — not the lender. Here is what to expect and how to find a trustworthy agency.
A HECM (Home Equity Conversion Mortgage) is a federally insured reverse mortgage. Because the loan is complex and the stakes are high — your home is involved — Congress wrote counseling into federal law. Before any lender can accept your application, you must complete a private session with a HUD-approved independent housing counselor. The counselor works for a nonprofit counseling agency, not for any lender.
The goal is to make sure you fully understand what you are signing before you sign it. Counselors walk you through how a HECM works, what it costs, what your ongoing obligations are, and what alternatives exist. They are not there to sell you anything — by law, they cannot be paid by, or affiliated with, any lender.
What the counselor covers: The session is structured to give you a complete picture before you decide anything. By federal regulation, every session must include:
After the session, the counselor issues a signed counseling certificate. Your lender must have this certificate on file before your application can be processed. The certificate is valid for 180 days — after that, you must complete another session if you have not closed on a loan.
The session takes about 60–90 minutes for most borrowers. Come prepared with your home's estimated value, information about any existing mortgage balance, and a list of questions. Family members are welcome to join.
All agencies listed below are HUD-approved national intermediaries with established HECM counseling programs. Filter by state to see agencies licensed in your area.
HUD maintains the official, complete list of all approved HECM counseling agencies nationwide. Search by ZIP code or state to find additional options, including local nonprofits and community agencies not listed above. Always confirm current HUD approval before your session.
Search HUD Database →Straight answers to what seniors ask most before scheduling their counseling session.
Yes. Federal law requires every HECM borrower to complete a one-on-one counseling session with a HUD-approved independent counselor before any lender can accept an application. This is not optional and cannot be waived. The counselor must be completely independent — not affiliated with your lender in any way. After the session, you receive a counseling certificate, which the lender must have on file before your application can proceed.
Yes — you have the right to choose any HUD-approved HECM counselor regardless of what your lender suggests. Your lender may provide a list of approved agencies, but you are under no obligation to use any agency they recommend. In fact, you should pick independently to ensure the counselor represents your interests, not the lender's. The agencies listed on this page are all HUD-approved national intermediaries with strong track records.
No. Your lender cannot choose your counselor — they can only provide a list of HUD-approved agencies in your area. Choosing an agency off that list is fine, but you have every right to find your own counselor from the HUD database. HomeBridge always recommends selecting a counselor independently to protect your interests.
Counseling fees ($125–$250 typical) may be waived for low-income borrowers. Ask the agency directly when you call — most HUD-approved counselors are required to provide counseling regardless of ability to pay. If cost is a concern, mention it upfront. The fee can also sometimes be rolled into closing costs, though it cannot be paid from HECM proceeds before closing.
Yes. Phone counseling is fully accepted by HUD and is how most HECM borrowers complete their session. You do not need to travel or meet anyone in person. Most national agencies offer phone sessions on weekdays and some offer weekend availability. Your certificate is valid whether the session is done in person, by phone, or online.
Yes — and HUD encourages it. Family members, adult children, a financial advisor, or a trusted friend can participate in the counseling session with your permission. Having a trusted person present can help you remember details and ask questions you might not think of alone. The counselor is there to inform and protect you, not sell anything.
Most sessions run 60–90 minutes. The counselor covers how HECMs work, what they cost, your obligations as a borrower (taxes, insurance, maintenance), alternatives to a reverse mortgage, and your rights. Come prepared with your home's estimated value, information about any existing mortgage, and questions. The more prepared you are, the more useful the session will be.
Your HECM counseling certificate is valid for 180 days (6 months) from the date of issuance. If you do not close on a HECM within that window, you will need to complete another counseling session. Plan accordingly — the lender also needs time to process your application before the certificate expires.
A HUD-approved HECM counselor is required to cover: how a HECM works and the financial implications; your obligations (taxes, insurance, maintenance); alternatives to a HECM (downsizing, home equity loan, property tax deferral programs); what happens to the loan when you pass away or move; and your rights as a borrower. The session is educational — the counselor does not recommend whether or not you should get a HECM.
No. HomeBridge is an independent educational resource. We are not a HUD-approved counselor, a lender, or a broker. We do not provide counseling and we do not charge any fees. This directory is provided as a free public service to help seniors find accredited, independent counseling agencies. Always verify an agency's current HUD approval status at hud.gov before your session.
If you have your counseling certificate in hand, you are ready for the next step. Complete a free pre-qualification — no credit check, no obligation.