Your HUD counseling session is the one part of the HECM process where someone works entirely for you. This free guide helps you make the most of it. 8 pages, plain language, written for homeowners 62+.
Going to a HECM counseling session soon? This guide tells you exactly what to bring, what to ask, and what comes next. 8 pages. Plain language. Written for homeowners 62+.
Why federal law requires it before any HECM can close, who the counselor works for (you, not the lender), and what they're required to cover.
A printable list of everything to gather before your session — income documents, property info, mortgage statements — so you don't have to scramble afterward.
The questions that get you the most useful answers. Including the ones about your heirs, what triggers loan repayment, and what the alternatives look like.
Your certificate, how long it's valid, what the lender needs from you, and realistic timeline expectations from counseling to closing.
A plain-English summary of the non-recourse guarantee, lender failure protection, and what your mortgage insurance premium actually buys.
Is the counselor going to try to talk you out of it? Are they connected to the lender? What's the session actually like? Myths answered.
Your counselor is legally required to cover alternatives to a HECM — downsizing, HELOCs, property tax deferral. Most homeowners learn something new in this conversation.
HUD Requirement §5 / HECM Handbook 4235.1
The counselor cannot be affiliated with your lender in any way. They represent you alone — not the lender, not HomeBridge, not anyone trying to close a loan.
Independent by federal statute
Most sessions can be done by phone. You don't need to travel anywhere. Most national HUD-approved agencies offer weekday and some weekend availability.
Phone sessions fully HUD-compliant
Family members, adult children, or a trusted advisor can join the session with your permission. HUD actively encourages it. The more informed everyone is, the better.
HUD Consumer Fact Sheet