Learning Center

We keep you up-to-date on the latest tax changes and news in the industry.

Understanding Reverse Mortgages: Essential Insights

A reverse mortgage is a valuable financial tool for homeowners, particularly those aged 62 and above, enabling them to transform a portion of their home equity into liquid assets. This transformation deviates from the conventional mortgage structure, where typically, the homeowner funds the lender. Instead, with a reverse mortgage, the flow of payments is reversed, allowing the lender to distribute funds to the homeowner. These funds can be accessed as a single payout, consistent monthly installments, or as a flexible line of credit.

Securing a reverse mortgage necessitates a first trust deed, meaning prior debts must be settled using other sources or with funds from the reverse mortgage itself. The borrowing capacity correlates with the homeowner's age—the older the borrower, the more funds available and generally at a reduced interest rate. Navigating these options requires careful consideration given the inherent complexities and their dependency on the borrower's outstanding debts.

Upon full repayment of a reverse mortgage, accrued interest is due alongside the principal. While this interest is typically not deductible during the loan’s life, exceptions apply, especially when the usage satisfies certain tax codes.

Proceeds

  • Tax Implications: According to the IRS, reverse mortgage distributions, whether taken as a lump sum, credit line, or regular payments, are non-taxable loans, not income.

  • Influence on Social Security and Medicare: Payments from reverse mortgages do not count as income and thus do not impact Social Security or Medicare provisions.

Interest Deduction Limitations

  • Interest Deductibility Conditions: Interest from reverse mortgages is deductible exclusively upon full loan repayment, aligning with home sale or the borrower’s passing.

  • IRS Form 1098: The interest is officially documented through Form 1098 for tax purposes in the settlement year.

  • Usage of Loan Proceeds and Deductibility: Deduction eligibility is contingent upon using the proceeds for home acquisition or significant renovations as outlined in IRC Section 163(h)(3).

  • Accrued Interest Considerations: Determining deductible accrued interest on a reverse mortgage involves several factors. Interest tied to equity debt is non-deductible post-2017, unless refinancing an acquisition debt, allowing partial interest deduction upon loan settlement.

  • Claiming Deductible Interest: The claimant must have repaid the interest-bearing component and satisfy stipulated conditions:

    • Borrower: If resolved while inhabiting the home, the borrower claims the deduction.
    • Estate: If resolved posthumously via estate, the estate claims the deduction.
    • Heirs: Heirs resolving the mortgage can claim deductions on personal tax returns.

Image 2

Impact on Means-Tested Benefits

  • Medicaid and SSI Eligibility: The transition of home equity to unspent cash via reverse mortgages influences eligibility for benefits like Medicaid and SSI, posing risks that accentuate the need for diligent financial planning.

Ongoing Obligations for Borrowers

  • Maintaining Property Expenses: Borrowers must keep up with property taxes, insurance, and any related costs. Inaction can provoke foreclosure risks.

  • Financial Assessments: Lenders will evaluate prospective borrower's capacity to manage ongoing liabilities. Past delinquencies may necessitate setting aside funds in a Life Expectancy Set-Aside (LESA) account.

Image 3

Considerations for Beneficiaries

  • Heirs’ Liability Limit: Many reverse mortgages, such as FHA-insured Home Equity Conversion Mortgages (HECMs), are non-recourse loans, ensuring heirs owe no more than the home's market value.

  • The 95% Rule: This provision allows heirs to purchase the home at 95% of appraised value or the loan balance, securing them financially from exceeding debts.

  • Handling Capital Gains Tax: Selling inherited homes under a reverse mortgage falls under conventional capital gains taxation, though a "stepped-up" basis minimizes potential liabilities.

The Downsides of Reverse Mortgages

While reverse mortgages offer liquidity and flexibility, they come with downsides. Accumulating interest expands the loan balance over time, diminishing available equity and potentially impacting heirs. Borrowers are still accountable for property taxes, insurance, and general upkeep, with neglect risking foreclosure.

The associated fees and closing costs can exceed those of traditional loans, making reverse mortgages less feasible for imminent relocation plans. Thus, comprehensively weighing both the benefits and limitations of reverse mortgages is imperative.

For further inquiries and assistance, feel free to reach out to our office.

Share this article...

Want our best tax and accounting tips and insights delivered to your inbox?

Sign up for our newsletter.

I confirm this is a service inquiry and not an advertising message or solicitation. By clicking “Submit”, I acknowledge and agree to the creation of an account and to the and .