When to Get a Single-Purpose Reverse Mortgage

It may be a good option if you need funds to pay for home repairs or taxes

Reviewed by Margaret James

If you’ve ever seen an advertisement for reverse mortgages, odds are it involved a home equity conversion mortgage (HECM). These federally insured loan products allow homeowners who are at least 62 years old to convert home equity into cash to pay for things such as basic living expenses, healthcare costs, or a home remodel. While HECMs represent the bulk of the reverse mortgage market, a small segment includes two other types: single-purpose reverse mortgages and proprietary reverse mortgages. Sometimes, a single-purpose reverse mortgage is more beneficial than a HECM.

Key Takeaways

• A reverse mortgage is a type of loan for people age 62 or older that allows homeowners to convert some of their home equity into cash income.
• In a single-use reverse mortgage, borrowers must use these payments for a specific purpose approved by the mortgage lender. 
• These lump-sum advances can be used to pay for property taxes, maintenance, and upkeep of the home.
• Costs associated with single-purpose reverse mortgages tend to be lower than similar options, but finding a lender offering them may be harder.

What Is a Single-Purpose Reverse Mortgage?

Single-purpose reverse mortgages allow homeowners who are age 62 or older to access part of their home’s equity to pay for a lender-approved expense—typically property taxes and necessary home repairs. They provide a one-time lump-sum advance. Most single-purpose reverse mortgages are issued by state and local government agencies and nonprofit organizations.

As with standard HECMs, single-purpose reverse mortgages are not installment loans that you repay through monthly payments. Instead, the entire loan becomes due when you sell the home, move to another primary residence (including an assisted living facility), or die.

Important

Repayment may also be triggered if you stop paying homeowners insurance or if the home falls into disrepair and/or is condemned by the city.

Why Get a Single-Purpose Reverse Mortgage?

In general, single-purpose reverse mortgages are made available to low- to moderate-income homeowners who need help paying for smaller but crucial expenses such as property taxes and home repairs. In many cases, the homeowner may have no other means of covering these expenses, so the single-purpose reverse mortgage can serve an important role in the homeowner’s financial well-being.

Unlike traditional HECMs, homeowners can’t use single-purpose reverse mortgages to pay for things like living expenses, medical bills, or vacations. The funds are always used for a specific, lender-approved reason.

Because of their limited scope that focuses on the home itself, borrowers typically find these easier to obtain and at lower interest rates than other types of reverse mortgages. On the other hand, borrowers may find it challenging to locate lenders who offer these types of loans.

Costs for a Single-Purpose Reverse Mortgage

As mentioned, single-purpose reverse mortgages tend to be less expensive than similar loan products, which is great news if you’re cash-strapped. One reason is that only a small amount of the home equity is tapped, making the loan less risky to the lender.

These loans generally come with no origination fees, no insurance premiums, minimal closing costs (if any), and relatively low interest. Interest is often charged at a fixed rate, so the rates will never go up. Another perk is that the interest on the loan will usually be simple rather than compound interest, which means you will not pay interest on interest, making for lower total payments over the life of the loan.

Warning

Mortgage lending discrimination is illegal. If you think that you’ve been discriminated against based on race, color, religion, sex, age, national origin, marital status, familial status, use of public assistance, or disability, there are steps that you can take. One such step is to file a report with the Consumer Financial Protection Bureau (CFPB) or the U.S. Department of Housing and Urban Development (HUD).

Researching Your Options

While it is often easy to get a standard HECM, finding a single-purpose reverse mortgage can be challenging. That’s because they’re not available everywhere. Still, many state and local governments, nonprofit organizations, and credit unions offer some type of single-purpose reverse mortgage to help you pay for home repairs and property taxes.

The Federal Trade Commission’s Consumer Advice website recommends contacting staff at your local Area Agency on Aging to find out about programs that may be available in your area. Visit eldercare.gov (or call 1-800-677-1116) to find the nearest Agency on Aging, and be sure to ask about “loan or grant programs for home repairs and improvements,” “deferred payment loans,” or “property tax deferral programs.”

If you need help with property taxes, you may also find information about available programs by contacting the local government to which you pay them. It should be able to tell you if there are programs in your area and provide details about how any programs work and what you would need to do to qualify.

If you’re unable to find a single-purpose reverse mortgage in your area, you may want to consider a home equity loan or a home equity line of credit (HELOC). But you must meet minimum credit scores and debt-to-income (DTI) standards, which can be difficult if you’re retired and on a fixed income. Also, one of the biggest perks to the single-purpose reverse mortgage is that there are no monthly loan payments. If you take out a home equity loan or a HELOC instead, that won’t be the case.

Are Single-Purpose Reverse Mortgages Riskier?

All loan products carry risk, but single-purpose reverse mortgages generally have lower fees and more favorable terms and interest rates, making them less risky than more traditional home equity conversion mortgages (HECMs).

For Whom Is a Single-Purpose Reverse Mortgage Ideal?

A single-purpose reverse mortgage can be ideal for someone who needs a set amount of money for a specific purpose (for example, property taxes, roof repairs, and so on) but cannot get approved for other programs or loan products. Potential borrowers should contact the aging services administration in their area to see if they qualify for property tax abatement or home repair services before signing up for a single-purpose reverse mortgage.

Who Should Not Get a Single-Purpose Reverse Mortgage?

Those with the cash to cover what they need—or who want to leave their home free and clear to their heirs—shouldn’t get a single-purpose reverse mortgage.

What Happens to a Single-Purpose Reverse Mortgage When I Die?

Whoever inherits your home will be responsible for paying off the single-purpose reverse mortgage after your passing. The most common way they do this is by using their own funds or applying for a loan product in their own name, such as a HELOC or a mortgage that would pay off the single-purpose reverse mortgage.

The Bottom Line

A single-purpose reverse mortgage may be a good option if you’re an older homeowner who needs help paying for property taxes or necessary home repairs. However, these loans aren’t available everywhere, making them difficult to track down. Still, it can be worth the effort, as single-purpose reverse mortgages are typically a very low-cost option. And, in most cases, no repayment is required as long as you live in your home.