Reverse Mortgages: Key Insights for Homeowners and Heirs

A reverse mortgage is a financial arrangement enabling homeowners, often aged 62 or older, to leverage their home equity for cash flow. Unlike conventional mortgages, the lender disburses payments to the homeowner, either as a lump sum, regular disbursements, or a flexible line of credit.

Secured by a first trust deed, reverse mortgages require any prior loans to be settled using either personal funds or the mortgage proceeds. The borrowable amount correlates with the borrower's age—the older the borrower, the higher the eligible amount and the lower the interest rate. Due to the complex nature of these rules, which depend on current debts, it's advisable to consult a CPA experienced in reverse mortgages.

Upon repayment, the accrued interest becomes due along with the principal. In some instances, this interest can be tax-deductible, highlighting key financial considerations.

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Non-Taxable Proceeds

  • Tax Implications: According to the IRS, proceeds from a reverse mortgage are loan receipts and are non-taxable.
  • Implications for Social Security and Medicare: As non-income payments, these proceeds do not impact Social Security or Medicare benefits.

Interest Deductibility Constraints

  • Deductible When Paid: Interest is deductible only upon full repayment, typically upon the sale of the home or the borrower’s passing.
  • Documentation Requirement: A Form 1098 is issued upon settlement, detailing the interest paid.
  • Qualification for Deductions: Deductions apply mainly when loan funds are used for home-related investments as per IRC Section 163(h)(3).
  • Equity Debt Considerations: While equity debt interest is non-deductible post-2017, reverse mortgage refinancing of home acquisition debt may allow partial deduction.
  • Deduction Claimants: Deduction eligibility extends to the borrower, the estate, or heirs, based on payoff conditions and loan purpose.

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Impact on Means-Tested Programs

  • Medicaid and SSI Risks: Funds are assets for eligibility calculations in programs like Medicaid, mandating expenditure within receipt months to avoid disqualification.

Responsibilities of Borrowers

  • Property-Related Costs: Borrowers must manage property taxes and insurance. Negligence may trigger foreclosure.
  • Financial Review: Lenders assess capacity for ongoing expenses. History of defaults may result in fund reservation in a Life Expectancy Set-Aside (LESA).

Considerations for Heirs

  • Non-Recourse Advantage: Reverse mortgages, particularly FHA-insured HECMs, protect heirs from owing more than the property's value.
  • 95% Purchase Option: Heirs can buy the property at 95% of appraised value or outstanding debt, safeguarding against overvaluation losses.
  • Capital Gain Implications: Heirs benefit from a stepped-up basis, potentially minimizing capital gains tax if promptly selling the property.
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Reverse Mortgage Limitations

Despite their financial appeal, reverse mortgages have downsides. They increase debt over time, reducing home equity for borrowers and heirs. Required payments for taxes, insurance, and upkeep are obligatory; neglect may lead to property loss. Additionally, these loans incur higher fees and closing costs than traditional options, making them less appealing for soon-to-move borrowers. Therefore, it's vital to weigh benefits against drawbacks carefully.

For further guidance on reverse mortgages and related tax implications, reach out to our office for specialized advice.

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