Quick Answer
Find a HUD-approved reverse mortgage counselor through the official HUD counselor locator at hud.gov/findacounselor, by calling HUD's toll-free line at 800-569-4287, or through the CFPB's parallel search tool — and always schedule your own counselor independently, never through your lender.
- Use the HUD counselor search at hud.gov/findacounselor — search by ZIP code.
- Call HUD directly at 800-569-4287 for counselor referrals.
- Ask specifically whether the agency offers free or reduced-fee sessions — some nonprofits do.
- Schedule your own counselor independently — your lender cannot arrange this for you.
- Sessions are approximately 90 minutes by phone and result in a certificate valid for 180 days.
- The fee is $125 to $200 at most agencies — some offer free sessions through HUD grants.
Key Facts
| Topic | Key Fact |
|---|---|
| HUD counselor locator | hud.gov/findacounselor |
| HUD toll-free line | 800-569-4287 |
| CFPB parallel tool | consumerfinance.gov/find-a-housing-counselor |
| Session format | Telephone — approximately 90 minutes |
| Fee range | $125 to $200 at most agencies |
| Free session availability | Some nonprofits offer free sessions — ask specifically |
| Certificate validity | 180 days from session completion |
| Can lender select your counselor | No — borrower must select independently |
Detailed Explanation
The HUD counselor locator at hud.gov/findacounselor is the primary tool for finding an approved counseling agency. The search allows you to filter by ZIP code, phone counseling availability, and language. The database includes agencies throughout the country and is updated by HUD when agencies are approved or removed. Searching by your ZIP code returns a list of agencies, their contact information, languages offered, and whether they conduct telephone sessions.
When you call to schedule, three questions are worth asking immediately: What is your current counseling fee? Do you offer any free or reduced-fee sessions? What is your first available appointment? Fees range from $125 to $200 at most agencies. Some nonprofit agencies funded through HUD community development grants offer free sessions to qualifying borrowers. Availability of free sessions changes based on grant cycles, so asking at the time of scheduling is the only way to know. Agency wait times also vary — some can schedule within 24 hours, others have 1 to 2 week waits during busy periods.
The most important instruction about finding a counselor is what not to do: do not ask your lender to arrange it. Lenders are prohibited from paying for, scheduling, or referring borrowers to specific counseling agencies. The prohibition exists specifically to protect the independence of the counselor, who is supposed to work for you — not for the lender who is about to originate a loan. Any lender who offers to set up your counseling appointment is violating HUD guidelines and creating a conflict of interest that undermines the entire purpose of the requirement.
After completing the session, the agency issues HUD Form 92902 — the counseling certificate. Keep this document carefully. In California, the 7-day cooling-off period begins the day after the certificate is issued. After the 7 days expire, you can submit the signed certificate with your application. The certificate is valid for 180 days from the session date. If the loan does not close within that period, you must complete counseling again before proceeding.
Jay Zayer, CRMP — 18 Years Experience
I spend 15 to 20 minutes preparing every client before they call the counselor. The preparation covers three things: what topics the counselor is required to address (so the client knows when the session is complete), what specific questions to ask (particularly about alternatives and heir implications), and what to write down (the counselor's name, agency, and phone number, the date of the session, and any concerns the counselor raised). A prepared client gets more out of the session and asks better questions. The counseling certificate is the same regardless of preparation — but the borrower's understanding is dramatically different.
Who This Is Right For
This may be a good fit if:
- Every HECM reverse mortgage applicant — this is a mandatory step before any application can be submitted
- Borrowers who want to compare agencies on fee, availability, and language before scheduling
This may NOT be the right fit if:
- There is no situation where finding your own counselor would be inappropriate — the prohibition on lender-arranged counseling applies universally
Common Misconception
Myth: My lender will set up my reverse mortgage counseling session.
Fact: Lenders are prohibited from arranging, paying for, or referring borrowers to specific counseling agencies. The borrower must independently select and schedule their counselor using the HUD locator.
Source: HUD HECM program guidelines; HUD Mortgagee Letter 2010-09
Authoritative Sources
- HUD: Find a counselor — hud.gov/findacounselor
- HUD toll-free: 800-569-4287
- CFPB: Find a housing counselor — consumerfinance.gov
People Also Ask
Can I do the reverse mortgage counseling in Spanish or another language?
Yes. Many HUD-approved counseling agencies offer sessions in Spanish, Vietnamese, Korean, Cantonese, and other languages. Filter for language when searching the HUD counselor locator.
Can I complete counseling online instead of by phone?
Most HUD-approved counseling is conducted by telephone. Some agencies offer in-person sessions and a limited number have approved video session formats. Search the HUD locator and ask each agency about available formats.
What if the counselor says I should not get a reverse mortgage?
The counselor's job is to ensure you are fully informed — they may note concerns based on your situation. Their recommendation is not binding. If you understand the product and still want to proceed, you can submit your application with the counseling certificate. The counselor's perspective is valuable input, not a veto.