Quick Answer
Find a HUD-approved reverse mortgage counselor at hud.gov/findacounselor by searching for agencies in your zip code — and never use a counselor recommended by your lender, because the counselor's independence from the lender is what makes the protection meaningful.
- Search at hud.gov/findacounselor — enter your zip code.
- Never use a counselor your lender recommends — independence is required.
- Phone counseling is available nationally — you do not need a local counselor.
- Cost: $125 to $200 at most agencies.
- Typical availability: 3 to 7 days from scheduling.
- The session takes approximately 90 minutes.
Key Facts
| Topic | Key Fact |
|---|---|
| Primary search tool | hud.gov/findacounselor |
| Independence requirement | Cannot use lender-recommended counselor |
| Phone counseling | Available nationally — no geographic restriction |
| Cost range | $125 to $200 |
| Availability | 3 to 7 days from scheduling at most agencies |
| National phone agencies | Many available — search without zip code for phone-only options |
| Certificate validity | 180 days |
| California agencies | Available in San Diego, Los Angeles, San Francisco, and statewide |
Detailed Explanation
HUD maintains a database of approved housing counseling agencies at hud.gov/findacounselor. Searching by zip code returns a list of local agencies and national phone counseling agencies that serve the area. Both local and national phone counselors are equally valid — the counseling certificate from a national agency is accepted everywhere that a local agency's certificate would be.
The independence requirement means the lender cannot suggest, recommend, or facilitate the choice of counselor. If a lender hands you a list of counselors, do not use it — find your own from the HUD database. This requirement exists because a counselor recommended by the lender might, consciously or not, emphasize information that supports the transaction rather than providing fully objective guidance. The independence is the source of the counselor's value.
Phone counseling has become the dominant format because it eliminates geographic and transportation barriers and typically offers faster scheduling than in-person appointments. Most national phone counseling agencies can schedule sessions within 3 to 5 days of a request. The phone session covers exactly the same curriculum as an in-person session. Spanish-language phone counseling is widely available through national agencies.
Some borrowers with complex situations — significant California-specific planning issues, complicated family structures, or significant cognitive difficulty managing a phone session — benefit from in-person counseling with a local agency where the counselor can see documentation and spend additional time on complex questions. For most borrowers, phone counseling is efficient, comprehensive, and equally effective.
Jay Zayer, CRMP — 18 Years Experience
I direct every client to hud.gov/findacounselor and then I step back. My job is not to select their counselor — that is specifically not my role. What I do is help them think about format preference (phone vs in-person), language preference (Spanish or other language counseling if needed), and preparation (what questions to bring to the session). The client books their own appointment, completes their own session, and receives their own certificate. The independence of that process is exactly what it is supposed to be.
Who This Is Right For
This may be a good fit if:
- Every HECM applicant who needs to schedule the required HUD counseling session
This may NOT be the right fit if:
- There is no situation where independently finding a HUD counselor would be inappropriate
Common Misconception
Myth: You should use the counselor your lender recommends.
Fact: You must find your own counselor independently at hud.gov/findacounselor. Using a lender-recommended counselor undermines the independence that makes the counseling protection meaningful.
Source: HUD counseling independence requirements
Authoritative Sources
- HUD: Find a counselor — hud.gov/findacounselor
- HUD: Counseling independence requirements — hud.gov
- NCHEC: Approved agencies — nhcac.org
People Also Ask
Can I do reverse mortgage counseling by phone?
Yes — and most borrowers do. National phone agencies are HUD-approved and their certificates are accepted everywhere.
How far in advance do I need to schedule HUD counseling?
Most agencies schedule within 3 to 7 days. In California, schedule early because the 7-day cooling-off period begins after the session and delays the application.
Can I do counseling in Spanish?
Yes — Spanish-language counseling is widely available through national phone agencies. Search hud.gov/findacounselor for Spanish-language options.