Is There Free Reverse Mortgage Counseling? How to Find It in 2026

Before any HECM reverse mortgage can close, you must complete a mandatory session with a HUD-approved counselor. The session typically costs $125 to $200 — and for many people that is a perfectly reasonable amount for what is often a life-changing financial decision. But if cost is a concern, free or reduced-cost options do exist. Here is exactly how to find them. For standard fee details, see how much does counseling cost.

Where Free Reverse Mortgage Counseling Actually Exists

Free counseling is not widely advertised and is not guaranteed everywhere — but it is genuinely available in the right circumstances. There are five specific pathways:

The honest answer is that free counseling availability changes constantly depending on which agencies currently have active HUD grants and which have income-based waiver funds available. The only reliable method is to call a handful of local agencies and ask directly. Do not assume a free session is unavailable in your area before calling — but also do not count on it being available before you check.

How to Ask for a Fee Waiver or Reduction

Even when an agency charges the standard $125 to $200 fee, a waiver or reduction is often available for income-qualifying borrowers. Most agencies do not advertise this prominently. You have to ask.

When you call to schedule, say exactly this:

Most agency staff will either confirm a waiver is available and walk you through the brief eligibility check, or let you know the agency does not currently have a waiver program and suggest you try a local nonprofit agency instead.

The Important Rule: A Lender Cannot Offer You Free Counseling

This is the single most important caveat about 'free' reverse mortgage counseling. HUD regulations specifically prohibit lenders from paying your counseling fee or arranging your counseling session on your behalf. The entire value of the mandatory counseling requirement rests on the counselor being completely independent from the lender.

What If You Cannot Find Free Counseling?

If free counseling is not currently available in your area and a fee waiver is not offered, the standard fee of $125 to $200 is worth paying. Here is the context that makes it easier to accept:

• The counseling session is the only step in the entire reverse mortgage process where an expert is working exclusively for you — not for the lender, not for the originator, not for anyone with a financial stake in whether you proceed.
• For a financial decision that typically involves $200,000 to $500,000 or more in home equity, $200 for an independent expert review is a very modest cost.
• The session takes approximately 90 minutes by phone. No travel, no in-person appointment needed.
• Most national agencies can schedule within 24 to 72 hours of your call.
• If the fee is genuinely a hardship, be direct with the agency when you call. Most counselors are mission-driven professionals working for nonprofit organizations. They would rather work with you than turn you away over a $125 to $200 fee.

Standard Fees and Who Offers Reductions

For reference, here are the standard fees and reduction policies at the major agencies serving California and Arizona. For a full agency comparison, see our counseling agencies guide.

How to Find Free Local Counseling: Step by Step

1. Go to hud.gov/findacounselor and enter your ZIP code
2. Filter results to show agencies within 25 to 50 miles of your home
3. Look for agencies labeled as local nonprofits or housing counseling agencies rather than large national chains
4. Call each local agency and ask: 'Do you currently offer free or reduced-cost HECM reverse mortgage counseling?'
5. If yes, ask what income documentation is needed and schedule your session
6. If no local free options exist, call a national agency and ask about income-based fee waivers before booking
7. If a waiver is not available and you need to pay, the standard $125 to $200 is the only cost — no additional fees apply

California-Specific Notes

The 7-day cooling-off period

California requires a mandatory 7-calendar-day waiting period between completing HUD counseling and submitting a loan application. This is a state law requirement — it cannot be waived. Factor at least 8 to 9 days between your counseling session date and when you plan to start the application with a lender.

Proprietary program counseling

If you are considering a California proprietary reverse mortgage program — available from age 55 rather than the federal HECM minimum of 62 — confirm when you call that the counseling agency covers proprietary programs. Some agencies focus exclusively on HECM. MMI charges $229 for proprietary counseling versus $199 for HECM. Free or reduced-fee sessions may or may not cover proprietary programs depending on the agency.

Expert Perspective

From Jay Zayer, CRMP — 15 years in California and Arizona:

The fee question comes up often and my honest answer is always the same: if the $125 to $200 is a genuine hardship, call a few local agencies first and ask about waivers — they exist and agencies would rather provide the session than turn someone away. But if the fee is manageable, pay it without stress.

I have never had a client tell me the counseling session was not worth $150. The counselor they sit with has no sales agenda. Nothing is being sold. The only job in that room is to make sure the borrower understands what they are getting into — including the option of not getting a reverse mortgage at all. That kind of unbiased, independent review of a major financial decision is rare and genuinely valuable.

I also walk every client through what to expect before they schedule so they arrive with a prepared list of questions rather than hearing everything for the first time. That combination — preparation plus the counseling session — produces the most informed borrowers I work with.

Frequently Asked Questions

Is reverse mortgage counseling free?

Sometimes. Free HECM counseling is available at some local HUD-approved nonprofit agencies in California and Arizona, typically funded by HUD grants. Most national phone-based agencies charge $125 to $200 but offer income-based fee waivers upon request. The fastest way to find free counseling is to search hud.gov/findacounselor by ZIP code and call local agencies directly to ask.

Can my lender pay for my reverse mortgage counseling?

No. HUD regulations specifically prohibit lenders from paying for or arranging your counseling session. The counselor must be completely independent from the lender. Any lender who offers to cover your counseling fee is violating HUD guidelines. Always find and schedule your own counselor using hud.gov/findacounselor or by calling HUD at 800-569-4287.

What if I cannot afford the counseling fee?

Call a few local HUD-approved agencies in your area and ask specifically about income-based fee waivers or free sessions. Most national agencies also offer reductions for borrowers who cannot afford the standard fee — but you have to ask. If you need to pay the standard $125 to $200, most agencies accept credit card payment at the time of the session.

How do I find a HUD-approved reverse mortgage counselor?

Use the HUD counselor search at hud.gov/findacounselor and enter your ZIP code. You can also call HUD directly at 800-569-4287 to be connected with approved agencies. The CFPB maintains a parallel search tool at consumerfinance.gov/find-a-housing-counselor. Your local Area Agency on Aging at eldercare.acl.gov may also know of free local options. For the full session walkthrough, see our reverse mortgage counseling guide.

Action Steps

1. Search hud.gov/findacounselor by your ZIP code and note the local nonprofit agencies near you
2. Call 2 to 3 local agencies first and ask directly: do you offer free or income-based reduced-cost HECM counseling?
3. If no local free option exists, call a national agency and ask about income-based fee waivers before booking
4. Never accept counseling arranged by your lender — find your own independently
5. Call Jay at 760-271-8646 before your session for a free preparation conversation so you arrive with the right questions ready

Jay walks every California and Arizona client through the counseling process at no charge before they schedule. Call Jay at 760-271-8646 or visit reversemortgage.coach.

Related reading: How Much Does Reverse Mortgage Counseling Cost? · Reverse Mortgage Counseling: What to Expect · HUD-Approved Counseling Agencies

This content is for educational purposes only. Free and reduced-cost counseling availability changes over time and varies by location. Verify current availability directly with each agency. This material is not from HUD or FHA and has not been approved by any government agency. CA DRE #01456165, #01450361 · NMLS #307713 · AZ #1022722.