HUD-Approved Reverse Mortgage Counseling Agencies: How to Find One and What to Expect in 2026

Before any HECM reverse mortgage application can move forward, you must complete a one-on-one session with a HUD-approved housing counselor. This is a federal requirement that has been part of the HECM program since its creation in 1988. The counselor works for you — not the lender — and is required to cover everything from how the loan works to what your alternatives are. Finding the right agency, scheduling efficiently, and arriving prepared makes the difference between a session that genuinely informs your decision and one that feels like a checkbox.

This guide tells you exactly how to find a legitimate HUD-approved counselor, what the major national agencies charge and offer, the eight questions to ask when you call to schedule, and how to spot the difference between a real HUD-approved counselor and a scam. For the full session walkthrough, see our reverse mortgage counseling guide.

The Three Official Ways to Find a HUD-Approved Counselor

There is only one authoritative source for HUD-approved counseling agencies: the federal government's own databases. Use one of these three methods and no other:

1. HUD's official counselor search

Go to hud.gov/findacounselor and enter your ZIP code. The search returns a list of HUD-approved agencies in your area with phone numbers, services offered, and languages available. This is the most current and comprehensive source because it draws directly from HUD's approved agency database.

2. HUD's direct phone line

Call 800-569-4287 to be connected with HUD housing assistance directly. Counselors are available to help you locate approved agencies and in some cases schedule your session. This is the best option for borrowers who prefer to speak with someone rather than use an online search.

3. CFPB counselor locator

The Consumer Financial Protection Bureau maintains a parallel counselor search tool at consumerfinance.gov/find-a-housing-counselor. It draws from the same HUD database and provides an alternative interface if the HUD search is difficult to navigate.

The Major National Agencies Serving California and Arizona Borrowers

These six agencies are the primary options for California and Arizona homeowners. All are HUD-approved, all offer phone counseling, and all are nonprofit organizations. Most can schedule within 24 to 72 hours:

A practical note on local agencies: the HUD locator will also return local housing counseling agencies in your area that may offer in-person sessions and lower fees. Some California and Arizona counties have local nonprofits that offer free or reduced-cost HECM counseling for income-qualifying borrowers. Jay checks local availability for every client who wants an in-person session or the lowest possible fee.

What Does HUD Counseling Actually Cost?

Fees for HUD-approved HECM counseling typically range from $125 to $200 depending on the agency. A few important things to know about the fee:

• You must pay for counseling even if you ultimately decide not to get a reverse mortgage. The fee is for the counselor's time, not the loan.
• Income-based fee reductions are available at many agencies. If the fee is a hardship, ask specifically about waivers or reductions when you call to schedule.
• Some local agencies offer free counseling funded by government grants for income-qualifying borrowers. The HUD locator identifies agencies by service type.
• Payment is typically by credit card or check at the time of the session. Some agencies accept payment in advance online.
• HUD specifically prohibits lenders from paying your counseling fee on your behalf. If a lender offers to cover the cost, that is a compliance violation and a red flag.

Phone vs In-Person: What Is the Difference?

HUD allows counseling to be conducted entirely by phone or video, and the vast majority of California and Arizona borrowers complete their counseling this way. There is no difference in quality, content, or validity between phone and in-person counseling. The certificate issued after a phone session is identical to one issued after an in-person session.

Phone counseling advantages:

• No travel required. Schedule from your home.
• Faster scheduling. National phone agencies typically have appointments within 24 to 72 hours.
• Easier to have family members join. Any family member can listen in on a phone session with your permission.
• Available on your timeline. Evening and weekend appointments are available at some agencies.

In-person counseling may be preferable if you want to review physical documents with the counselor, if you have difficulty using a phone, or if you specifically want to see a local agency. The HUD locator identifies agencies by service type so you can filter for in-person availability in your area.

Eight Questions to Ask When You Call to Schedule

When you call an agency to schedule your counseling session, asking these questions in advance saves time and ensures the session serves your specific situation:

How to Recognize a Legitimate HUD-Approved Counselor

Not everything calling itself 'reverse mortgage counseling' is HUD-approved or legitimate. Here is how to tell the difference:

The simplest verification: look up the agency's name in the HUD counselor search at hud.gov/findacounselor. If the agency does not appear in HUD's database, they are not HUD-approved regardless of what they claim. This search takes 60 seconds and is the most reliable verification available.

What Happens During the Counseling Session

A standard HECM counseling session runs approximately 90 minutes in two parts. Understanding the structure in advance helps you arrive prepared:

Part 1: Intake (approximately 30 minutes)

The counselor collects basic information about you, your property, any existing mortgage, your income and expenses, and your goals for the loan. This portion is information-gathering and sets up the personalized session that follows.

Part 2: Full counseling (approximately 60 minutes)

The counselor covers all topics required by HUD's Housing Counseling Handbook 7610.1: how the HECM works, all fees and costs, your ongoing obligations (taxes, insurance, maintenance), payout options, line of credit growth, heir and estate implications, non-borrowing spouse protections, and financial alternatives to the reverse mortgage.

The counselor will provide or reference a standardized HUD pre-counseling packet during the session. This packet includes amortization projections and a total annual loan cost (TALC) disclosure.

The Certificate: What It Is and How Long It Is Valid

After the session, the counselor issues HUD Form 92902 — the Certificate of HECM Counseling. This document:

• Must be signed by both the counselor and all borrowers
• Is required before any lender can accept your application or order an appraisal
• Is valid for 180 calendar days from the session date
• May be issued electronically (within 24 hours at most national agencies) or by mail (up to one week)
• Does not commit you to any lender or any loan — it simply confirms you completed the educational requirement

Ask specifically about certificate delivery timing when you schedule. If you have a closing target, you need the certificate in hand before the lender can start the appraisal clock. An agency that mails the certificate can add a week to your timeline. See the closing process guide for how counseling fits into the full timeline.

California-Specific Counseling Considerations

California borrowers have two specific counseling considerations that most national content overlooks:

The 7-day cooling-off period

California law requires a mandatory 7-calendar-day waiting period between completing HUD counseling and submitting a loan application. This cannot be waived. When planning your timeline, add at least 8 to 9 days between your counseling session and your loan application submission to account for this California-specific requirement.

Proprietary program coverage

California homeowners between ages 55 and 61 may be considering a proprietary reverse mortgage program rather than the federal HECM. Not all counseling agencies cover proprietary programs thoroughly. When scheduling, ask specifically whether the counselor is familiar with California's age-55 proprietary programs and can discuss the differences between the HECM and proprietary options. If the counselor is not familiar with proprietary programs, consider finding one who is — especially if your age or home value makes a proprietary program relevant.

Expert Perspective: How I Help Clients Prepare for Counseling

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

The counseling session is the most underutilized resource in the reverse mortgage process. Most people treat it as a mandatory box to check. The clients who get the most from it are the ones who treat it as a free consultation with a neutral expert who has no financial stake in their decision.

I speak with every client before they schedule counseling and walk them through what to expect, what documents to have ready, and what questions to bring. By the time they get on the phone with the counselor, they already understand the basics and can spend the session on their specific questions rather than covering ground they could have covered in advance.

The question I tell every client to make sure they ask: what happens to my spouse if they are not on the loan? The non-borrowing spouse protections must be established at closing and cannot be added after the fact. A counselor who is asked this question directly will give a thorough answer that many clients never hear otherwise.

Frequently Asked Questions

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 or use the CFPB counselor locator at consumerfinance.gov/find-a-housing-counselor. Never use a counselor referred or arranged by your lender — always find your own independently.

How much does reverse mortgage counseling cost?

Fees range from $125 to $200 at most HUD-approved agencies. Some agencies offer income-based fee reductions or waivers. Some local agencies offer free counseling for qualifying borrowers. Never pay more than $200 for a standard HECM counseling session. You pay whether or not you ultimately proceed with the loan.

Can reverse mortgage counseling be done by phone?

Yes. Phone counseling is fully accepted by HUD and is the most common format for California and Arizona borrowers. The session content, quality, and resulting certificate are identical to an in-person session. Most national agencies offer phone appointments within 24 to 72 hours.

How long is the reverse mortgage counseling certificate valid?

The HUD Form 92902 counseling certificate is valid for 180 calendar days from the session date. If you do not close a loan within 180 days you must complete counseling again. The certificate does not expire for any other reason — changing your mind, comparing lenders, or taking time to decide does not invalidate it.

Do I need counseling for a proprietary reverse mortgage?

The federal HUD counseling requirement applies specifically to HECM reverse mortgages. Proprietary programs are not federally required to mandate HUD counseling. However, most reputable proprietary lenders require or strongly recommend third-party counseling regardless of the federal requirement. If you are considering a proprietary program in California, ask your lender specifically whether counseling is required and what form it must take.

Action Steps: Schedule Your Counseling Today

1. Go to hud.gov/findacounselor and search by your ZIP code
2. Call 2–3 agencies from the list and ask the eight questions above before scheduling
3. Choose the agency with the fastest availability, appropriate fee, and confirmed phone session format
4. Gather your documents before the session: ID, Social Security number, property address, mortgage statement, insurance declarations, income documentation
5. Call Jay at 760-271-8646 before your session for a free preparation conversation
6. After counseling, provide the signed certificate to your lender and begin the application

Jay walks every client through the counseling process before they schedule. Call Jay at 760-271-8646 or visit reversemortgage.coach to start.

Related reading: Reverse Mortgage Counseling: What to Expect · Reverse Mortgage Closing Process · Reverse Mortgage Scams: How to Protect Yourself

This content is for educational purposes only. Agency fees, availability, and services are subject to change. Verify current information directly with each agency before scheduling. 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.