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Understanding Reverse Mortgages: Key Points and Considerations

Reverse mortgages offer an intriguing financial option for homeowners 62 and older. Unlike standard mortgages where homeowners make payments, reverse mortgages allow them to tap into their home equity and receive payments instead. These payments can be acquired as a lump sum, ongoing monthly installments, or through a credit line.

To qualify, the reverse mortgage must be placed as a first trust deed, meaning any previous loans need to be settled either from other resources or from the reverse mortgage proceeds. The borrowing amount hinges on the borrower's age—the older they are, the more they can borrow, often coupled with a reduced interest rate. However, knowing the intricacies is crucial, as the rules vary concerning the borrower's existing debts.

Upon settling a reverse mortgage, accrued interest becomes due alongside the principal, and potentially, some of this interest could be tax-deductible. Below, we delve into the financial and tax specifics related to reverse mortgages.

Proceeds: Tax and Financial Implications

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  • Taxility: Reverse mortgage payouts, regardless of being in installments, a credit line, or a lump sum, are viewed as loan proceeds by the IRS. Therefore, they are not taxable income.
  • Impact on Social Security and Medicare: As these forms of payment are not considered income, they do not interfere with Social Security or Medicare benefits or any income-based tax provisions.

Interest Deduction Nuances

  • Conditioned Deductibility: The interest on reverse mortgages is deductible only when the loan is fully paid, which usually occurs upon selling the home or the last borrower's passing.
  • Form 1098: This form will be provided in the year the reverse mortgage is closed and interest paid.
  • Loan Usage Restrictions: Interest deductions apply if the proceeds are used for buying, building, or significantly enhancing the home. If used solely for living expenses, deductions are restricted despite loan repayment.
  • Deductible Interest Conditions: Determining deductible accrued interest involves multiple considerations. While equity interest deduction ceased post-2017, if refinancing dealt with home acquisition debt, then prorated interest might be deductible.
  • Interest Deduction Claims: Depending on repayment circumstances, the borrower, estate, or heirs may claim the deduction:
    • Borrower: Applies when settling the loan while residing in the home.
    • Estate: Posthumous repayment by the estate allows for interest deduction on estate taxes.
    • Heirs: If inheriting and repaying the loan, heirs can claim the interest deduction on personal taxes.

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Limitations and Documentation for Deductions

  • IRS Loan Caps: Even with qualifying home improvements, IRS rules limit deductions on accrued interest on home mortgages: $750,000 for post-2017 loans and $1 million prior.
  • Documenting Fund Usage: To secure deductions, maintaining proof like receipts for home improvement expenses is essential.

Affecting Means-tested Benefits

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  • Impact on Medicaid and SSI: Reverse mortgage funds count as assets. Those with means-tested benefits should utilize the funds within the same month to avoid eligibility disruptions.

Obligations of the Borrower

  • Taxes and Insurance: Responsibility for property taxes and homeowners' insurance remains with the borrower. Non-compliance can lead to foreclosure risks.
  • Financial Scrutiny: Before a reverse mortgage approval, lenders assess financial capability to cover ongoing expenses, setting aside funds as necessary.

Heir Considerations

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  • Protection Against Excess Debt: Most reverse mortgages, especially FHA's HECMs, protect heirs from owing more than the home's value; FHA insurance absorbs any deficit.
  • The 95% Purchase Rule: Heirs can purchase the home for 95% of its appraised value or the total loan balance, easing financial burdens.
  • Capital Gains Consideration: Selling a reverse-mortgaged home follows standard capital gains rules, with a stepped-up basis for heirs.

Evaluating Reverse Mortgage Drawbacks

While they offer financial leeway, reverse mortgages have downsides. With accruing interest escalating loan amounts, they diminish equity for both borrowers and heirs. Maintenance, taxes, insurance, and costs like closing fees persist, making reverse mortgages less suitable for short-term residents. It's vital to weigh all facets before proceeding.

For further inquiries, reach out to our expert team, ready to assist with all financial matters regarding reverse mortgages.

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