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Essential Insights on Reverse Mortgages

For homeowners aged 62 and older, a reverse mortgage can serve as a strategic financial tool, allowing them to transform part of their home equity into cash flow. Contrary to a traditional mortgage where payments are made to a lender, reverse mortgage payments flow to the homeowner, structured as a lump sum, monthly disbursements, or a flexible line of credit.

The reverse mortgage is secured by a first trust deed, requiring any outstanding loans to be settled with separate funds or the reverse mortgage proceeds. Eligibility for borrowing is determined by the homeowner's age—the older the borrower, the more advantageous the borrowing terms and interest rates. These intricate rules are influenced by the type of current debt held by potential borrowers.

Paying off a reverse mortgage involves handling accrued interest alongside the loan balance, with certain tax considerations applicable. Explore the following financial and tax implications of reverse mortgages.

Proceeds Insights

  • Non-Taxable Funds: Reverse mortgage payouts—whether a lump sum, credit line, or periodic payments—are classified as loan proceeds by the IRS, exempt from taxable income.

  • Impact on Entitlement Programs: These funds, not being treated as income, do not interfere with Social Security or Medicare benefits or income-based tax provisions. 

Interest Deduction Parameters

  • Timing of Interest Deduction: Unlike in traditional mortgages, interest from reverse mortgages is deductible only when the loan is fully settled, typically upon the home's sale or the last borrower's demise.

  • Form 1098: A Form 1098 will be issued by the lender to document interest paid in the year of the mortgage's resolution. 

  • Usage-Based Deduction Limits: Interest deduction is generally available only if the loan funded home-related improvements (IRC Section 163(h)(3)). For many who utilize these funds for living expenses, interest is not deductible upon repayment. 

  • Accrued Interest Considerations: The deductibility of accrued reverse mortgage interest hinges on multiple factors, particularly post-2017 when equity debt interest ceased being deductible. However, interest can be deducted if the reverse mortgage refinanced existing acquisition debt, proportional to the home acquisition debt.

  • Eligible Claimants of Deductible Interest

    o    Borrower: If the borrower repays the loan while residing in the home, interest deduction applies to them.

    o    Estate: The estate may claim a tax deduction if the borrower dies and the estate settles the mortgage.

    o    Heirs: Heirs settling the mortgage post-inheritance can also claim deductions on personal income tax returns. 

Limitations on Deductibility

  • Debt Ceiling Impacts: Even for qualifying improvements, IRS debt ceilings constrain deductions. Total debt limits affect deductibility for home mortgage interest, set at $750,000 for post-December 15, 2017 loans, and $1 million for earlier ones.

  • Documenting Fund Usage: Deductions require meticulous documentation, such as receipts and invoices, validating reverse mortgage fund application toward home improvements. 

Effect on Means-Tested Benefits

  • Medicaid and SSI Vulnerability: Reverse mortgage funds, regarded as assets, can jeopardize eligibility for means-tested subsidies like Medicaid or SSI. To circumvent this, promptly expending proceeds within the same month of receipt is advised. 

Responsibilities of the Borrower

  • Property-related Expenses: Borrowers remain accountable for property taxes, homeowners’ insurance, and other property-associated expenses. Delayed payments or failure to upkeep can trigger default or foreclosure.

  • Financial Evaluation: Pre-loan approval requires a financial assessment to verify capacity in handling ongoing expenses. Persistent late payments could necessitate a Life Expectancy Set-Aside (LESA) account to manage these costs.

Considerations for Heirs

  • Heir Protections: Notably, most reverse mortgages, including FHA-insured HECMs, are 'non-recourse,' preventing heirs from owing beyond the home's current value despite a higher loan balance. FHA coverage bridges value disparities.

  • The 95% Purchase Rule: Heirs wishing to retain the property can buy it at 95% of its appraised worth or the outstanding loan amount, whichever is less, thus safeguarding them from excessive debt.

  • Capital Gains Tax Implications: Selling an inherited home with a reverse mortgage invokes standard capital gains protocols, whereby heirs benefit from a 'stepped-up' basis, potentially reducing or nullifying tax liabilities if sold promptly post-inheritance. 

Reversing the Drawbacks

Despite their potential for offering financial relief, reverse mortgages tip the scales by accumulating interest, thus inflating the loan balance and curbing both borrower and heir equity. Alongside enduring responsibility for taxes, insurance, and maintenance, neglect can precipitate foreclosure.

Moreover, associated fees and closing costs might surpass those of traditional loans, particularly deterring plans for relocation. As with any major financial decision, weigh both benefits and drawbacks thoughtfully.

For further insights or assistance, contact us at Get Balanced CPA, where expert guidance meets an optimized approach to financial empowerment.

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