Reverse Mortgages: Background and Issues

Reverse Mortgages: Background and Issues Bruce E. Foote Analyst in Housing Policy February 22, 2010 Congressional Research Service 7-5700 www.crs.gov RL33843 CRS Report for Congress Prepared for Members and Committees of Congress Reverse Mortgages: Background and Issues Summary Since the 1970s, parties have sought to create mortgage instruments that would enable elderly homeowners to obtain loans to convert their equity into income, while providing that no repayments would be due for a specified period or, ideally, for the lifetime of the borrower. These instruments have been referred to as reverse mortgages, reverse annuity mortgages, and home equity conversion loans. Reverse mortgages are the opposite of traditional mortgages in the sense that the borrower receives payments from the lender instead of making such payments to the lender. Reverse mortgages are designed to enable elderly homeowners to remain in their homes while using the equity in their homes as a form of income. In general, reverse mortgages may take one of two forms: term or tenure. Under a term reverse mortgage, the borrower is provided with income for a specified period. Under a tenure reverse mortgage, the borrower is provided with income for as long as he or she continues to occupy the property. For borrowers, the most risky reverse mortgage is the term reverse mortgage. Borrowers have been reluctant to enter such mortgages because at the end of the loan term the borrower would likely have to sell the home and move. For lenders, the most risky reverse mortgage is the tenure reverse mortgage. Lenders have been reluctant to originate such mortgages because the borrower is guaranteed lifetime income and lifetime occupancy of the home. This is risky because the mortgage debt grows over time, and the debt could exceed the value of the home if the borrower lives longer than his or her life expectancy. The use of tenure reverse mortgages has grown in recent years due to the availability of an Federal Housing Administration (FHA)-insured reverse mortgage. Under the FHA program, the risk of the borrower living too long is shifted to the federal government. Under prior law, FHA-insured reverse mortgages were subject to the FHA mortgage limit for the area in which a property is located. The Housing and Economic Recovery Act of 2008, P.L. 110289, established a mortgage limit equal to the conforming loan limit for the Federal Home Loan Mortgage Corporation (Freddie Mac). Present law limits the aggregate number of FHA-insured reverse mortgages to 275,000 loans, and that limit has been exceeded. Notwithstanding the limit in present law, the Consolidated Appropriations Act, 2010, P.L. 111-117, provided that FHA may continue to insure HECMs through September 30, 2010. This report will be updated as deemed necessary in response to changes in law or regulation. Congressional Research Service Reverse Mortgages: Background and Issues Contents Introduction ................................................................................................................................1 The Evolution of Reverse Mortgages ..........................................................................................2 Sale-Leaseback Transactions .................................................................................................2 Reverse Annuity Mortgage....................................................................................................3 Reverse Mortgage .................................................................................................................5 Current Reverse Mortgage Plans .................................................................................................6 The Home Equity Conversion Mortgage Program (HECM)...................................................7 The Home Keeper Mortgage .................................................................................................8 The Cash Account Plan .........................................................................................................9 Senior Equity Reverse Mortgage......................................................................................... 10 Choosing Among the Plans ....................................................................................................... 10 Using Reverse Mortgages for Long-Term Care.......................................................................... 12 Funding Long-Term Care Directly ...................................................................................... 12 Funding Long-Term Care Insurance .................................................................................... 13 Issues for the Elderly................................................................................................................. 14 Downsizing......................................................................................................................... 14 Selling and Renting............................................................................................................. 14 Finding Tenants................................................................................................................... 14 Reverse Mortgage ............................................................................................................... 14 Issues for Congress ................................................................................................................... 16 Potential Federal Liability ................................................................................................... 16 HECM Loan Limit.............................................................................................................. 16 Long-Term Care Insurance.................................................................................................. 18 Number of HECM Loans .................................................................................................... 18 Aging in Place .................................................................................................................... 18 References ................................................................................................................................ 19 Tables Table 1. Comparison of Monthly Reverse Annuity Mortgage Benefits .........................................4 Table 2. Payment Options Under a $100,000 Term Reverse Mortgage .........................................6 Table 3. Payment Options Under Reverse Mortgage Programs by Age of Youngest Homeowner ........................................................................................................................... 11 Table 4. Comparison of Reverse Mortgage Benefits to a Homeowner in Albany, NY ................. 11 Table 5. Comparison of Reverse Mortgage Benefits to a Homeowner in Glendale, CA ............. 12 Table 6. HECM Loans by Fiscal Year ........................................................................................ 17 Contacts Author Contact Information ...................................................................................................... 20 Congressional Research Service Reverse Mortgages: Background and Issues Introduction According to the American Housing Survey (AHS), there are about 18.3 million elderly homeowners (age 65 or older) and the median value of their homes is $168,654.1 About 12.5 million of the elderly homeowners (more than 68%) have no mortgage debt.2 For many of the elderly homeowners, the equity in their homes represents their largest asset. Many elderly homeowners find that although inflation has increased the value of their homes, it has also eroded the purchasing power of their fixed incomes. They find it increasingly difficult to maintain their homes while also paying for needed food, medical, and other expenses. Because of their low incomes, many may be unable to qualify for loans to pay for unexpected expenses. “House rich and cash poor” is the phrase often used to describe their dilemma. One option is to sell the home and move to rental housing or purchase a lower-cost home. For a variety of reasons, however, many older Americans prefer to remain in the homes in which they may have spent most of their working years. Since the 1970s, academics and housing advocates have sought to create mortgage instruments that would enable elderly homeowners to obtain loans to convert their equity into income, while providing that no repayments would be due for a specified period or, ideally, for the lifetime of the borrower. These instruments have been referred to as reverse mortgages, reverse annuity mortgages, and home equity conversion loans. Generally, when a borrower obtains a mortgage, a lender advances a lump-sum payment to or on behalf of the borrower, and the borrower becomes committed to making a stream of monthly payments to repay the loan. With the reverse mortgage, the lender becomes committed to making a stream of payments to the borrower, and such payments are repaid to the lender in a lump sum at some future date. Thus, reverse mortgages are the opposite of traditional mortgages in that the borrower receives payments from the lender instead of making such payments to the lender. Reverse mortgages are designed to enable elderly homeowners to remain in their homes while using the equity in their homes as a form of income. Although reverse mortgages are a small part of the total mortgage market, their use has increased substantially in recent years. This report discusses the evolution and history of reverse mortgages, compares reverse mortgage products currently available, discusses the potential use of reverse mortgages as a way to finance long-term care, and raises a number of issues for policymakers and the elderly (aged 65 or older). 1 U.S. Census Bureau, American Housing Survey for the United States: 2007, Current Housing Reports, Series H150/07. Washington, DC, September 2008, p. 474. 2 U.S. Census Bureau, American Housing Survey for the United States: 2007, Current Housing Reports, Series H150/07, Washington, DC, September 2008, p. 478. Congressional Research Service 1 Reverse Mortgages: Background and Issues The Evolution of Reverse Mortgages Sale-Leaseback Transactions Under a sale-leaseback transaction a property is sold to a buyer who simultaneously leases the property to the seller. Often, sale-leaseback transactions are used by businesses that seek to raise working capital by selling and leasing back some property that is used in the trade or business. The technique enables firms to raise capital and avoid high borrowing costs. Capital that was formerly frozen in real estate assets can be used to generate a higher rate of return in the business itself. If the business obtained a mortgage against the property, the mortgage would cover only 75 to 80% of the market value of the property. Through the sale-leaseback transaction, the business can obtain cash for 100% of the value of the property (less transaction costs) and still maintain use and possession of the property. In the 1970s, some advocates suggested sale-leaseback transactions as a way for elderly homeowners to convert the equity in their homes into a source of income. Under this plan, the elderly homeowner would sell the home and lease it back from the new owner. The seller could retain the right of occupancy for life or for a fixed number of years. In either case, the seller would become a renter of the home that he or she formerly owned. The burden of property taxes, home insurance, and repair and maintenance costs would rest with the new owner. It is argued that these costs make it difficult for elderly homeowners to remain in their homes or cause them to make trade-offs between making home repairs and taking care of necessities such as food and health care. Such trade-offs may result in the elderly having owneroccupied but substandard property. Under a sale-leaseback plan, the owner/investor would be paying the operating costs of the property and be eligible for the associated tax write-offs. Proponents hold that the elderly would remain in well-maintained homes without the financial burden of such maintenance. The sale-leaseback plan is a complicated form of equity conversion because of the number of variables that must be negotiated between the buyer and seller. The parties must negotiate the sales price, downpayment, loan term, and lease agreement. The items are interrelated and may affect the net benefit of the transaction to the elderly homeowner. A few programs were initiated. Under the so-called “Grannie Mae” program, a company would arrange for the children or grandchildren to purchase and leaseback the home of the elderly person. 3 Under another plan, the Fouratt Senior Citizen Equity Plan, the leaseback payments took two forms: a promissory note (mortgage) and a deferred annuity.4 The promissory note would provide for monthly payments to the seller over a term equal to the greater of the seller’s life expectancy or 10 years. When the payments from the promissory note ended, the annuity would make the same payments for the lifetime of the seller. 3 “Q and A on Grannie Mae,” Home Equity News, National Center for Home Equity Conversion, No. 8, June 1984, p. 3 Sloan, Katrinka Smith. “New Developments in Home Equity Conversion.” The Real Estate Finance Journal, vol. 3, issue 4, March 1988, p 44. 4 Congressional Research Service 2 Reverse Mortgages: Background and Issues Only three Grannie Mae loans were made. There was interest in the Fouratt program but no loans were ever made. Sale-leaseback transactions are still being suggested as an option for elderly homeowners. Data are not available on whether homeowners are choosing that option. Reverse Annuity Mortgage The reverse annuity mortgage is another concept that was suggested in the 1970s by advocates of reverse mortgages. Under a reverse annuity mortgage (RAM), equity in the home is used as security for a loan. An annuity is purchased with the loan proceeds and the borrower receives monthly annuity income, less mortgage interest. The borrower pays only interest on the loan— repayment of the principal is deferred until the death of the owner, the sale of the property, or some prescribed date. Table 1 shows the net annuity that would be available under a RAM to a female homeowner for a range of ages and interest rates. The age shown is the borrower’s age when the loan was taken. It is assumed that a borrower obtains a $200,000 interest-only mortgage on the property and uses the proceeds to purchase an annuity. That means that the loan balance will always be $200,000. Upon the death of the borrower, the sale of the property, or some prescribed date, the borrower or the borrower’s heirs would owe the lender $200,000. For a 55-year-old borrower the annuity would be $1,062 monthly. If interest rates are 5%, the lender would deduct $833 from the annuity and forward the borrower a net annuity of $229. If interest rates are 12%, the interest payment would be greater than the annuity payments so the borrower would owe the lender $938 (a net annuity of $-938). This would defeat the purpose of entering into a RAM. The table shows that rising interest rates are a risk for homeowners and that the interest rate risk is greater for younger borrowers. For 55 and 60-year-old borrowers, the net annuity would become negative when interest rates are at 7% or higher. The net annuity would become negative at 8% for 65-year-olds, 9% for 70-year-olds, 10% for 75-year-olds, and 12% for 80-year olds. But RAMs may become a bad financial choice long before the net annuity becomes negative. For example, the net annuity becomes negative at 9% for a 70-year old, but would it make economic sense for a 70-year-old to mortgage the home and only receive a net income of $380 monthly when interest rates are 6%? For the homeowner, another risk of the RAM is that the borrower may die too soon. Suppose a 75-year old female obtained a RAM and died after receiving 12 payments. The estate would owe $200,000, even though the owner only received $19,332 in gross benefits. Of course, the owner could have purchased an annuity with a 10 years certain option or cash refund option. The 10 years certain option provides that if the annuitant lives less than 10 years after the plan is issued, the payments would continue to the beneficiary’s estate until the 10 year period is completed. The cash refund option provides that if the total payments to the annuitant are less than the original premium (in this example, $200,000) the beneficiary would receive the balance in a lump sum. These options reduce the monthly annuity payments and thereby reduce the financial viability of the RAM. Under RAMs, the risks for lenders are that the owner may live too long (mortality risk). The purchase of the annuity shifts the mortality risk to an insurance company. Congressional Research Service 3 Reverse Mortgages: Background and Issues Table 1. Comparison of Monthly Reverse Annuity Mortgage Benefits Age of Homeowner 55 60 65 70 75 80 $1,062 $1,114 $1,243 $1,380 $1,611 $1,937 at 5% 833 833 833 833 833 833 Net Annuity 229 281 410 547 778 1,104 1,000 1,000 1,000 1,000 1,000 1,000 62 114 243 380 611 937 1,167 1,167 1,167 1,167 1,167 1,167 -105 -53 76 213 444 770 1,333 1,333 1,333 1,333 1,333 1,333 -271 -219 -90 47 278 604 1,500 1,500 1,500 1,500 1,500 1,500 -438 -386 -257 -120 111 437 1,667 1,667 1,667 1,667 1,667 1,667 -605 -553 -424 -287 -56 270 1,833 1,833 1,833 1,833 1,833 1,833 -771 -719 -590 -453 -222 104 2,000 2,000 2,000 2,000 2,000 2,000 -938 -886 -757 -620 -389 -63 Gross Annuitya Less Interest:b at 6% Net Annuity at 7% Net Annuity at 8% Net Annuity at 9% Net Annuity at 10% Net Annuity at 11% Net Annuity at 12% Net Annuity Source: Calculations by CRS using annuities generated at http://www.immediateannuities.com. a. Monthly payment to a female on a $200,000 immediate annuity. b. Monthly interest due on a $200,000 interest-only mortgage. Though the concept appeared promising, CRS is aware of only one program that offered RAMs, though they were not marketed as such. In the 1990s, Homefirst, a subsidiary of Transamerica Corporation, offered a reverse mortgage plan in many parts of the country. Under the so-called “Lifetime” plan the borrower would receive monthly loan advances for a specified number of years. A deferred annuity was purchased from Metropolitan Life Insurance Company on behalf of the borrower, and it would begin lifetime monthly annuity payments once the borrower received the last loan advance. The borrower would receive lifetime income regardless of whether they continued to occupy the property. By the late 1990s, there were several complaints regarding the reverse mortgages from Homefirst. An extreme example is illustrated by the case of a New York woman. She took out a reverse mortgage and received loan advances until she died after receiving 32 monthly payments. When her home was sold a few months later, Financial Freedom (Homefirst) demanded more than Congressional Research Service 4 Reverse Mortgages: Background and Issues $765,000 as repayment under the terms of the reverse mortgage. The monthly payments she had received during the life of the loan totaled about $58,000.5 As a result of this case and similar cases, three class action lawsuits were filed against Transamerica HomeFirst, Inc., Transamerica Corporation, Metropolitan Life Insurance Company, and Financial Freedom Senior Funding Corporation. The cases were combined and settled before a single judge in the Superior Court of California in San Mateo County under Judicial Council Coordination Proceeding No. 4061. The above example illustrates the risks to borrowers and lenders of reverse annuity mortgages. Financial Freedom no longer offers the “Lifetime Plan.” Instead, it offers the “Cash Account Plan” as a proprietary reverse mortgage product, and that plan is discussed in a section below. Reverse Mortgage In general, reverse mortgages may take one of two forms—term or tenure. Under term reverse mortgages the borrower is provided with income for a specified period. Under tenure reverse mortgage the borrower is provided with income for as long as they continue to occupy the property. From the lender’s perspective, reverse mortgages are deferred-payment loans. The lender makes a stream of payments (or a lump-sum payment) to the homeowner and expects repayment at some future date. The repayment is predicated upon the sale of the home at some price which exceeds the debt that has accumulated against the home. The largest risk the lender faces is the risk that over time the outstanding debt may grow to be greater than the property value. This may be referred to as collateral risk. Collateral risk is partly determined by the type of reverse mortgage. The least risky reverse mortgage is the term reverse mortgage under which payments stop after a specified number of years. Payments to the homeowner are calculated so that the loan reaches a target balance at the predetermined period. That target balance is less than 100% of the property value when the loan was originated. As long as the property has not depreciated during the period, the lender is assured that sale of the property will provide sufficient funds to repay the loan. For lenders, the most risky reverse mortgage is the tenure reverse mortgage because the borrower is guaranteed lifetime income and lifetime occupancy of the home. In this case, the collateral risk may be significant if the age of entry is too low, if property appreciation rates are overestimated, or if occupant survival rates are underestimated. In general, prior to the 1990s lenders were only willing to make term reverse mortgages. The payment options under these term reverse mortgages are relatively easy to calculate—all that is needed is the interest rate, the term of the loan, and the end-of-term loan balance. With these factors it is a simple matter to calculate the monthly payment that would cause the loan balance to grow to the specified amount over the specified term. As shown in Table 2 for example, the monthly payment to a homeowner seeking a $100,000 reverse mortgage at a 6.5% interest rate would be $594 for a 10-year term, $943 for a seven-year term, $1,415 for a five-year term, and 5 Kenneth R. Harney, “Settlement Shows How Costly Reverse Mortgages Can Be,” Washington Post, February , 2003, p. H3. Congressional Research Service 5 Reverse Mortgages: Background and Issues $2,523 for a three-year term. Table 2 also shows the maximum cash advance that will grow to a loan balance of $100,000 over the given terms. The age of the homeowner is not a factor in term reverse mortgages, homeowners would receive the same income regardless of age. If the owner lives longer than the loan term, the home would have to be sold to pay off the debt. This feature, however, made term reverse mortgages unattractive to homeowners who faced the prospect of having to sell their homes at a specified date, and to lenders who faced the prospect of risking their reputations by forcing such sales. For these reasons there have been few takers for term reverse mortgages. Table 2. Payment Options Under a $100,000 Term Reverse Mortgage Loan Term Monthly Payments ($) Cash Advance ($) 10 years 594 52,296 7 years 943 63,523 5 years 1,415 72,316 3 years 2,523 82,327 Source: Calculations by CRS. Note: This example assumes that the interest rate is fixed at 6.5% and that there are no transaction costs. Recent Reverse Mortgage Plans Over time three major reverse mortgage products became available to consumers in the U.S. They are the Home Equity Conversion Mortgage Program (HECM), the Home Keeper reverse mortgage, and the Cash Account Plan. At present, a relatively new reverse mortgage, the “Senior Equity Reverse Mortgage,” is only available in Arizona, California, Delaware, the District of Columbia, Florida, Georgia, Maryland, North Carolina, South Carolina, Texas, and Virginia. All of the plans provide the borrower with lifetime occupancy of the home—“tenure” reverse mortgages. The availability of tenure reverse mortgages is likely the cause of the dramatic growth of reverse mortgages in the past few years. These tenure reverse mortgages also provide the borrower with flexibility on how the income from the mortgage is received. A borrower may receive monthly payments as long as the property is occupied by the borrower. The borrower may receive a line of credit which grows at some specified annual rate and upon which the borrower may make draws as needed. The borrower may choose to receive a large up-front cash advance. Or the borrower may choose any combination of the above, such as a smaller cash advance, a line of credit, and monthly income. The following sections discuss and compare these reverse mortgage products. Congressional Research Service 6 Reverse Mortgages: Background and Issues The Home Equity Conversion Mortgage Program (HECM) The Housing and Community Development Act of 1987 (P.L. 100-242) authorized the Home Equity Conversion Mortgage Program (HECM) in the Department of Housing and Urban Development (HUD) as a demonstration program. It was the first nationwide reverse mortgage program which offered the possibility of lifetime occupancy to elderly homeowners.6 As noted above, such mortgages are referred to as tenure reverse mortgages. The borrowers must be elderly homeowners who own and occupy their homes.7 The interest rate on the loan may be fixed or adjustable.8 The homeowner and the lender may agree to share in any future appreciation in the value of the property.9 The program has been made permanent and the law was amended to permit its use for one-to four-family residences if the owner occupies one of the units. 10 The borrower can choose from five payment plans: • Tenure—equal monthly payments as long as at least one borrower lives and continues to occupy the property as a principal residence. • Term—equal monthly payments for a fixed period of months selected by the borrower. • Line of Credit—installments at times and in amount of borrower’s choosing until the line of credit is exhausted. • Modified Tenure—combination of line of credit with monthly payments for as long as the borrower remains in the home. • Modified Term—combination of line of credit with monthly payments for a fixed period of months selected by the borrower. Prior law provided that the HECM loan may not exceed the Federal Housing Administration (FHA) mortgage limit for the area in which the property is located. The Housing and Economic Recovery Act of 2008, P.L. 110-289, establishes a national HECM limit equal to the conforming loan limit for the Federal Home Loan Mortgage Corporation (Freddie Mac). The mortgage must be a first mortgage, which, in essence, implies that any previous mortgage must be fully repaid either prior to the HECM or from the initial proceeds of the HECM. Prior to obtaining a loan, borrowers must be provided with counseling by third parties who will explain the financial implications of entering into home equity conversion mortgages as well as explain the options, other than home equity conversion mortgages, that may be available to elderly homeowners. To prevent displacement of the elderly homeowners, HECMs must include terms that give the homeowner the option of deferring repayment of the loan until the death of the homeowner, the voluntary sale of the home, or the occurrence of some other events as prescribed by HUD regulations. The borrowers may prepay the loans without penalty. 6 The mortgages were not initially available in Texas because state law prohibited reverse mortgages. Texas law has been subsequently amended to permit reverse mortgages. 7 If the property has multiple owners, the youngest owner must be at least 62 years of age. 8 Virtually all of the HECM loans are sold to the Federal National Mortgage Association (Fannie Mae). Since lenders generally make HECM loans with the intention of selling them to Fannie Mae, and since Fannie Mae only buys HECM loans that have adjustable rates, all HECM loans are made with adjustable interest rates. 9 Fannie Mae will not buy HECM loans that feature equity sharing, so none are made with this feature. 10 Section 593 of P.L. 105-276. Congressional Research Service 7 Reverse Mortgages: Background and Issues Borrowers are required to purchase insurance from FHA. The insurance serves two purposes: (1) it protects lenders from suffering losses if the final loan balance exceeds the proceeds from the sale of a home, and (2) it continues monthly payments to the homeowner if the lender defaults on the loan. At loan origination borrowers are required to pay an up-front mortgage insurance premium (MIP) of 2% of the maximum mortgage amount. In addition, borrowers pay an annual insurance premium of 0.5% of the loan balance. Borrowers do not directly pay the insurance premiums. Instead, lenders make the payments to FHA on behalf of the borrowers and the cost of the insurance is added to the borrower’s loan balance. A lender may choose either the assignment option or the coinsurance option when originating the loan. Under the assignment option, HUD will collect all the MIP and the lender may assign the loan to HUD at the point that the loan balance equals the maximum HUD claim amount for the area. Under the coinsurance option, the lender may keep part of the MIP and forfeit the right to assign the case to HUD. To date, data indicate that all lenders have chosen the assignment option. By choosing this option, effectively, lenders are shifting the collateral risk to HUD. The American Homeownership and Economic Opportunity Act of 2000 (P.L. 106-569) amended the National Housing Act (12 USC 1715z-20) to waive the up-front insurance premium provided that the HECM proceeds are used to pay for long-term care insurance. The regulations to implement this change have never been finalized. This provision was eliminated by Section 2122 of P.L. 110-289. When the home is eventually sold, HUD will pay the lender the difference between the loan balance and sales price if the sales price is the lesser of the two. The claim paid to the lender may not exceed the lesser of (1) the appraised value of the property when the loan was originated, or (2) the maximum HUD-insured loan for the area. The Federal National Mortgage Association (Fannie Mae) has been purchasing the home equity conversion mortgages originated under the program. The Home Keeper Mortgage Since November 1996, Fannie Mae had also been offering its own reverse mortgage product: the “Home Keeper Mortgage.” This was the only conventional reverse mortgage that was available on a nationwide basis. Private lenders have developed proprietary reverse mortgage products but they are generally only available in a few states. In September 2008, Fannie Mae announced that, after December 31, 2008, Fannie Mae will no longer purchase Home Keeper mortgages.11 Fannie Mae noted that it no longer sees a significant role for the Home Keeper mortgage in light of the expansion of HECMs. 11 Announcement to Terminate Home Keeper Reverse Mortgages, Reverse Mortgage Lender Letter 2008-3, Fannie Mae, September 3, 2008. Congressional Research Service 8 Reverse Mortgages: Background and Issues The Cash Account Plan Financial Freedom Senior Funding Corp., of Irvine, CA, offers the “Cash Account Plan” as a proprietary reverse mortgage product. The Cash Account Plan is available to seniors 62 years or older who own homes with a minimum value of $75,000. It differs from the two products above in that it does not offer the borrowers an option of getting monthly payments. It provides an openend line of credit that is available for as long as the borrower occupies the home. The borrower can draw on the line of credit in full or part at any time; the minimum draw is $500. The unused portion of the line of credit grows by 5% annually. 12 Eligible home types include owner-occupied single-family detached, manufactured, condominium, Planned Unit Development units, or one-to four-unit residences if one unit is owner-occupied. Borrowers are required to obtain counseling from an independent counselor prior to obtaining the loans. A monthly servicing fee is automatically added to the loan.13 The interest rate charged to the borrower is equal to the current six-month London Interbank Offered Rate (LIBOR) plus 5 percentage points. The rate is adjusted semi-annually, but the interest rate may never rise more than 6 percentage points above the initial rate. The Cash Account Plan is available in two forms: the Standard Option and the Zero Point Option. Under the Standard Option, a borrower pays a loan origination fee that is equal to 2% on the first $500,000 of loan balance, 1.5% on the next $500,000, and 1% on the balance in excess of $1 million. Under the Zero Point Option, the borrower pays no loan origination fee. Closing costs, including third party costs and excluding state and local taxes, will not exceed $3,500. At closing the borrower is required to take a draw on the line of credit, and the minimum draw at closing is 75% of the line of credit. Subsequent draws have a minimum of $500. Full prepayment is permitted and, while there are no prepayment penalties, partial prepayment on the initial draw is not permitted for the first five years. The Zero Point Option is generally marketed to elderly homeowners with homes valued at $450,000 or more. On June 18, 2008, Financial Freedom announced that it was suspending the Cash Account Plan. 14 This action was taken largely because of liquidity problems of IndyMac, the parent company of Financial Freedom. The Cash Account Plan was available in the District of Columbia and 24 states: Arizona, California, Colorado, Connecticut, Florida, Georgia, Hawaii, Illinois, Indiana, Maryland, Massachusetts, Michigan, Minnesota, Nevada, New Jersey, New York, Ohio, Oregon, Pennsylvania, Utah, Vermont, Virginia, Washington, and Wyoming. 12 For example, if a borrower had a $150,000 line of credit and had not drawn on it during the year, the next year the line of credit would be $157,500. 13 No servicing fee is permitted in Illinois and Maryland. 14 For details, see http://reversemortgagedaily.com/2008/06/18/financial-freedom-cash-account-discontinued/. Congressional Research Service 9 Reverse Mortgages: Background and Issues Senior Equity Reverse Mortgage In late 2006, Reverse Mortgage of America, a subsidiary of Seattle Mortgage, introduced “The Lifestyle Plan.” It was the first new reverse mortgage product to be introduced in nearly a decade. In 2007, Bank of America purchased the reverse mortgage products of Seattle Mortgage. The mortgages are being marketed as the “Senior Equity Reverse Mortgage,” and at present are only available in Arizona, California, Delaware, the District of Columbia, Georgia, Maryland, North Carolina, South Carolina, Texas, and Virginia. Like the Cash Account Plan, the Senior Equity Reverse Mortgage allows homeowners age 62 and older to use some of the equity in their homes while continuing to live there. It is designed for owners of high-value homes, up to $10 million. Borrowers may choose to receive their funds in a single lump sum, in regular monthly installments, as a line of credit, or any combination of these options. So, unlike the Cash Account Plan, the Senior Equity Reverse Mortgage offers a monthly payment to borrowers. The interest rate on the Senior Equity Reverse Mortgage is the six-month LIBOR Index, plus 2.95 percentage points. The interest rate may vary, but may not exceed 18%. Borrowers pay a loan origination fee of 1% of the home value but not more than $10,000. Borrowers also pay a monthly servicing fee of $25. The proceeds from a Senior Equity Reverse Mortgage may be used to purchase a primary residence or a second home. The borrower would be responsible for a down payment equal to the difference between the value of the new home and the amount of funds received from the Senior Equity Reverse Mortgage. Choosing Among the Plans Table 3 compares the income that may be received under the three major plans for the same valued home. The table shows the monthly income that would be available if the borrower chose only to receive monthly payments, and the largest line of credit that would be available at loan origination if the borrower chose to only have a line of credit. The HECM plan pays the largest monthly payments and has the largest available lines of credit. Table 4 compares the benefits available under the reverse mortgage programs for a 70-year-old homeowner in Albany, NY. At all home values, the funds available from the HECM exceed those available from the other plans. Table 5 has been prepared using the Los Angeles area as a base. As with Table 4, it shows that the funds available from the HECM exceed those available from the other plans. Thus, it is not surprising that reverse mortgages made under HECM account for about 90% of the reverse mortgages made nationwide. The HECM offers better value to most borrowers. Congressional Research Service 10 Reverse Mortgages: Background and Issues Table 3. Payment Options Under Reverse Mortgage Programs by Age of Youngest Homeowner HECM Home Keepera Age Monthly Income Line of Credit 62 $602 $108,092 65 644 70 Monthly Income Cash Accounta Line of Credit Monthly Income Line of Credit $204 $24,244 N/A $54,650 113,033 254 32,336 N/A 60,478 727 121,331 417 57,675 N/A 71,570 75 839 130,334 633 73,171 N/A 83,602 80 999 139,679 801 90,035 N/A 88,678 85 1,254 149,015 1,053 108,145 N/A 93,378 90 1,749 158,070 1,202 119,864 N/A 98,078 Source: Calculated by CRS using the Reverse Mortgage Calculator on Financial Freedom’s website. Note: Estimates are based on a $200,000 home in Denver, CO. It is assumed that the homeowner had no outstanding loans against the property. a. These estimates were run before Financial Freedom suspended the program on June 18, 2008 and before Fannie Mae announced the termination of the Home Keeper reverse mortgage. Table 4. Comparison of Reverse Mortgage Benefits to a Homeowner in Albany, NY HECM Home Value Home Keeper Cash Account Monthly Income Line of Credit Monthly Incomea Line of Credita Monthly Income Line of Creditb $200,000 $603 $93,461 $413 $57,089 N/A $75,965 250,000 770 119,392 528 73,082 N/A 96,281 300,000 937 145,324 648 89,074 N/A 116,597 350,000 1,105 171,255 760 105,066 N/A 136,550 400,000 1,272 197,187 875 121,059 N/A 156,457 450,000 1,442 223,619 915 126,491 N/A 176,364 500,000 1,613 250,050 915 126,491 N/A 196,121 550,000 1,783 276,501 915 126,491 N/A 216,023 Source: Calculated by CRS using Reverse Mortgage Calculator on Financial Freedom’s website. Note: Estimates are based on a loan to a 70-year old in Albany, NY. It is assumed that the homeowner had no outstanding loans against the property. a. The Home Keeper loan limit was $417,000 when these estimates were run, and that determined the maximum payments available under the Home Keeper program. b. These estimates were run before Financial Freedom suspended the program on June 18, 2008, and before Fannie Mae announced the termination of the Home Keeper reverse mortgage. Congressional Research Service 11 Reverse Mortgages: Background and Issues Table 5. Comparison of Reverse Mortgage Benefits to a Homeowner in Glendale, CA HECM Home Keeper Cash Account Home Value Monthly Income Line of Credit Monthly Incomea Line of Credita Monthly Income Line of Creditb $200,000 $609 $94,481 $417 $57,629 N/A $71,478 250,000 777 120,588 533 73,686 N/A 90,608 300,000 945 146,595 649 89,742 N/A 109,738 350,000 1,114 172,671 765 105,799 N/A 128,696 400,000 1,282 198,748 881 121,856 N/A 147,462 450,000 1,453 225,324 920 127,310 N/A 166,227 500,000 1,629 251,901 920 127,310 N/A 184,992 550,000 1,796 278,477 920 127,310 N/A 203,752 Source: Calculated by CRS using the Reverse Mortgage Calculator on Financial Freedom’s website. Note: Estimates are based on a loan to a 70-year old in Glendale, CA. It is assumed that the homeowner had no outstanding loans against the property. a. The Home Keeper loan limit was $417,000 when these estimates were run, and that determined the maximum payments available under the Home Keeper program. b. These estimates were run before Financial Freedom suspended the program on June 18, 2008, and before Fannie Mae announced the termination of the Home Keeper reverse mortgage. Using Reverse Mortgages for Long-Term Care As indicated previously, the AHS estimates that more than 12.5 million homeowners age 65 older, have homes that are free of mortgage debt. With the growth in the public cost of long-term care for the elderly, there has been research and discussion of ways that elderly homeowners may use reverse mortgages to tap this home equity and fund their own long-term care. Funding Long-Term Care Directly One option is for the homeowners to use reverse mortgages to fund long-term care directly. Primarily this would involve paying for home modifications and in-home care that would permit them to “age-in-place.” Under its “Use Your Home to Stay at Home” initiative, the National Council for the Aging (NCOA) is encouraging the use of reverse mortgages to fund long-term care. Of the nearly 28 million American households age 62 and older, NCOA has found that about 13.2 million (48%) are good candidates for a reverse mortgage. According to NCOA, an estimated $953 billion could be available from reverse mortgages for immediate long-term care needs and to promote aging in place.15 15 Stucki, Barbara R. Use Your Home to Stay at Home: Expanding the Use of Reverse Mortgages for Long-Term Care: A Blueprint for Action, The National Council on the Aging, January 2005, p 9. Congressional Research Service 12 Reverse Mortgages: Background and Issues That $953 billion figure, however, appears to have been calculated by assuming that the homeowners would, on average, be eligible for about $72,200 in reverse mortgage loans and then multiplying by the 13.2 million potential reverse mortgage candidates. In effect, that is assuming a 100% participation rate when in fact a much smaller percent of homeowners participate. The percent of elderly homeowners with reverse mortgages has been increasing over the years, and Reverse Mortgage Insight estimates that, as of November 2009, for the first time more than 2% of elderly homeowners have reverse mortgages.16 By using reverse mortgages, some of the elderly would be able to fund their long-term care expenses for a number of years, and thereby delay potential entry into the Medicaid program. It is debatable, however, whether and how much savings this approach would provide for the Medicaid program. The Medicaid program has the ultimate claim on the home equity of program participants. If participants fund their care through reverse mortgages, they may use up most or all of their equity, so there may be little or none left to be claimed by Medicaid. There may be cases where the net cost to the Medicaid program would be less if the participants had entered the Medicaid program earlier instead of consuming their equity through reverse mortgages. Funding Long-Term Care Insurance Using the proceeds from reverse mortgages to pay for long-term care insurance (LTCI) is another option for elderly homeowners. The demographics of reverse mortgages and long-term care insurance do not match for either consumers or the industry. Long-term care insurers want young consumers. Reverse mortgage lenders want old consumers. For consumers, LTCI is best taken at an older age when the benefits are greater, but the premiums are more expensive. For insurers, the major risk is that the purchasers will get sick too soon and need long-term care before they have paid enough premiums into the insurance fund. For reverse mortgage lenders, the major risk is that the borrower will live too long and accumulate debt against the property which exceeds the property value. The different risks result in different outcomes for consumers with the same profile. For example, insurers are reluctant to provide insurance to borrowers with certain health problems, because of the likelihood that the borrowers may need to use the insurance. Lenders, however, will make reverse mortgages to such borrowers, because there is less likelihood that the borrowers will occupy the property too long. The cost of the insurance is another issue. In recent years, insurers have raised the insurance premiums on current customers. This suggests that a homeowner who used a reverse mortgage to purchase long-term care insurance could face the risk that the cost of the policy could increase at some later date. That would not be a problem if the homeowner could afford the increased cost. But if the increase were unaffordable, the borrower would have to drop the insurance. If this occurred, it might be possible that the borrower would still have some paid-up benefits, but the level of coverage would be less than the borrower had planned when initially purchasing the policy. 16 Reverse Mortgage Daily, “Reverse Mortgage Industry Reaches 2% Market Penetration,” press release, January 27, 2010, http://reversemortgagedaily.com/2010/01/27/reverse-mortgage-industry-reaches-2-market-penetration/? utm_source=Reverse+Mortgage+Daily&utm_medium=email&utm_campaign=cd7758bd23-RMD+Email+RSS. Congressional Research Service 13 Reverse Mortgages: Background and Issues Issues for the Elderly Though there has been growth in use of reverse mortgages in recent years, it is still a relatively little used option for elderly homeowners. Many elderly homeowners do not understand the program and are reluctant to participate. After spending many years paying for their homes, elderly owners may not want to mortgage the property again. There are several options to be considered. 17 Downsizing One option is to sell the home and purchase something smaller. Present law permits a seller to exclude from taxation up to $250,000 ($500,000 for a married couple) of the gain from sale of a home. The home must have been used as the principal residence for two out of five years before the sale. Funds not used for the new purchase could be used for investment and as a source of cash to meet future needs. Selling and Renting Instead of purchasing another property the homeowner could consider renting an apartment, perhaps in a complex designated for those 55 and older. The proceeds from the sale of the home could be saved and invested and used for income when needed. Finding Tenants Rather than sell the home, the homeowner could consider renting part of the home to students, young couples, other retirees. The rental income would help with ongoing expenses. In addition to the economic benefit, a rental might also provide some companionship to the owner. Reverse Mortgage The homeowner might consider a reverse mortgage. As mentioned above, a reverse mortgage enables an elderly homeowner to use the equity in the home to receive monthly income, a line of credit, or some combination of the two. Repayments are delayed until the home is no longer occupied as a principal residence. Then the borrower or the heirs must repay the loan. If the home is sold and the sales price exceeds the loan balance, the borrower or the heirs keep any proceeds that remain. 18 If the sales price is less than the loan balance, then the lender suffers the loss. The funds received from the reverse mortgage are tax free because the funds are considered as loan proceeds instead of income. The payments from reverse mortgages do not affect the income or eligibility from Social Security or Medicare. But homeowners who receive Supplemental Security 17 This list is illustrative rather than exhaustive. Selling the home is not a requirement. The borrower or the heirs have the option of keeping the home and obtaining a loan or using other funds to repay the reverse mortgage debt. 18 Congressional Research Service 14 Reverse Mortgages: Background and Issues Income (SSI) or Medicaid19 might have these benefits reduced if the recipients do not spend their entire sum received under the reverse mortgage each month. When considering a reverse mortgage, several questions should be addressed: • Participants may be provided with lifetime occupancy, but will borrowers generate sufficient income to meet future health care needs? • Will they obtain equity conversion loans when they are too “young” and, as a result, have limited resources from which to draw when they are older and more frail and sick? • Will the “young” elderly spend the extra income on travel and luxury consumer items? • Should home equity conversion mechanisms be limited as last resort options for elderly homeowners? • Will some of the home equity be conserved? • How would an equity conversion loan affect the homeowner’s estate planning? • Does the homeowner have other assets? How large is the home equity relative to the other assets? • Will the homeowner have any survivors? • What is the financial position of the heirs apparent? • Are the children of the elderly homeowner relatively well-off and with no need to inherit the “family home” or the funds that would result from the sale of that home? • Alternatively, would the ultimate sale of the home result in significant improvement in the financial position of the heirs? • How healthy is the homeowner? What has been the individual’s health history? • Are large medical expenses pending? At any given age, a healthy borrower will have a longer life expectancy than a borrower in poor health. • What has been the history of property appreciation in the area? The above questions are interrelated. Their answers should help determine whether an individual should consider a reverse mortgage, what type of loan to consider, and at what age a reverse mortgage should be considered. 19 Medi-Cal in California. Congressional Research Service 15 Reverse Mortgages: Background and Issues Issues for Congress Potential Federal Liability As revealed in Table 6, there has been dramatic growth in the use of HECMs over the past few years. More than 114,300 loans were made in FY2009 compared to little more than 157 in 1990. As of September 30, 2009, the outstanding balance of active HECM loans was $60 billion and the potential HUD liability for these loans was $102.5 billion.20 As noted previously, one of the greatest risks for lenders is that the borrower will live too long and that the loan balance will exceed the home value—collateral risk. Under the HECM program this risk falls to HUD because the lender can assign the loan to HUD in those cases. The collateral risk then becomes a potential liability for the FHA insurance fund. When HUD accepts the assignment of HECM loans, HUD becomes responsible for future borrower advances or fixed payments until termination of the loan due to the death of the homeowner, the refinancing of the loan, or the sale of the home. At the end of FY2009, the value of HECM loans assigned to HUD has grown to $772 million. HECMs had previously been an obligation of the FHA General Insurance (GI) fund but Section 2118 of the Housing and Economic Recovery Act of 2008 (HERA), P.L. 110-289, made HECMs an obligation of the FHA Mutual Mortgage Insurance fund for all loans obligated in FY2009 and beyond. The HECM activity from FY1992 to FY2008 remains with the GI fund, and the liability for that activity increased from $1.5 billion at the end of FY2008 to $4.8 billion at the end of FY2009.21 The increase in liability is primarily due to the drop in projections of home price appreciation. Less appreciation in home prices would result in lower recoveries from the sale of homes assigned to HUD in the future. This will be less of a problem for HECMs made in FY2010 and beyond. Given the interest rate and the age of the prospective borrower, HUD calculates factors which, when multiplied by the appraised value of the property, give the so-called “principal limit” or maximum HECM that initially may be obtained by the borrower. In September 2009, HUD announced new principle limit factors which are 10% lower than the factors used in the past.22 It will mean that prospective HECM borrowers will be eligible for smaller loans than were otherwise available, and HUD’s liability will decrease accordingly. HECM Loan Limit Some proponents of the HECM program have long suggested that the law should be amended to provide a national HECM mortgage limit instead of having the limit be subject to the area FHA 20 U.S. Department of Housing and Urban Development, Federal Housing Administration Annual Management Report Fiscal Year 2009, p. 56. 21 U.S. Department of Housing and Urban Development, Federal Housing Administration, Annual Management Report Fiscal Year 2009, p. 64. 22 U.S. Department of Housing and Urban Development, Home Equity Conversion Mortgage (HECM)- Principal Limit Factors, Mortgagee Letter 2009-34, Washington, DC, September 23, 2009. Congressional Research Service 16 Reverse Mortgages: Background and Issues limit. The Housing and Economic Recovery Act of 2008 (HERA), P.L. 110-289, established a HECM mortgage limit equal to the conforming loan limit for Freddie Mac. HERA also provided that, effective January 1, 2009, Freddie Mac will have a general limit and a high-cost limit. The general limit is $417,000. In areas where 115% of median home price exceeds $417,000, the Freddie Mac limit will be the lesser of (1) 115% of the median home price or (2) 150% of the general limit (150% of $417,000 = $625,500). The general limit may be changed on January 1 of each year on the basis of changes in a home price index maintained by the newly created Federal Housing Finance Agency. The nationwide HECM limit is set at the Freddie Mac general limit of $417,000. The American Recovery and Reinvestment Act of 2009, P.L. 111-5, increased the HECM loan limit to $625,500 for calendar year 2009. The Continuing Appropriations Act, 2010 (Division B of P.L. 111-88), provides a $625,500 national HECM limit during calendar year 2010. Table 6. HECM Loans by Fiscal Year Fiscal Year Number of HECM Loans Percent Change (%) 1990 157 1991 389 148 1992 1,019 162 1993 1,964 93 1994 3,365 71 1995 4,165 24 1996 3,596 -14 1997 5,208 45 1998 7,896 52 1999 7,982 1 2000 6,640a -17 2001 7,781 17 2002 13,049 68 2003 18,097b 39 2004 37,829 109 2005 43,131 14 2006 76,351 77 2007 107,558 41 2008 111,661 4 2009 114,316 2 Source: Data from HUD. Year-to-year percentage change calculated by CRS. a. HECMs could not be made for part of FY2000 (July to early October 2000) because FHA insurance authority had been exhausted temporarily. b. HUD ran out of insurance authority and could not insure HECMs during the last two weeks of September 2003. Congressional Research Service 17 Reverse Mortgages: Background and Issues Long-Term Care Insurance As noted above, prior law provided that a borrower could waive the up-front insurance premium for HECMs, provided that the HECM proceeds were used to pay for long-term care insurance.23 The law was very restrictive in that it required that all the proceeds of the HECM (after paying off any existing debt on the property) must be used exclusively for long-term care insurance. In exchange for savings on the insurance premium (which would be $4,000 on a $200,000 home), the homeowner would be giving up the option of using future HECM funds to pay for future home repairs, unexpected health costs, or increases in daily living expenses. This feature made the proposal risky and unattractive to elderly homeowners. This provision has been removed from the law by P.L. 110-289. Number of HECM Loans The HECM program was begun as a demonstration program which authorized only 2,500 loans to be made under the program (50 per state).24 The program has been made permanent and the limit on the aggregate number of HECMs that may be insured has been amended several times. It was raised to 150,000 by P.L. 106-569, to 250,000 by P.L. 109-13, and to 275,000 by P.L. 109289. The number of HECM loans now exceeds the 275,000 limit, and technically FHA can no longer insure such loans. Notwithstanding the limit in present law, however, the Consolidated Appropriations Act, 2010, P.L. 111-117, provides that FHA may continue to insure HECMs through September 30, 2010. Aging in Place Stephen Golant, a University of Florida professor and former consultant to the Commission on Affordable Housing and Health Facility Needs for Seniors in the 21st Century, suggests that the explosive growth of reverse mortgages may backfire for both elderly homeowners and the nation’s cities. 25 He suggests that society should not romanticize the notion of older people aging in place in their homes and be blind to the downside. According to Golant, the downside is that reverse mortgages encourage the elderly to remain in older housing that may be unsafe because of physical deficiencies. Holders of reverse mortgages are disproportionately poor, they often are in their 70s and 80s, and more likely to live alone. More than half occupy dwellings that are at least 40 years old, which means they are more likely to live in houses with physical deficiencies. They often do not make improvements in their homes that could help them avoid accidents. Golant suggests that we are doing a disservice to elderly homeowners by encouraging them to remain in such homes. Instead, the homes could be sold to younger home buyers who are more likely to make improvements to the homes which would 23 12 U.S.C. 1715z-20(l) 12 U.S.C. 1715z-20(g) 25 Stephan M. Golant. Why Urban Mayors Should Dislike Reverse Mortgages. Paper delivered at the 57th Annual Scientific Meeting of the Gerontological Society of America, Washington, DC, November 20, 2004. 24 Congressional Research Service 18 Reverse Mortgages: Background and Issues contribute to revitalization of neighborhoods. Golant suggests that, although the elderly may prefer to remain in their own homes, many would be better off in places appropriate for their frailties and close to the support services they may need. References Ahlstrom, Alexis A, and Anne Tumlinson and Jeanne Lambrew. Primer: Linking Reverse Mortgages and Long-Term Care Insurance. The Brookings Institution. The George Washington University. Case, Bradford and Ann B. Schnare. “Preliminary Evaluation of the HECM Reverse Mortgage Program.” Journal of the American Real Estate and Urban Economics Association; Summer 1994. Cutler, Neal E. “Homeownership and Retirement Planning: Financial Worries and Reverse Mortgages.” Journal of Financial Services Professionals, March 2003. Davodoff, Thomas and Gerd Welke. Selection and Moral Hazard in the Reverse Mortgage Market. Hass School of Business, University of California at Berkeley, October 21, 2004. Eschtruth, Andrew D., and Wie Sun and Anthony Webb. Will Reverse Mortgages Save Baby Boomers? Boston College, Center for Retirement Research, Issue in Brief, No. 54. September 2006. Gibler, Karen Martin and Joseph Rabianski, “Elderly Interest in Home Equity Conversion,” Housing Policy Debate. Vol. 4, Issue 4, 1993. Golant, Stephan. Housing America’s Elderly: Many Possibilities/Few Choices. Sage, 1992. ——Why Urban Mayors Should Dislike Reverse Mortgages. Paper delivered at the 57th Annual Scientific Meeting of the Gerontological Society of America, Washington, DC, November 20, 2004. Holt, Michael A., “House Rich but Cash Poor.” The CPA Journal. Pp. 70-74, February 1994. Kelly, Tom. New Reverse Mortgage Formula: How to Convert Home Equity into Tax-Free Income. John Wiley & Sons, 2005. Klein, Linda S. and C.F. Sirmans. “Financial Innovation and the Development of Reverse Mortgage Programs.” Benefits Quarterly, First Quarter 1993. Merlis, Mark. Home Equity Conversion Mortgages and Long-Term Care. Health Policy Institute, Long-Term Care Financing Project, Georgetown University, March 2005. Quinn, Jane Bryant. “Mortgage Smarts,” Newsweek, October 23, 2006. Sloan, Katrinka Smith. “New Developments in Home Equity Conversion.” The Real Estate Finance Journal. Vol. 3, Issue 4, March 1988. Congressional Research Service 19 Reverse Mortgages: Background and Issues Stucki, Barbara R. Use Your Home to Stay at Home: Expanding the Use of Reverse Mortgages for Long-Term Care: A Blueprint for Action, The National Council on the Aging, January 2005. Symanoski, Edward J. Jr. “Risk and the Home Equity Conversion Mortgage.” Journal of the American Real Estate and Urban Economics Association; Summer 1994. U.S. Bureau of the Census. Current Population Reports. pp. 70-88. Net Worth and Asset Ownership of Households: 1998 and 2000. May 2003. U.S. Department of Health and Human Services, National Center for Health Statistics. National Vital Statistics Reports, United States Life Tables, 2003, Vol. 54, No 14, April 2006. U.S. Department of Housing and Urban Development, Home Equity Conversion Mortgages: Long Term Care Insurance; Proposed Rule, 69 F.R. 70344. December 3, 2004. Author Contact Information Bruce E. Foote Analyst in Housing Policy bfoote@crs.loc.gov, 7-7805 Congressional Research Service 20