Your parents, in their mid-seventies and now fully retired, are planning to relocate from Washington State to the Midwest to be closer to you and the now college-aged grandkids. The two of you have been helping them search for the perfect suburban home.

Expecting to clear close to $600,000 on the sale of their present home (even in the face of a recent slowdown in real estate sales), your parents were delighted to learn that they can probably purchase – and remodel to their liking – a comparable home for much less than West Coast pricing. They plan to put the excess profit aside towards possible future medical expenses and to fund a travel adventure.

A strategy you might discuss with your parents is a HECM for Purchase reverse mortgage.

Using about $400,000 of their $600,000 proceeds, they could purchase a $500,000 home here in Indiana. The required down payment is only $300,000 and the additional overfunding of the down payment by $100,000 would flow into a Line of Credit. That line of credit would become a growing, cash-like asset from which they could draw for travel, healthcare, or lifestyle needs.  Any unused balance will grow at the same rate as that being charged on the mortgage balance. 

With a reverse mortgage, your parents would be taking maximum advantage of the move to a more affordable part of the country, while enjoying maximum flexibility in putting their housing wealth to use.

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In advance of your daughters’ and grandkids’ upcoming Easter visit to Indiana from the West Coast, your oldest has mailed you a copy of the book Having the Talk, by Jack Tatar. The two of you, both retired and now in your late 70s, have experienced various health challenges, and the three girls are apparently concerned that you may not have done proper estate planning. Truth is, you have.  You’ve recently reviewed and updated your estate planning documents, even going so far as to pre-pay funeral and burial costs. However, you have not been in the practice of discussing your plans with your daughters or their partners. You will be glad to reassure them that you’ve assigned them secondary powers of attorney (concerning both healthcare and financial decisions). However, given that there are two of you, you’ve assumed that in the event one of you unable to function fully, the other would take over.

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Together you’ve made one very recent and important financial decision, which is to apply for a reverse mortgage on your home, with the idea of not only financing some improvements to the house and grounds, but also to have a source of emergency cash if and when needed as you “age in place”. Frankly, it had not occurred to you to share this decision with your daughters at this time. While you are unified in your resolve never to be a burden on your children, you value your autonomy and privacy.

In the course of arranging for the mortgage loan, you were happy to learn that after the second of you has died, or when you’ve been forced by illness to move), the girls as your heirs would have no responsibility for the deficit should the value of the home be less than the amount owing on the mortgage. On the other hand, should they decide to sell and the proceeds exceed the amount owed on the mortgage debt, they’d inherit the excess funds.

In a review of the book The Talk, the publisher mentions that, in addition to helping parents create a safe retirement, the content is meant to “provide adult children with the understanding they’ll need when considering their own retirement.”  Your daughters have shown bravery and love for you in broaching the sensitive subject, and actually, explaining your decision to tap your housing wealth would be a great way to kick off your family’s very own version of “the talk.”

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Now in your 70s, you’ve been giving thought to those looming required minimum distributions from IRA. Despite the recent dismal market performance, your rollover account is still over the seven-figure mark, and your accountant is actually recommending converting it to a Roth, either all at once or in two stages.

Since you still have passive business interests that generate income in addition to a pension, you are not in need of that IRA money to support your own lifestyle.  Your primary residence and a vacation home are both fully paid for, and your two adult children (the named beneficiaries of the account), are not in need of help right now. With no need to generate additional cash, you definitely do not relish the thought of being forced to make taxable RMD draws, much less making more than $160,000 in additional taxes on the conversion.

It might make sense to cover the tax bill using your own housing wealth in the form of a reverse mortgage.  That way, there would be no need to either cash in non-IRA investments nor to dilute the value of the IRA account itself. And, with no monthly principal or interest payments required, there would be no need to compromise your own lifestyle. If, once the Roth conversion is complete, you should choose to make some reverse mortgage payments, those would not only reduce the mortgage balance and minimize interest costs, but increase your available line of credit, which would grow at the same rate as that being charged on the mortgage balance.

By converting your IRA to a Roth, you’ve realized, you can sidestep those “looming” RMDs.the Managing your Roth conversion by deploying a now “dormant” source of funding can make the process a whole lot smoother and less disruptive to your ongoing investment goals.

Borrower must occupy home as primary residence and remain current on property taxes, homeowner’s insurance, the costs of home maintenance, and any HOA fees. Please consult a tax advisor.

https://mutualreverse.com/david-garrison/

03/06/23

With no training or expertise in finance, you have always liked to keep yourself informed by reading about the investment markets and the economy in general. The other day you came across a piece from Morningstar that seems to sum up your own situation: “retirees have run headlong into what retirement researchers call sequence risk, imperiling the portfolio’s ability to last over the whole of a typical retirement spending horizon…”

Divorced more than a decade ago, you retired from your nursing career at the height of the pandemic.  Now 68, you have been supplementing your income (Social Security and regular withdrawals from your retirement accounts) with part time medical billing work. You own your home, which is paid for and which is in good repair.

Generally speaking, you feel in control of your finances. At the same time, stock market losses have definitely affected the value of your retirement assets. While you enjoy your remote “gig” work, you do not want to have to return to direct patient care, and are concerned about the longevity of your investment accounts given your need for regular income.

An option to consider would be setting up a reverse mortgage line of credit using your housing wealth. During periods when your investment accounts might decline in value, you would partially or fully substitute withdrawals of your own home equity for withdrawals from investments.

In the Morningstar article you cited, two strategies mentioned for managing retirement income flow include “forgoing inflation increases and taking a 10% income reduction following a portfolio loss”. Withdrawals from your own housing assets would “pad” your income, making up for dollars you choose to “forgo” in terms of retirement pan withdrawals.

Your housing wealth can be used to “pad” income and “cushion” the effects of stock market volatility.

3/2/2023

The extended illnesses of several close friends have made you conscious of the burden their adult children are shouldering. You have estate planning documents; those were updated after you were widowed seven years ago, directing the disposition of your assets.  However, you’ve come to realize that more preparation is needed to prevent your becoming a financial and time burden on your own sons while you are still alive. You have executed powers of attorney, etc. but observing the many decisions hassles, and financial worries your friends’ children are shouldering, you are determined to take your own planning a step further, easing the load on your own children. Particularly since they both live at a distance and have work and family obligations of their own.

You would like, to the extent possible, to age in your own home, and have already begun making certain adaptations to the physical space to make it safer and accommodate possible infirmity. You are going to need a new heating/cooling system and, within a year or two, a new roof; you want to prefund these things so your sons won’t need to contribute anything. What has also become part of your thinking is prepaying your own funeral and burial expenses.

While you have resources sufficient to cover most, if not all, these expenditures. you would be substantially reducing your investment portfolio, which has already lost more than a fourth of its market value. Also under consideration for raising the necessary capital is selling a summer cottage you own in New England. With your wife gone, you have used this property less frequently. Neither of your sons has shown interest in owning that property, but you had hoped to continue hosting summer family gatherings there, health permitting.

As an alternative for tapping investments or letting go of the summer home, consider tapping the resources you’ve built up in your own home in the form of a reverse mortgage home equity line of credit. Initial withdrawals would go towards prepaying the funeral and burial costs; future withdrawals would be made as needed to cover the different stages of home improvement. 

It does not sound as if either of your sons would someday want to live in your home and, using that portion of your wealth to avoid burdening them might truly be a gift of love.

https://mutualreverse.com/david-garrison/

03/01/2023

In the process of setting in motion plans for your retirement two years from now (at age 67), you’ve made several important decisions concerning your home. First, you’ve decided not to move. As a single homeowner with no children, you appreciate having supportive neighbors (mostly younger than you but past the age of having small children), folks who take care of their own property and respect each other’s privacy.

While your mortgage will be retired by your retirement date, you have no new substantial source of funds available for extensive remodeling. What you do have is a staged plan for making your home easier to navigate as you age, including reconfiguring the ground floor, converting one “wing” into a bedroom with attached bath. Meanwhile, two developments have forced you to pay close attention to the need to maintain indoor air quality: First, while you never required hospitalization, you have been down with COVID-19 three times in the past two years, inspiring you to learn more about home air quality. In addition, last winter a roof leak created dampness behind one of the walls; treatment was needed to prevent mold. You’ve had no problems since then, but you plan to have a study done on the entire structure and yard, as one step in preparing the house for healthy living for the remainder of your life.

Tapping the equity you’ve built up in your home through a reverse mortgage might be the best way to finance both the remodel and the healthful reconditioning of the air and water flow. . A reverse mortgage set up as a line of credit will allow flexibility, so that you’re using the equity on an “as needed” basis through the different stages of interior “health checkups” and internal external home improvements.

Your decision to create a healthful physical environment for yourself is an important step in preparing for retirement. It is only in a healthy home environment that one can enjoy aging in place to the fullest.

https://mutualreverse.com/david-garrison/

02/28/2023

Widowed eight years ago, you’d planned to age in place – the old place, that is, – your long-time family home. Nothing wrong with that home, which is fully paid for and which you had remodeled just five years ago to accommodate your needs.

 Recently, however, your life has taken an abrupt turn for the better, as a treasured companion has accepted your marriage proposal. Your fiancée is still in a very nice apartment, but rather than having her move in to your existing home (filled with memories of the past) you have decided to purchase a new home, using the proceeds from selling this one.

Based on recent home sales in your neighborhood, you are confident that the value of yours has appreciated, perhaps even enough to make an all-cash purchase of the new residence. The plan is for you to be sole owner of the home, while she covers the ongoing utilities and maintenance costs.

One strategy to consider would be purchasing your new home using a reverse mortgage (HECM for Purchase). That might allow you to keep some of the proceeds from the sale of your existing home, even if the new one is of greater value. Reverse mortgage financing is “silent”, with no mandatory monthly mortgage payments required.

An additional thought is that, if the two of you are married by the time you apply for the reverse mortgage, there could be built-in security for her, in that, should she survive you, she would have the right to remain in the home for the rest of her life.

Your own housing wealth, used as a planning tool, might make your ” turn for the better ” even better.

https://mutualreverse.com/david-garrison/

02/27/2023

For many years now, the two of you have been environmentally conscious, participating in recycling services and bagging your own groceries in eco-friendly carriers. You each own a hybrid vehicle, with the plan to select an all-electric car for the next purchase. Retired two years ago, you’ve been focused on your home, and last year you put in a smart thermostat.

This year, with your home about to become mortgage-free, you are considering having a solar roof installed. To that end, you’ve been studying up on the increased tax credits for 2023 and reading up about the process itself. Needless to say, making a single upfront payment for the installation of solar roofing would result in the greatest overall savings, doing that would require cashing in investments, which would negatively affect your regular cash flow, even considering the tax break. A home equity line of credit could be a consideration.

You might consider “recycling” the equity you’ve built up in your home, tapping your housing wealth to make the home more eco-friendly. With the tax credit now raised to 30% of the cost, your net “cash flow” from investments will potentially increase without your needing to liquidate any of those assets. Set up as a Home Equity Conversion Mortgage or HECM, the reverse mortgage might allow for funding other needs that arise in later years. Meanwhile, the equity you have not used would grow at the same rate as the interest being charged on the portion you do use for installing the solar panels.

Using housing wealth can help reduce your taxes while reducing negative impact on the environment.

https://mutualreverse.com/david-garrison/

02/21/2023

For decades now, the two of you have been very level-headed when it comes to managing your investments, never succumbing to panic when movements in either stock prices or interest rates have made others frantic. With both of you having taken retirement from full time jobs a little under two years ago, you’ve been augmenting your income with part time lectures and consulting gigs (youth leadership is your field). Semi-annually rebalancing your portfolio to keep a conservative mix of stocks and bonds (basically the old 60/40) has become a habit.

Recently, however, with some rather major updates to your home completed and completely paid for, you’ve been turning closer attention to your investments. Your reading and media sources are describing an inverted yield curve, saying this predicts a recession. You’re tempted to rebalance your portfolio in a manner totally different from usual, moving almost all your money into stocks and lightening up on bonds, at least for the next couple of years…

While investment advice is not within the purview of this blog, one long term strategy you might consider is using your housing wealth as a “surrogate” element in your “portfolio”. With a reverse mortgage line of credit, dollars you don’t withdraw would grow at the same rate as the interest being charged on the mortgage balance. While reverse mortgage rates are based on a different standard (LIBOR/CMT) than bonds, the reverse mortgage could “stand in” for the “loaner” element in your owner/loaner portfolio balancing strategy, allowing you to move more heavily into stocks.

A reverse mortgage might very well help restore the “balance” in your investment plan.

https://mutualreverse.com/david-garrison/