01/29/2023

While your career as a corporate spokesperson will be coming to a close later this calendar year, you will be continuing to offer coaching to executives on interacting with members of the press. In preparing for retirement, you have set the basic elements of insurance and estate planning in place: your home is paid for, and your basic income needs going forward can be satisfied by a combination of the plan from your employer, Social Security, and carefully moderated withdrawals your own investment portfolio. You have been largely blessed with good health, and, as a single woman with no obligations towards parents or children, you expect to be able to develop and run the coaching practice for the next decade or even longer. 

The only financial challenge is that you plan to have several cosmetic procedures over the spring and summer of 2023, as you prepare to “face the public” as an independent contractor, teaching high-level executives to most effectively do the same. Your original plan was to avoid financing charges (some $63,000 is the estimated total) by making a series of lump sum withdrawals out of your investment accounts. Ironically, those investment accounts (similar to your appearance, you’ve wryly noted) are somewhat the “worse for wear” at this time. 

It’s obvious you’ve devoted thought to your future and to your post-retirement “gig” venture as a coach. Consider using your housing wealth to move forward with your plan. With no obligation to support family members, you can “support” your own choice to undergo surgery in preparation for your career as an independent executive coach through a reverse mortgage line of credit. Your investment portfolio will be granted time to recover, while you will be putting a “fresh face” on your career. 

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

01/23/2023

With retirement now on the horizon (your husband plans to retire at the end of 2024, just after he turns 66, with you retiring the following spring at age 65), you’ve resolved to begin the 2023 year by making oversized mortgage payments each month. The goal – retiring with your home at least close to totally paid for. Without the extra effort, the mortgage would not be paid off until the end of 2027.  

Granted, given the recent rise in everyday costs of living, the extra payments will require a significant cutback in lifestyle on your part. Still, the interest rate on the mortgage is certainly quite low compared to rates today on any kind of borrowing. Plus, given the dismal performance of your retirement plans and other investments this past year, the notion of retiring mortgage-free is very appealing. 

You might consider approaching the situation from a different direction, replacing the “forward” mortgage on your home with a reverse mortgage. While you would have no obligation to make monthly payments at all, you could continue making the same payments you’re now making on the mortgage, or even make the “oversized” payments you’ve been contemplating. The big difference – rather than just retiring your debt, you would be converting your housing wealth into a “reserve fund” that would function as a line of credit for future tax-free withdrawals. 

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

01/17/2023

Although grieving the loss of your husband five years ago and continuing through the first two years of your own retirement, you were beginning to feel you had your financial affairs under control. This past year, however things have become increasingly stressful for you. The dramatic drop in the value of your retirement accounts (both your own and the one inherited from your husband), has frightened you. Each IRA has been set up on a Systematic Withdrawal Income plan; you depend on the monthly distributions to maintain your lifestyle. 

The rise in costs together with the drop in account values have caused you to seriously reconsider your decision to defer taking Social Security benefits for another two and a half years.  (Even considering the much-touted increase in 2023 Social Security benefits, you realize, the monthly amount you’d receive would hardly approach the level of the investment distributions, even on an after-tax basis.) On the other hand, as patient an investor as you are, you know you cannot continue to place a drain on your accounts. Changing to a “safer” investment mix would not only be a mistake, you realize, but severely curtail the distributions over the long haul…. 

Assessing your overall situation, you can count several positives: You are content to remain in your fully-paid for home, and you have a paid-up long term care policy. It is merely the monthly income plan that has become “out of sync” with today’s reality. Much as you dislike interrupting the planned maximum deferral of Social Security benefits, turning the spigot to “On” appears to be a better idea than depleting your accounts. 

A solution to the twin dilemmas you’ve described might be provided through tapping the value built up in your own home. Regular withdrawals out of a reverse mortgage line of credit would replace the systematic investment withdrawals out of the IRAs, allowing those accounts time to “recover”. What’s more, since the reverse mortgage distributions would be tax free, you would need to take less out each month than what you now withdraw from the two IRA accounts. Not only would you be giving those IRAs needed “recovery time”, but it is also quite possible that you could continue, at least for a while, deferring Social Security benefits. 

In that sense, your housing equity would be doing double duty, easing your own stress, while allowing both the IRA account and the Social Security “rest and recovery” time! 

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

01/10/2023

With the divorce pending, your soon-to-be ex-wife is moving to another state. You, meanwhile, are remaining in the home, buying her out of her share. With both of you retired from full time careers, (you’re 72, she 69), you continue to work as a contractor on engineering projects. Your home is fully paid for, and maintaining it poses no financial problem for you. However, you would need to liquidate a substantial portion of your retirement investments in order to buy out her share, and that would create a substantial tax liability. The divorce settlement itself is still being mediated, with several sessions still to come later this month, and you want to have a viable plan to propose. 

Using the built-up equity in the home itself (in the form of a reverse mortgage) might prove to be the best source of funds for a substantial portion of your “buyout” of her interest in the property, allowing you to avoid cashing in retirement assets. Your divorce attorney’s can help you through the mechanics  of the legal process. Once your wife has received her share and the ownership of the property has been transferred to you, you would have no obligation to make monthly mortgage payments, only to cover real estate taxes, insurance, and maintenance costs. (Once all the formalities have been settled, you may find you wish to make some reverse mortgage loan repayments, after all. Not only would those serve to reduce the mortgage balance and minimize interest costs, but every dollar paid would go into your Line Of Credit, which would grow at the same rate as that being charged on the mortgage balance.) 

A reverse mortgage can serve as a mechanism for “splitting up” your biggest asset while keeping your retirement accounts largely intact.  

When you retired five years ago, relocating from the northwest to Indiana to be closer to family, you made the decision to rent a luxury apartment rather than rushing into a permanent home buying choice. As a widow, what with COVID and the crazy competition for homes, you thought it best to postpone purchasing a “forever” house until you get settled in your new location.. These days, while you’ve enjoyed the amenities of your apartment community and the proximity to a big downtown, you’ve been considering becoming a homeowner again, with fewer restrictions and more space to entertain your growing circle of friends, not to mention hosting “sleepovers” for your granddaughters and their friends. A Master Gardener, you’re ready to get back into growing your own veggies and flowers.  

Both your children and their partners are doing quite well financially and are not in need of your help. You have been contributing to a 529 plan for all three granddaughters. You will be choosing a home with an eye to aging in place” rather than going to a retirement facility. You have enough  money to make a substantial down payment and, even with the escalation in housing prices over the past couple of years, everything is certainly less expensive here than out West. You estimate that the money you now spend on rent would more than suffice to make mortgage payments, plus keep up with normal maintenance (obviously you will seek to buy a home that has been kept in excellent condition).  

A reverse mortgage might provide a very good solution to acquiring your “forever home”. A HECM for Purchase is a program insured by the Federal Housing Administration.  You would use the resources you’ve mentioned to make the down payment, but, there would be no obligatory monthly mortgage payments. While you’d be responsible for insurance and upkeep of the home, the dollars you now use to pay rent could be used for your own lifestyle needs. Or, consider making non-obligatory payments against your reverse mortgage loan balance. Not only would those serve to reduce the mortgage balance and minimize interest costs, every dollar paid would go correspondingly into Line Of Credit guaranteed to grow at the same rate the mortgage balance accrues interest.  

Your financial advisor might agree that this line of credit could then serve as your “cash reserve”, which would allow you to possible invest other cash assets more aggressively in the market. 

 You’ve gone from owning to renting; now, with the help of a reverse mortgage, you could complete the cycle, going back to owning your own home. 

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

12/27/2022

Ever since their father’s death three years ago, your son and daughter have been urging you to move closer to your daughter’s location in eastern Indiana. Now age 73, you had envisioned remaining in your present home for the remainder of your life, but now, the idea of moving closer to the children has begun to appeal.   

Although you imagine your condo, as has been the case with several of your neighbors’ homes, would sell at a very acceptable price, the proceeds would hardly be enough for you to afford a place in a very desirable 55+ community nearest your daughter’s family. Your condo mortgage was fully retired more than a decade ago, and you don’t want to take on a monthly obligation at this stage in your life.  

Consider acquiring that 55+ community property using a reverse mortgage (called a HECM for Purchase, a program insured by the Federal Housing Administration).  With the proceeds from the sale of your present home providing the down payment on the new, more expensive property, you could move to the new location, remaining there for the rest of your life. While you’ll be responsible for upkeep, property taxes and homeowner’s insurance, there will never be the need to make monthly mortgage payments. 

Someday, if and when you decide to move or sell the new home, or upon your death, the home’s sale proceeds will be used to pay off the loan.  Meanwhile, with the help of a reverse mortgage, you’ll be able to move “up” into a more expensive residence, and most important, be near your family members. 

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

Your 85-year old widowed mother is becoming less and less able to manage her large home in central Indiana. With you hours away in eastern Illinois, your plan had been to help Mom move into a retirement community. Mom, though, is adamant that she wants to stay at home for the rest of her life, bequeathing the house to you after she passes. Although there is only a very small mortgage remaining, Mom could not afford to keep up the house and also pay into a retirement community. In prior conversations, she has been amenable to hiring part time in-home healthcare assistance.

As fate would have it, your current employer is expanding eastward, and a position has become available less than an hour’s drive from your mother; you have an excellent chance at being appointed to take over that territory. Now age 59, your plan is to continue working full time for the next eight years, at which time you will qualify for full social security benefits.  In terms of moving, you have been renting an apartment, so there will be no problem relocating except for the costs of early termination of your present lease. While until your job transfer has been approved, you have not wanted to discuss any new arrangements with your mother, one possibility you’ve considered is moving in with her and paying rent, which would help with her expenses along with your own. 

Given that a) your mother intends to remain in her home for the rest of her life, b) you are the intended sole heir to the home someday, and c) you would consider living in the home yourself starting now, a HECM Reverse Mortgage on the property might be a great way to satisfy all those goals. 

As a senior homeowner, your mother could use a reverse mortgage to tap into the equity built up over the years, owing no monthly mortgage payments.  She’d still be responsible for paying property taxes, insurance, and maintenance costs, but the repayment of the loan would be deferred until her death (or until she were forced to move out of the home). With the loan set up as a line of credit, the equity could be used to pay for Mom’s in-home nursing assistance as needed.

You, as a non-co-borrower on the reverse mortgage, could stay in the home for as long as Mom is still living there. If she were later forced to relocate to a facility (or upon her death), you would need to repay the loan in order to remain in the home. However, you will never have to pay more than the remaining balance or 95% of the home’s appraised value, whichever is less.

Of course, once your job situation has been made more  clear, it would be a good idea for you and Mom to visit with an estate planning attorney to make sure both your needs and hers are being best served.

It could be that “fate would have it” for you to “go home” again, using a reverse home mortgage!

David Garrison
Home Equity Retirement Specialist
NMLS # 1595194
Serving the State of Indiana
p (317) 644-2595 c (765) 516-0130
e [email protected]

2169 East Rutland Lane, Martinsville, IN 46151
Corporate NMLS #1025894

Six years into retirement, you’re only now beginning to feel the “pinch” from the increase in everyday living costs. Generally speaking, you consider yourself fortunate, able to maintain a comfortable lifestyle, pursuing your arts and theatre-related pastimes. Widowed eleven years ago, with both children financial self sufficient and living abroad, you take comfort in your circle of friends and neighbors.

From your own IRA rollover account and an investment account funded by your late wife’s insurance proceeds, you have been taking fixed monthly withdrawals. Those withdrawal amounts were calculated based on the value of the accounts years ago; fortunately, you have never succumbed to the temptation of increasing the withdrawals as the account values rose. So far, the 2022 drop in stock market value has not forced you to reduce the withdrawal amounts, but now you are being forced to reconsider. 

The plan has always been to remain in your home, which you have kept in good repair and which is not only fully paid for, but, you imagine, based on sales in the neighborhood, worth tens of thousands more than it was when you retired. Still, with interest rates on the rise, a home equity line of credit seems a less than attractive solution to your need for income.

Since your plan is to remain in your home for the rest of your life, a HECM reverse mortgage set up as a line of credit might be the path for satisfying your needs. With the rise in your living expenses beginning to outpace your withdrawals from the two investment accounts, you could use withdrawals from the line of credit to augment your income, perhaps even reducing taxable withdrawals from the IRA (withdrawals from the HECM line of credit are tax free). In this way, you will be using your housing wealth (which, as you’ve noted, has most likely grown over recent months).

Unlike the case were you to take out a second forward mortgage, with the reverse mortgage you will continue to be responsible for homeowners insurance, property taxes, and upkeep expenses on your home, but no principal or interest payments will be required until you move or die.

In a way, having three sources from which to draw income allows you to “look both ways”. When your stock and bond based accounts eventually recover , you can revert to taking – and even increasing – your monthly withdrawals, reducing withdrawals from the line of credit.,  Important to realize is that the untapped portion of your reverse mortgage line of credit will be growing at the same rate as the interest charged on amounts you withdraw.

Looking to the future, your hope is for a stock market rally to well restore the value of your IRA and investment accounts, allowing you to adapt withdrawals to the rising costs of living. For the present, using your own housing wealth might ease the wait.

As recently as two-three years ago, things seemed simpler than they now appear to you. The plan was for your wife to retire at the end of this year (she just turned 66), but she has changed the date to summer of next calendar year. You, meanwhile, had originally decided to work through 2024 and retire in spring 2025. Now, you’re not so sure. In fact, at age 67, you feel fortunate to have kept your position at work, but now feel less confident given the state of the economy.  

Together, you had done the necessary retirement “prep”, making sure your insurance and estate planning documents were in order, and planning the monthly and annual budget.  Home is paid for, and you plan to stay in it indefinitely – you allowed for maintenance updates. You thought you were reasonably prepared for the next chapter of life, but, looking at the drop in value in both your retirement accounts has scared you silly. 

Once your wife retires, you realize, your jointly held investment accounts would not generate enough income. You’d be forced to tap into her rollover account, so taxes would take a toll on the now-shrunken anticipated income amount. You had a couple of trips planned to celebrate retirement, but have put those plans on hold. Income planning must be the absolute priority, you’ve decided…

Since you plan to continue to occupy your home, using the equity you’ve built up as a source of income flow during the early years of retirement will allow time for your investment accounts to recover in value.  What’s more, your home has probably significantly appreciated in value over the past few years, meaning there is a larger “pool” of potential funds to tap through tax free withdrawals. 

With so many couples describing themselves as in precisely the dilemma you describe, it’s no wonder that many, like your wife, have felt it necessary to postpone retirement. Many others have tapped into their home equity in the form of a line of credit. (A recent Wall Street Journal survey revealed that there has been a 40% increase in would-be retirees tapping into their housing wealth using a home equity line of credit!)

https://www.wsj.com/articles/more-americans-tap-home-equity-for-financial-safety-net-11668572616

 Unlike such traditional arrangements, the modern reverse mortgage does not require monthly payments, cannot be frozen, cancelled or reduced, and importantly, is guaranteed to grow in value at the same rate interest is accruing on the loan balance.

Whether you choose to – and whether or not you’re given the chance to – continue working for the next couple of years, your Reverse Mortgage Line of Credit can “bridge the gap”, allowing your investment and retirement accounts the chance to recover in value, while affording you the freedom to move forward with your retirement plans.

Your investment accounts need time to recover, and a reverse mortgage might help that happen.