4 Alternatives to Reverse Mortgages

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By Daniel Solin

You may be all too familiar with commercials featuring folksy celebrities explaining how everyone tells him that reverse mortgages sound "too good to be true," but there isn't a catch this time. You can have the best of both worlds: You can stay in your home and get cash for the equity you have built up. What's more, you never have to pay back the loan.

A reverse mortgage is a home loan available only to those 62 years of age and older. Unlike typical loans, no monthly repayment of these loans is required. Senior citizens can tap into the equity they have built up in their homes. Payment of the loan is deferred until they die, transfer ownership of their home, fail to pay taxes or insurance, fail to keep the home in good repair or move out.

According to a report prepared by the Consumer Financial Protection Bureau for Congress in June of 2012, there are a number of issues with reverse mortgages. Few of these problems are referenced in the rosy picture painted by those who sell these products. However, for some seniors, it may be an appropriate option that will permit them to remain in their homes and access funds needed to pay their living expenses in retirement.

If you are considering a reverse mortgage, there are other options that will permit you to gain access to the equity in your home. These options may (or may not) be preferable to a reverse mortgage.

1. Refinance your home. Refinancing your home doesn't come without costs. According to Bankrate's 2012 closing costs survey, the national average for closing costs on a $200,000 loan was $3,754. Nevertheless, if you plan on staying in your home for a meaningful period of time, refinancing can be an appealing option. Assuming interest rates are favorable, your monthly payment will be less, which will free up some cash. In addition, your home will remain an asset for you and your heirs, which is not the case when you take out a reverse mortgage.

2. Take out a home equity loan or line of credit. A home equity loan will give you a lump-sum payment that you will have to pay back in fixed monthly installments over a stated period of time. Most home equity loans bear a fixed rate of interest. A home equity line of credit gives you the right to borrow money up to a stated limit. The interest on a home equity line of credit typically fluctuates with the prime rate.

%VIRTUAL-article-sponsoredlinks%Whether a home equity loan or a home equity line of credit is right for you depends on a number of factors, including whether or not you need a lump-sum payment immediately or are concerned about having cash available on an as-needed basis. Remember that with a home equity loan, you are paying interest on the entire amount of the loan, whether or not you are using the proceeds. With a home equity line of credit, you only pay interest on the amount you borrow.

Typically, a home equity loan or line of credit features low fees. Home equity loans and home equity lines of credit are easier and less expensive to obtain than a reverse mortgage. Both preserve your home as an asset for you and your heirs. However, be aware that failure to make repayments as required (including interest) may put your home at risk of foreclosure.

The Federal Reserve Board published a useful guide for those considering home equity loans or a line of credit.

3. Sell your home to a third party. Obviously, this option doesn't permit you to stay in your home, but it will give you access to the equity you have built up. If your home is too big for your current needs, or if you are facing significant repair costs or high taxes, consider selling and renting an apartment or purchasing a lower-cost home or condominium.

4. Sell your home to your children. First, there some caveats. Mixing business with family is fraught with peril. If you decide to sell your home to your children, you should execute the same carefully prepared agreements you would have in a sale to an unaffiliated third party. You and your children (or child) should each retain experienced real estate attorneys.

Steve McLinden, who writes Bankrate's Real Estate Adviser column, outlines a number of ways to execute a transfer of title to your children, saying that one of the easiest approaches is to finance the sale, permitting your child to make monthly payments directly to you instead of going through a third-party lender. Assuming it is financially feasible for everyone concerned, and consistent with the value of your home, you can structure the monthly payments based on your need for income. The agreement should provide that the title transfers back to you in the event of a default.

If none of these options is viable, consider obtaining a loan against your whole or universal life policy. You could also take a distribution from your 401(k) plan (which you can do without penalty if you are 59½ or older) or borrow from your 401(k) plan, assuming loans are permitted by your company plan. Loans from 401(k) plans are subject to borrowing limits, repayment requirements and other restrictions.

Of course, you also have the option of delaying retirement, or going back to work full or part-time if you are already retired. All of these options should be fully explored when you are considering a reverse mortgage.

Dan Solin is the director of investor advocacy for the BAM Alliance and a wealth adviser with Buckingham Asset Management. He is a New York Times best-selling author of the Smartest series of books. His latest book, "The Smartest Sales Book You'll Ever Read," has just been published.

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4 Alternatives to Reverse Mortgages

There is a reason this proverb has been around for decades. If you cut your crown molding, tile or paneling too short, you can't go back and make it longer.

Most people can change the insides of a toilet, but problems can still arise, as Prescott discovered. If you have just one bathroom, be prepared to stay overnight elsewhere if something goes wrong. Make sure you turn off the water before you start any plumbing project.

If you know what you're doing, you can change a light fixture. But replacing a light fixture with a ceiling fan involves more than just changing the fixture. Other electrical projects are even more complicated. If you do give it a shot, turn off the breaker before you touch anything.

You can find a YouTube video or detailed instructions for any project. But if that's all the information you have on a project that you've never done before, beware. A video on building a deck from someone in Florida may not tell you what you need to get the deck to withstand 80 inches of snow, and a video from Minnesota on building a deck may not have the instructions you need to ensure your deck can survive a hurricane.

Nearly every week, Home Depot (HD) stores nationwide offer free classes on everything from replacing a faucet to tiling a room. Be mindful that you need to register ahead of time to participate in these workshops.

Most hardware stores, and even some big-box stores, have experts on staff who can answer questions about home projects. If you're replacing specific parts, bring along the parts if you can rather than trying to remember what they look like.

You can rent or borrow some tools if you don't own them yourself. Hint: If you're going to assemble a lot of Ikea furniture, invest $20 in an electric screwdriver.

Some cities are stricter than others about permits, and only licensed contractors can obtain permits for some work. Doing major renovations without a permit could cause problems when you sell your home. Some cities require presale inspections, which can result in fines and the need for retroactive permits. That can mean redoing the job to city specifications.

"If you have to go to YouTube to learn something, you probably don't know what you're doing," Pekel says. Homeowners often "don't know what they don't know." If you mess up a painting project, you can always redo it. But if you take down a load-bearing wall and bring the second floor down with it, you've created a very expensive problem. With DIY projects, being cautious is typically the way to go.

If you earn $100 an hour and replacing a faucet takes you three hours, you would probably save money by hiring a plumber.

That includes both the quality of work and the time your house will be in disarray. Can you install crown molding well enough to be happy with the results? Or will it forever bug you that it's not exactly straight? That goes for more complex projects, too. If you gut the kitchen and end up taking six months to redo it, can you live without a kitchen that long?

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