The direct answer
A reverse mortgage lets a Utah homeowner who is generally 62 or older convert part of their home equity into loan proceeds without making a required monthly principal-and-interest payment. The homeowner keeps title. The loan becomes due when the last borrower permanently leaves the home, sells, passes away, or fails to meet the loan obligations — which continue to include property taxes, homeowners insurance, any HOA dues, maintenance, and occupancy as a principal residence.
Nearly every reverse mortgage in Utah is an FHA-insured Home Equity Conversion Mortgage (HECM), with a smaller market of proprietary "jumbo" reverse mortgages for higher-value homes in places like Park City, Draper, and St. George. Every HECM requires independent counseling from a HUD-approved agency before the loan can proceed.
Verify current program rules, lending limits, and rates with HUD at hud.gov, an independent HUD-approved counselor, and a Utah-licensed mortgage banker before deciding. Nothing here is legal, tax, or personalized financial advice.
How a HECM actually works
The amount available is not the home's value. It is a calculated figure — the principal limit — driven by the age of the youngest borrower, the expected interest rate, and the lesser of the appraised value or the FHA maximum claim amount. Older borrowers and lower expected rates produce a larger principal limit. Existing liens must be paid off from the proceeds at closing, so a Utah homeowner with a large remaining mortgage balance may find little or nothing left over.
Interest and mortgage insurance accrue on the balance drawn. Because nothing is being repaid monthly, the loan balance rises over time and equity generally falls — the reverse of an amortizing mortgage. That trade is the entire point of the product and the entire risk of it.
| Payout option | How it works | Often used when |
|---|---|---|
| Lump sum | A single draw at closing, typically on a fixed rate. | A defined one-time need such as paying off an existing mortgage. |
| Line of credit | Draw as needed; the unused portion has a growth feature under program rules. | A standby reserve for future expenses rather than money needed today. |
| Tenure payments | Equal monthly advances for as long as the borrower occupies the home. | A persistent monthly cash-flow gap in retirement. |
| Term payments | Equal monthly advances for a fixed number of months. | Bridging a defined window, such as delaying Social Security. |
| HECM for Purchase | Buy a different home using a large down payment plus HECM proceeds. | Right-sizing to a single-level Utah home without a monthly mortgage payment. |
Who is eligible in Utah
- Youngest borrower generally 62 or older, with limited exceptions for an eligible non-borrowing spouse.
- The property is the borrower's principal residence — not a Utah cabin, vacation condo, or rental.
- Eligible property types include most single-family homes, two-to-four-unit properties with owner occupancy, FHA-approved condominiums, and certain manufactured homes meeting FHA standards.
- Sufficient equity after paying off existing liens.
- A financial assessment showing willingness and capacity to pay property taxes, insurance, and required property charges; a shortfall can trigger a required LESA set-aside.
- Completed counseling with an independent HUD-approved agency.
Utah condominium buyers should confirm FHA project approval early — in several Wasatch Front and Washington County projects, approval is the deciding factor rather than the borrower's own profile.
What it costs
A HECM carries an upfront FHA mortgage insurance premium, an annual mortgage insurance premium accruing on the balance, an origination fee subject to a HUD cap, third-party closing costs such as appraisal, title, recording, and Utah closing fees, and a servicing arrangement. Most costs can be financed into the loan, which reduces the proceeds available and increases the balance from day one.
The practical way to evaluate cost is not the percentage — it is the expected number of years in the home. Spread across fifteen years of aging in place, the upfront cost is modest. Spread across three years before an unplanned move to assisted living, it is expensive. Request a written amortization projection at several ages and compare the projected balance and remaining equity at each point.
A Utah example
A 74-year-old widow in Bountiful owns her home free and clear. Her Social Security covers her fixed expenses, but a failing furnace, rising Davis County property taxes, and a homeowners insurance renewal have pushed her to draw down savings. She does not want to move; her family is in Utah and her ward is two blocks away.
A line-of-credit HECM may fit her situation: it addresses a defined cash-flow problem, supports staying in the home, and leaves the unused portion available for future needs. Before proceeding, she should compare it against a HELOC, selling and right-sizing, the Utah circuit-breaker and county property-tax relief programs she may already qualify for, and simply changing nothing. A homeowner in the same position who expects to move near grandchildren in Texas within two years is usually better served by selling.
Alternatives to compare first
| Option | Strength | Limitation |
|---|---|---|
| HELOC | Lower upfront cost; flexible draws. | Requires income qualification and monthly payments; the line can be reduced or frozen. |
| Cash-out refinance | Fixed rate; familiar structure. | Creates a required monthly payment on retirement income. |
| Sell and right-size | Unlocks the most equity; lowers upkeep and taxes. | Requires a move and Utah replacement-housing costs. |
| Utah property-tax relief | May reduce the annual burden with no borrowing. | Income-limited; applied for through the county. |
| No change | Preserves equity and options. | Leaves the underlying cash-flow problem unsolved. |
What happens to the home and the heirs
When the loan becomes due, heirs generally may repay the balance and keep the home, refinance it, sell it and keep any remaining equity, or convey it to the lender. Because the HECM is non-recourse, when the balance exceeds the property's value the debt may generally be satisfied based on 95% of the current appraised value, subject to HUD requirements. Heirs must act within the timelines HUD and the servicer allow, and delay is the most common way Utah families lose remaining equity. Talk to the family early — before the loan closes, not after.
The Utah process, step by step
- Define the specific problem the money is meant to solve, and how long you expect to stay in the home.
- Gather the current mortgage balance, property tax bill, insurance premium, HOA dues, and expected repairs.
- Complete counseling with an independent HUD-approved agency and keep the certificate.
- Request written proposals showing proceeds, costs, and the projected balance at 5, 10, and 15 years.
- Compare each proposal against the alternatives table above, in writing.
- Include the family or a trusted adviser in the review, with your permission.
- Complete application, appraisal, financial assessment, and any required LESA set-aside.
- Close, then calendar the annual occupancy certification and property-charge due dates.
Work the numbers first with the Home Equity Calculator, then bring the results to a strategy consultation.
Authoritative sources
- U.S. Department of Housing and Urban Development — HECM program rules and HUD-approved counseling agency search (hud.gov).
- Federal Housing Administration Single Family Housing Policy Handbook 4000.1.
- Consumer Financial Protection Bureau — reverse mortgage consumer resources (consumerfinance.gov).
- Utah State Tax Commission and your county assessor — Utah property-tax relief and abatement programs.
- Utah Division of Real Estate — mortgage licensee verification.