Reviewed by Dan Frio, NMLS #246527, 38 years in mortgages · October 15, 2026
Many couples are not the same age. One spouse may be 62 or older while the other is younger. You can still get an FHA reverse mortgage, and there are rules that help protect the younger spouse.
Sometimes a younger spouse is not listed as a borrower on the loan. The FHA has eligible non-borrowing spouse rules that may help protect the younger spouse's ability to stay in the home after the borrowing spouse passes away.
To be an eligible non-borrowing spouse, the spouse must meet all of these rules:
After the last borrower dies, the eligible non-borrowing spouse has 90 days to establish a legal right to remain in the property. Under the deferral rules, the due-and-payable status of the loan can be deferred. That means the surviving spouse can keep living in the home.
The surviving spouse must keep the property charges current. That means property taxes, homeowners insurance, and upkeep. The home must also stay their residence.
When a younger spouse is included, the younger spouse's age is used to set the proceeds. This is true even if they will not be on the loan.
That means the amount available may be lower than if the older spouse were the only borrower. The trade-off is that the younger spouse stays protected in the home. When you use our free estimate, enter the age of the youngest spouse for the most accurate result.
These protections apply to HECMs with FHA case numbers assigned on or after August 4, 2014. If your loan is older than that, the rules may be different. Ask your servicer which rules apply to your loan.
The worst outcome is a surviving spouse who has to move out of their home at a hard time. Planning ahead prevents that. Make sure the younger spouse is named correctly in the loan documents at closing.
If both spouses are 62 or older, both can usually be borrowers on the loan. Talk with Dan and your HUD-approved counselor about which setup fits your family. You can also read what happens to heirs.
Yes. The borrowing spouse must be 62 or older, and the younger spouse may be protected as an eligible non-borrowing spouse.
The younger spouse's age is used, even if they are not on the loan. This may lower the amount available.
Yes, if they meet the eligible non-borrowing spouse rules, establish a legal right to remain within 90 days, and keep the property charges current.
They apply to HECMs with FHA case numbers assigned on or after August 4, 2014.
Property taxes, homeowners insurance, and upkeep. The home must also stay the surviving spouse's primary residence.