Using home equity as retirement income can be an interesting option for retiring Canadian baby boomers who have benefited from strong real estate markets over the past two decades.
The options for funding one’s retirement are varied and wide-ranging. The most typical sources of income in retirement include pensions and financial savings, which typically take the form of Registered Retirement Savings Plans (RRSPs), Tax-Free Savings Accounts (TFSAs) and non-registered savings accounts.
Another option that retirees can consider is their home equity. One method for accessing home equity is through a reverse mortgage. A reverse mortgage is a loan that allows you to get money from your home equity without having to give up your home. Depending on several factors, including you and your spouse’s age (both must be at least 55 years old) and the appraised value of your residence, you can borrow up to 55% of the current value of your home. However, reverse mortgages are usually issued for much less than this.
A reverse mortgage can be set up to make periodic payments to a homeowner, or it can be taken as a lump sum. In either case, there are no payments required until the homeowner moves out of the home, passes away or sells it.
There are several advantages and disadvantages to using a reverse mortgage.
The advantages include:
- Your net worth may be tied up in the value of your home, especially if its value has grown over the years. A reverse mortgage allows you to access your home equity without having to sell your home. Furthermore, you continue to own your home, and you will never be asked to move or sell your home. Even if the value of the home declines below the balance owing on the reverse mortgage, you can continue to live in the residence for the rest of your life.
- You can access your home equity without the month-to-month payments you would find on a typical loan, like a Home Equity Line of Credit (HELOC) or a refinance. In fact, no payments are required at all, at least not until you move or sell your home, which is entirely your decision. Payments are thus voluntary, and, as a result, it is impossible to default on the loan.
- You can choose how to receive your money, whether as a lump sum or at regular intervals. There are no conditions or requirements as to how you spend the money you receive. You can use a reverse mortgage for anything from paying off an existing mortgage to renovating your home or helping your family.
- Since this source of income is technically a loan and not income, it is available on a tax-free basis. Furthermore, any payments received from a reverse mortgage are not considered when determining eligibility for Old Age Security (OAS), Guaranteed Income Supplement benefits (GIS), or Canadian Pension Plan (CPP) nor do they affect any benefits you may be receiving.
- Unlike some other types of loans, income and credit scores are not considered for eligibility for a reverse mortgage. However, because of mortgage rules and regulations in Canada, you may be required to submit them.
- You can never owe more than what your home is worth. If your home falls in value, the reverse mortgage lender takes the loss.
The other side of the coin… The disadvantages include:
- One of the most significant disadvantages of reverse mortgages is the noticeably higher interest rates. In effect, the interest rates charged on reverse mortgages tend to be materially higher than the rates charged on similar types of lending products such as a traditional mortgage or a HELOC. For example, Canada’s largest reverse mortgage provider currently charges 5.49% on reverse mortgages with a 5-year term. Meanwhile, major Canadian banks are offering regular mortgages for 2.65% (as of April 2020). The percentage points difference will significantly reduce a homeowner’s equity, particularly given the effects of compounding when no payments are made before selling (like almost all mortgages in Canada, it compounds semi-annually). For this reason, it’s important to compare solutions.
- The equity you hold on your home may go down as you accumulate interest on your loan. As a rule of thumb: The higher the interest, the more interest you’ll end up paying back to your reverse mortgage provider, and the less equity you’ll have at the end once you reimburse the amount. In a rising interest rate environment, it’s not uncommon that the interest can accumulate and take up more home equity to a point where you may have no money left.
- If you have an existing mortgage or HELOC, the funds you receive from a reverse mortgage must first be used to pay off existing loans secured by your home. Consequently, you can’t just go and spend the money you receive however you want.
- Staying in your home may become unfeasible at some point in retirement if things like climbing the stairs, house maintenance, snow removal and lawn care become too much of a burden. In this case, you may decide to move and sell your house. The issue here is that when you do so, you must repay the reverse mortgage in full. However, you may not have sufficient funds to do so. In this case, planning is everything.
- If a reverse mortgage has significantly reduced the equity of your home, there may be little funding left to cover long-term care later in life.
- A reverse mortgage reduces the size of your estate. In turn, the inheritance that you would leave for your family is smaller. It’s important to consider how a reverse mortgage can impact your legacy.
Some retirees may want to remain in their home for personal or sentimental reasons. If no other financial options allow for this preference, a reverse mortgage may be the only option. However, as with any financial product, there are many things to consider; there is no one-size-fits-all solution. Reverse mortgages certainly fulfill a need in the market, but they are not well-suited for all retirees. It’s essential to get a professional opinion on your personal situation.
Please note we do not offer reverse mortgages. However, we suggest you give us a call at (514) 934-0586 (Montreal) or (403) 228-0949 to discuss comparable options. A Rothenberg Wealth Management advisor will evaluate your unique situation and see if other options are available that might be better suited to your needs.
This material is distributed for informational purposes only and should not be construed as financial or investment advice. Reference to any particular security, strategy, investment or entity does not constitute an endorsement or recommendation by Rothenberg Capital Management. While the material has been carefully checked, we cannot and do not guarantee that the information provided is correct, accurate or current. Please speak to your Rothenberg Wealth Management advisor for advice based on your unique circumstances. Rothenberg Capital Management is a member of IIROC and the Canadian Investor Protection Fund.