Reverse Mortgage Servicing Changes Are Confusing Borrowers

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For many seniors, a reverse mortgage—officially known as a Home Equity Conversion Mortgage (HECM)—is the final piece of the retirement puzzle. It offers the promise of staying in your home while tapping into equity to cover medical bills or daily expenses. However, the “set it and forget it” nature of these loans is being challenged in 2026 by a wave of administrative shifts. The Department of Housing and Urban Development (HUD) and the Federal Housing Administration (FHA) have introduced significant reverse mortgage servicing changes that affect everything from how defaults are handled to how you communicate with your lender. If you’ve received a thick envelope of legal disclosures recently, you aren’t alone in your confusion. Here is a breakdown of the most impactful changes hitting borrowers this year.

The Sunset of COVID-19 Recovery Options

For the past several years, borrowers facing financial hardship had access to streamlined “COVID-19 Recovery” loss mitigation options. These rules made it easier to delay foreclosure if you fell behind on property taxes or insurance. As of February 1, 2026, these temporary pandemic protections have officially expired. This means that the “easy” path to forbearance has been replaced by a more permanent, but more rigorous, set of rules. If you are currently in a repayment plan, you must ensure it transitions to the new permanent framework to avoid a sudden “due and payable” notice.

New Permanent Loss Mitigation Tools

To replace the expiring pandemic rules, HUD has updated Handbook 4000.1 with a new permanent set of loss mitigation tools. While these are designed to be “streamlined,” they come with new requirements for documentation. Borrowers who fall behind on their “T&I” (Taxes and Insurance) now have a specific set of “Home Retention Options.” However, these rules limit a borrower to one permanent loss mitigation option every 24 months. If you use a “fix” now and run into trouble again next year, you may find your options significantly restricted.

The 98% MCA Buyout Shift

This is a technical change that is causing massive ripples in the background of the industry. When a reverse mortgage balance reaches 98% of the Maximum Claim Amount (MCA), the private servicer usually “assigns” the loan to HUD. In 2026, new Ginnie Mae and HUD policies are changing how these buyouts are funded and managed. For the borrower, this often results in a “servicer transfer.” You might have spent ten years building a relationship with one company, only to have your loan moved to a government-contracted servicer overnight, leading to confusion over where to send certificates of occupancy or insurance updates.

Phishing-Resistant MFA Requirements

Security is tightening, but it’s creating a digital barrier for some. As of January 5, 2026, users accessing FHA connection systems—including some borrower portals—must implement “phishing-resistant” Multi-Factor Authentication (MFA). While this protects your equity from hackers, many seniors find the transition to hardware security keys or advanced biometric apps frustrating. If you rely on an online portal to draw from your line of credit, you may need to update your security settings immediately to maintain access.

Higher 2026 HECM Loan Limits

On a more positive note, HUD has announced that for 2026, the maximum claim amount for HECMs has increased to $1,249,125. This is an increase from the previous year, reflecting rising home values across the country. While this doesn’t help those who already have a loan, it changes the landscape for those looking to refinance an existing reverse mortgage into a new one to access more cash. However, the reverse mortgage servicing changes mean that the costs to “flip” these loans remain high, requiring a careful cost-benefit analysis.

Confusion Over “Occupancy Certification”

A common point of friction in 2026 is the annual Occupancy Certification. Servicers are becoming more aggressive in verifying that the borrower still lives in the home. Under new guidelines, if a servicer suspects a home is vacant, they can initiate “due and payable” proceedings much faster than in previous years. Never ignore mail from your servicer. Even if it looks like a junk circular, it may contain the mandatory annual form that proves you still reside in the property.

The End of “HAMP” for Servicing

The FHA-Home Affordable Modification Program (FHA-HAMP) was officially phased out in late 2025. It has been replaced by the “FHA Home Retention Options.” This change in terminology is tripping up many borrowers and their families who were told to “apply for HAMP” by older online resources. If you are looking for help with a default, you must now ask specifically for the “Post-2025 Loss Mitigation” packages.

Keeping Your Equity Secure

The landscape of reverse mortgage servicing changes is complex, but the goal remains the same: keeping you in your home. The most important thing you can do in 2026 is to maintain a “paper trail.” If you have a conversation with your servicer about a late tax payment or a change in your marital status, follow it up with a certified letter. With the transition to new permanent HUD rules, clear communication is your best defense against a premature foreclosure.

Have you experienced a servicer transfer or a change in how your reverse mortgage is handled this year? Tell us about your experience in the comments below!