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AB-553 Reverse mortgages: notifications. (2013-2014)

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AB553:v98#DOCUMENT

Amended  IN  Assembly  April 22, 2013

CALIFORNIA LEGISLATURE— 2013–2014 REGULAR SESSION

Assembly Bill
No. 553

Introduced by Assembly Member Medina

February 20, 2013

An act to add Section 1923.52 to amend Sections 1923.2 and 1923.5 of the Civil Code, relating to reverse mortgages.


LEGISLATIVE COUNSEL'S DIGEST


AB 553, as amended, Medina. Reverse mortgages: notifications.
Existing state and federal law regulate the activities of financial institutions. Existing state law regulates reverse mortgage loans and requires a lender to refer a prospective borrower to a housing counseling agency, as specified, and prohibits a lender from accepting a full and complete application for a reverse mortgage loan or assessing any fees without receiving certification, as specified, that the borrower has received loan counseling. Existing law prohibits a lender from taking a reverse mortgage application before having provided an applicant a specified disclosure notice and written checklist.
This bill would prohibit a lender from taking a reverse mortgage application unless at least 7 days prior to receiving counseling the applicant has received from the lender a specified disclosure notice. The notice would indicate, among other things, that a reverse mortgage is a complex financial arrangement that may or may not be suitable for the applicant and that the applicant is required to consult with an independent loan counselor. or assessing any fees until seven days from the date of loan counseling, as specified. The bill would make specified changes to the disclosure notice. The bill would also delete the requirement that the lender provide a written checklist and would, instead, prohibit a lender from taking a reverse mortgage application unless at least 7 days prior to receiving counseling the applicant has received from the lender a specified “Reverse Mortgage Suitability Self-evaluation Worksheet” that would provide, among other things, that the suitability of a recommended purchase of a reverse mortgage should be determined with reference to the totality of the particular borrower’s circumstances, goals, and needs. reverse mortgage worksheet guide. The bill would require that the worksheet would contain certain questions issues that the borrower is advised to consider and bring to his or her reverse mortgage counseling session. discuss with the counselor. The bill would require the counselor and the prospective borrower to sign the worksheet, as specified.
Vote: MAJORITY   Appropriation: NO   Fiscal Committee: NO   Local Program: NO  

The people of the State of California do enact as follows:


SECTION 1.

 The Legislature finds and declares the following:
(a) A reverse mortgage is a loan that allows a homeowner to convert home equity into tax-free cash payments. More than 90 percent of all reverse mortgages are obtained through the Home Equity Conversion Mortgage (HECM) program sponsored by the United States Department of Housing and Urban Development. Many senior citizens use reverse mortgage payments to supplement retirement income or pay medical expenses. Although the HECM program has been in existence since 1989, the program has seen rapid growth only in the past few years. As the population ages, this growth rate is expected to accelerate. The growth rate is also expected to increase as sales agents and lenders turn from the declining subprime and conventional mortgage market to the rapidly growing market for reverse mortgages.
(b) Because reverse mortgage decisionmaking involves a number of complex issues, before committing to a loan every senior should contemplate possible negative consequences. Every prospective purchaser of a reverse mortgage should study and complete the worksheet this act would require before attending their mandatory HUD-approved reverse mortgage counseling session. No purchaser should move forward in purchasing their reverse mortgage loan unless and until he or she completes the self-evaluation and clearly understands if a reverse mortgage is suitable for his or her needs. and discuss with an HUD-approved reverse mortgage counselor the items in the reverse mortgage worksheet guide specified in subdivision (b) of Section 1923.5 of the Civil Code.
(c) This act shall be known, and may be cited, as the Reverse Mortgage Elder Protection Act of 2013. In enacting the Reverse Mortgage Elder Protection Act of 2013, In specifying these requirements, it is not the intent of the Legislature to discourage the use of reverse mortgages, which often provide substantial benefits to senior citizens. Rather, anticipating the continued rapid growth in the reverse mortgage market, the Reverse Mortgage Elder Protection Act of 2013 seeks these requirements seek to ensure that senior citizens will make informed decisions and that persons who offer, sell, or arrange the sale of reverse mortgages to senior citizens will act in the best interest of a sometimes vulnerable population. reverse mortgage loan borrowers.
SEC. 2.Section 1923.52 is added to the Civil Code, to read:
1923.52.

(a)No reverse mortgage loan application shall be taken by a lender unless the loan applicant, at least seven days prior to receiving counseling, has received from the lender the following plain language statement in 16-point font or larger, advising the prospective borrower about preparing for counseling prior to the prospective borrower’s counseling session:


IMPORTANT NOTICE TO REVERSE MORTGAGE LOAN APPLICANT

A REVERSE MORTGAGE IS A COMPLEX FINANCIAL TRANSACTION THAT MAY OR MAY NOT BE SUITABLE FOR YOUR IMMEDIATE AND OR FUTURE NEEDS. IF YOU DECIDE TO OBTAIN A REVERSE MORTGAGE LOAN, YOU WILL SIGN BINDING LEGAL DOCUMENTS THAT WILL HAVE IMPORTANT LEGAL AND FINANCIAL IMPLICATIONS FOR YOU AND YOUR ESTATE. IT IS THEREFORE IMPORTANT TO UNDERSTAND THE IMPLICATION OF BECOMING INVOLVED IN A REVERSE MORTGAGE LOAN AND FOR YOU TO BE PREPARED TO DISCUSS WITH A REVERSE MORTGAGE COUNSELOR WHETHER OR NOT A REVERSE MORTGAGE LOAN IS SUITABLE FOR YOU. BEFORE ENTERING INTO THIS TRANSACTION, YOU ARE REQUIRED TO CONSULT WITH AN INDEPENDENT LOAN COUNSELOR.


(b)In addition to the plain statement notice described in subdivision (a), no reverse mortgage loan application shall be taken by a lender unless the lender provides the prospective borrower with a written suitability worksheet at least seven days prior to his or her meeting with a HUD-approved counseling agency on reverse mortgages. The suitability worksheet shall alert the prospective borrower, in 16-point font or larger, that he or she should discuss suitability issues with the agency counselor. The worksheet shall read as follows:


The State of California has determined that it is in your best interest to review and complete this worksheet before you attend your reverse mortgage counseling session. You are also advised to discuss every concern you may have about suitability with your counselor. You should not move forward with purchasing a reverse mortgage loan unless you understand whether or not a reverse mortgage is a suitable loan for you. Carefully read through each of these suitability questions and make notes on a separate piece of paper of any question or questions you may have about suitability. Have these questions with you when you have your reverse mortgage counseling session. The purpose of the counseling session is for you to have an opportunity to speak openly and candidly with a neutral professional whose sole purpose is to help you understand what it means to become involved with this particular loan.

Reverse Mortgage Suitability Self-evaluation Worksheet

The suitability of a recommended purchase of a reverse mortgage should be determined, with reference to the totality of the particular borrower’s circumstances, goals, and needs, including, but not limited to, the following:

Directions: Carefully read through each of these suitability questions and make notes on a separate piece of paper regarding any question you may have about suitability. You are also advised to bring these questions with you when you have your reverse mortgage counseling session. The purpose of the counseling session is for you to have an opportunity to speak openly and candidly with a neutral professional whose sole purpose is to help you understand what it means to become involved with this particular loan.

1. What happens to others in your home after you die or move out?

Rule: When the borrower dies, moves, or is absent from the home for 12 consecutive months, the loan becomes due.

Considerations: Having a reverse mortgage affects the future of all those living with you. If the loan cannot be paid off, then the home will have to be sold in order to satisfy the lender.

• Who is currently living in the home with you?

• What will they do when you die or permanently move from the home?

• Have you discussed this with all those living with you or any family members?

• Who will pay off the loan, and have you discussed this with them?

• If your heirs do not have enough money to pay off the loan, the home will pass into foreclosure.

Do you need to discuss this with your counselor? Yes or No

2. Do you know that you can default on a reverse mortgage?

Rule: There are three continuous financial obligations. If you fail to keep up with your insurance, property taxes, and home maintenance, you will go into default. Uncured defaults lead to foreclosures.

Considerations: Will you have adequate resources and income to support your financial needs and obligations once you have removed all of your available equity with a reverse mortgage?

• Are you contemplating a lump-sum withdrawal?

• What other resources will you have once you have reached your equity withdrawal limit?

• Will you have funds to pay for unexpected medical expenses?

• Will you have the ability to finance alternative living accommodations, such as independent living, assisted living, or a long-term care nursing home?

• Will you have the ability to finance routine or catastrophic home repairs, especially if maintenance is a factor that may determine when the mortgage becomes payable?

Do you need to discuss this with your counselor? Yes or No

3. Have you fully explored other options?

Rule: Less costly options may exist.

Consideration: Reverse mortgages are compounding loans, and the debt to the lender accelerates as time goes on. You may want to consider using less expensive alternatives or other assets you may have before you commit to a reverse mortgage.

• Alternative financial options for seniors may include, but not be limited to, less costly home equity lines of credit, property tax deferral programs, or governmental aid programs.

• With peer-to-peer lending or other contractual arrangements, you can use your home equity to secure loans from family members, friends, or would-be heirs.

Do you need to discuss this with your counselor? Yes or No

4. Are you intending to use the reverse mortgage to purchase a financial product?

Rule: Reverse mortgages are interest-accruing loans.

Considerations: Due to the high cost and accelerating debt incurred by reverse mortgages, using home equity to finance investments is not suitable in most instances.

• The cost of the reverse mortgage loan may exceed any financial gain from any product purchased.

• Will the financial product you are considering freeze or otherwise tie up your money?

• There may be high surrender fees, service charges, or undisclosed costs on the financial products purchased with the proceeds of a reverse mortgage.

• Has the sales agent offering the financial product discussed suitability with you, and has the agent given you a written suitability evaluation?

Do you need to discuss this with your counselor? Yes or No

5. The impact of reverse mortgages on your eligibility for government assistance programs.

Rule: Income received from investments will count against individuals seeking government assistance.

Considerations: Converting your home equity into investments may create nonexempt asset statuses.

• There are state and federal taxes on the income investments financed through home equity.

• If you go into a nursing home for an extended period of time, the reverse mortgage loan will become due, the home may be sold, and any proceeds from the sale of the home may make you ineligible for government benefits.

• If the homeowner is a Medi-Cal beneficiary, a reverse mortgage may stymie the ability to transfer the home, thus, resulting in Medi-Cal recovery.

Do you need to discuss this with your counselor? Yes or No

SEC. 2.

 Section 1923.2 of the Civil Code is amended to read:

1923.2.
 A reverse mortgage loan shall comply with all of the following requirements:
(a) Prepayment, in whole or in part, shall be permitted without penalty at any time during the term of the reverse mortgage loan. For the purposes of this section, penalty does not include any fees, payments, or other charges that would have otherwise been due upon the reverse mortgage being due and payable.
(b) A reverse mortgage loan may provide for a fixed or adjustable interest rate or combination thereof, including compound interest, and may also provide for interest that is contingent on the value of the property upon execution of the loan or at maturity, or on changes in value between closing and maturity.
(c) A reverse mortgage may include costs and fees that are charged by the lender, or the lender’s designee, originator, or servicer, including costs and fees charged upon execution of the loan, on a periodic basis, or upon maturity.
(d) If a reverse mortgage loan provides for periodic advances to a borrower, these advances shall not be reduced in amount or number based on any adjustment in the interest rate.
(e) A lender who fails to make loan advances as required in the loan documents, and fails to cure an actual default after notice as specified in the loan documents, shall forfeit to the borrower treble the amount wrongfully withheld plus interest at the legal rate.
(f) The reverse mortgage loan may become due and payable upon the occurrence of any one of the following events:
(1) The home securing the loan is sold or title to the home is otherwise transferred.
(2) All borrowers cease occupying the home as a principal residence, except as provided in subdivision (g).
(3) Any fixed maturity date agreed to by the lender and the borrower occurs.
(4) An event occurs which is specified in the loan documents and which jeopardizes the lender’s security.
(g) Repayment of the reverse mortgage loan shall be subject to the following additional conditions:
(1) Temporary absences from the home not exceeding 60 consecutive days shall not cause the mortgage to become due and payable.
(2) Extended absences from the home exceeding 60 consecutive days, but less than one year, shall not cause the mortgage to become due and payable if the borrower has taken prior action which secures and protects the home in a manner satisfactory to the lender, as specified in the loan documents.
(3) The lender’s right to collect reverse mortgage loan proceeds shall be subject to the applicable statute of limitations for written loan contracts. Notwithstanding any other provision of law, the statute of limitations shall commence on the date that the reverse mortgage loan becomes due and payable as provided in the loan agreement.
(4) The lender shall prominently disclose in the loan agreement any interest rate or other fees to be charged during the period that commences on the date that the reverse mortgage loan becomes due and payable, and that ends when repayment in full is made.
(h) The first page of any deed of trust securing a reverse mortgage loan shall contain the following statement in 10-point boldface type: “This deed of trust secures a reverse mortgage loan.”
(i) A lender or any other person that participates in the origination of the mortgage shall not require an applicant for a reverse mortgage to purchase an annuity as a condition of obtaining a reverse mortgage loan.
(1) The lender or any other person that participates in the origination of the mortgage shall not do either of the following:
(A) Participate in, be associated with, or employ any party that participates in or is associated with any other financial or insurance activity, unless the lender maintains procedural safeguards designed to ensure that individuals participating in the origination of the mortgage shall have no involvement with, or incentive to provide the prospective borrower with, any other financial or insurance product.
(B) Refer the borrower to anyone for the purchase of an annuity or other financial or insurance product prior to the closing of the reverse mortgage or before the expiration of the right of the borrower to rescind the reverse mortgage agreement.
(2) This subdivision does not prevent a lender from offering or referring borrowers for title insurance, hazard, flood, or other peril insurance, or other similar products that are customary and normal under a reverse mortgage loan.
(3) A lender or any other person who participates in the origination of a reverse mortgage loan to which this subdivision would apply, and who complies with paragraph (1) of subsection (n), and with subsection (o), of Section 1715z-20 of Title 12 of the United States Code, and any regulations and guidance promulgated under that section, as amended from time to time, in offering the loan, regardless of whether the loan is originated pursuant to the program authorized under Section 1715z-20 of Title 12 of the United States Code, and any regulations and guidance promulgated under that section, shall be deemed to have complied with this subdivision.
(j) Prior to accepting a final and complete application for a reverse mortgage the lender shall provide the borrower with a list of not fewer than 10 counseling agencies that are approved by the United States Department of Housing and Urban Development to engage in reverse mortgage counseling as provided in Subpart B of Part 214 of Title 24 of the Code of Federal Regulation. The counseling agency shall not receive any compensation, either directly or indirectly, from the lender or from any other person or entity involved in originating or servicing the mortgage or the sale of annuities, investments, long-term care insurance, or any other type of financial or insurance product. This subdivision does not prevent a counseling agency from receiving financial assistance that is unrelated to the offering or selling of a reverse mortgage loan and that is provided by the lender as part of charitable or philanthropic activities.
(k) A lender shall not accept a final and complete application for a reverse mortgage loan from a prospective applicant or assess any fees upon a prospective applicant until the elapse of seven days from the date of counseling as evidenced by the counseling certification and without first receiving certification from the applicant or the applicant’s authorized representative that the applicant has received counseling from an agency as described in subdivision (j) and that the counseling was conducted in person, unless the certification specifies that the applicant elected to receive the counseling in a manner other than in person. The certification shall be signed by the borrower and the agency counselor, and shall include the date of the counseling and the name, address, and telephone number of both the counselor and the applicant. Electronic facsimile copy of the housing counseling certification satisfies the requirements of this subdivision. The lender shall maintain the certification in an accurate, reproducible, and accessible format for the term of the reverse mortgage.
(l) A lender shall not make a reverse mortgage loan without first complying with, or in the case of brokered loans ensuring compliance with, the requirements of Section 1632, if applicable.

SEC. 3.

 Section 1923.5 of the Civil Code is amended to read:

1923.5.
 (a) No reverse mortgage loan application shall be taken by a lender unless the loan applicant, prior to receiving counseling, has received from the lender the following plain language statement in conspicuous 16-point type or larger, advising the prospective borrower about counseling prior to obtaining the reverse mortgage loan:

IMPORTANT NOTICE
TO REVERSE MORTGAGE LOAN APPLICANT

A REVERSE MORTGAGE IS A COMPLEX FINANCIAL TRANSACTION. IF YOU DECIDE TO OBTAIN A REVERSE MORTGAGE LOAN, YOU WILL SIGN BINDING LEGAL DOCUMENTS THAT WILL HAVE IMPORTANT LEGAL AND FINANCIAL IMPLICATIONS FOR YOU AND YOUR ESTATE. IT IS THEREFORE IMPORTANT TO UNDERSTAND THE TERMS OF THE REVERSE MORTGAGE AND ITS EFFECT ON YOUR IMMEDIATE FUTURE NEEDS. BEFORE ENTERING INTO THIS TRANSACTION, YOU ARE REQUIRED TO CONSULT WITH AN INDEPENDENT REVERSE MORTGAGE LOAN COUNSELOR TO DISCUSS WHETHER OR NOT A REVERSE MORTGAGE IS SUITABLE FOR YOU. A LIST OF APPROVED COUNSELORS WILL BE PROVIDED TO YOU BY THE LENDER.
SENIOR CITIZEN ADVOCACY GROUPS ADVISE AGAINST USING THE PROCEEDS OF A REVERSE MORTGAGE TO PURCHASE AN ANNUITY OR RELATED FINANCIAL PRODUCTS. IF YOU ARE CONSIDERING USING YOUR PROCEEDS FOR THIS PURPOSE, YOU SHOULD DISCUSS THE FINANCIAL IMPLICATIONS OF DOING SO WITH YOUR COUNSELOR AND FAMILY MEMBERS.

(b) (1) In addition to the plain statement notice described in subdivision (a), no reverse mortgage loan application shall be taken by a lender unless the lender provides the prospective borrower, prior to his or her meeting with a counseling agency on reverse mortgages, with a written checklist, or in the event that the prospective borrower seeks counseling prior to requesting a reverse mortgage loan application from the reverse mortgage lender, the counseling agency shall provide the prospective borrower with a written checklist. reverse mortgage worksheet guide. The written checklist reverse mortgage worksheet guide shall conspicuously alert the prospective borrower, in 12-point type or larger, that he or she should discuss with the agency counselor the following issues:
(A) How unexpected medical or other events that cause the prospective borrower to move out of the home, either permanently or for more than one year, earlier than anticipated will impact the total annual loan cost of the mortgage.
(B) The extent to which the prospective borrower’s financial needs would be better met by options other than a reverse mortgage, including, but not limited to, less costly home equity lines of credit, property tax deferral programs, or governmental aid programs.
(C) Whether the prospective borrower intends to use the proceeds of the reverse mortgage to purchase an annuity or other insurance products and the consequences of doing so.
(D) The effect of repayment of the loan on nonborrowing residents of the home after all borrowers have died or permanently left the home. and that a 12-consecutive month absence by the borrower will cause the reverse mortgage loan to become due.

(E)The prospective borrower’s ability to finance routine or catastrophic home repairs, especially if maintenance is a factor that may determine when the mortgage becomes payable.

(E) Reverse mortgages require three continuous obligations of the borrower: maintenance and repair of the home, payment of property taxes, and payment of property insurance premiums. A failure to do any of these items could lead to default on the reverse mortgage.
(F) The impact that the reverse mortgage may have on the prospective borrower’s tax obligations, eligibility for government assistance programs, and the effect that losing equity in the home will have on the borrower’s estate and heirs.
(G) The ability of the borrower to finance alternative living accommodations, such as assisted living or long-term care nursing home registry, after the borrower’s equity is depleted.
(H) That a reverse mortgage is a compounding loan and that the debt may accelerate over time.
(I) The risks associated with using the proceeds of a reverse mortgage to purchase investment products.
(2) The checklist reverse mortgage worksheet guide required in paragraph (1) shall be signed by the agency counselor, if the counseling is done in person, and by the prospective borrower and returned to the lender along with the certification of counseling required under subdivision (k) of Section 1923.2, and the loan application shall not be approved until the signed checklist reverse mortgage worksheet guide is provided to the lender. A copy of the checklist reverse mortgage worksheet guide shall be provided to the borrower.